What Is the 7/12 Extract (Satbara Utara)?
The 7/12 extract, locally known as Satbara Utara, is a land record document maintained by the Maharashtra government's Revenue Department. It is named after two forms — Form 7 and Form 12 — that were historically combined into a single register.
This document is the primary proof of land ownership and land use in rural and semi-urban Maharashtra. If you are buying any plot outside a municipal area in districts like Raigad (which includes Khopoli), you will encounter this document at every stage of the transaction.
What Information Does a 7/12 Extract Contain?
A 7/12 extract is divided into two parts:
Part A — Rights Record (Form 7)
- Survey number of the plot
- Name(s) of the owner(s) — registered landholder
- Area of the plot in hectares and ares
- Type of possession — owner, tenant, or government lessee
- Encumbrances — any loans or mortgages against the land
Part B — Cultivation Record (Form 12)
- Nature of land use — irrigated, unirrigated, dry, etc.
- Crop details — what was cultivated in the last season
- Water source details
How to Read a 7/12 Extract: Key Things to Check
1. Verify the Owner's Name
Ensure the name on the 7/12 matches the seller's identity documents (Aadhaar, PAN). If there are multiple names listed, all co-owners must consent to the sale.
2. Check Land Classification
The extract will state whether the land is classified as agricultural (jirayat/bagayat). If you intend to build on it, the seller must provide a valid NA (Non-Agricultural) order issued by the District Collector. Verify this separately.
3. Look for Encumbrances
Any bank loans or mortgages registered against the land will appear in the "Bojan" or encumbrance column. Do not purchase land with outstanding encumbrances unless the seller can prove these have been cleared.
4. Check for Government or Tribal Restrictions
If the extract mentions government acquisition, tribal ownership (under Maharashtra's tribal land laws), or forest reservation, the sale may be restricted or prohibited.
5. Confirm Survey Number
Cross-reference the survey number in the 7/12 with the physical plot boundaries using a licensed land surveyor. Discrepancies in survey numbers are a red flag.
How to Obtain a 7/12 Extract
You can obtain a 7/12 extract through two channels:
- Online: Visit the Maharashtra government's official land records portal (bhulekh.mahabhumi.gov.in) and search by district, taluka, village, and survey number.
- Offline: Visit the local Talathi (village revenue officer) or Tehsildar office with the survey number and village details.
Always insist on an updated extract — ideally not more than 3 months old — at the time of purchase.
7/12 vs. Property Card: What's the Difference?
| Document | Applicable Area | Issued By |
|---|---|---|
| 7/12 Extract | Agricultural / rural land | Revenue Department (Talathi) |
| Property Card (CTS) | Urban / city survey areas | City Survey Office |
Final Advice
The 7/12 extract is your first line of defence against fraudulent or legally compromised land transactions. Always obtain it directly from official government sources — never rely solely on a copy provided by the seller. Pair it with an 8A extract (showing tax payment history) and a title search by a qualified lawyer for complete peace of mind before purchasing any plot in Khopoli or anywhere in Maharashtra.