7/12 Extract (Satbara Utara) Explained
If you are buying land in Maharashtra, you will hear about the 7/12 extract, also called satbara utara. It is the most important land record in the state. It tells you who owns the land, its size, and whether any loan is attached. Reading it correctly protects you from fraud. This guide explains the 7/12 extract in simple terms.
Quick summary
- The 7/12 extract is a land record used mainly in Maharashtra.
- It shows the owner's name, survey number, area and land use.
- It also shows any loan, charge or crop details on the land.
- You can view it online through the state land record portal.
- Always check it before buying agricultural or non-urban land.
What the 7/12 extract is
The 7/12 extract gets its name from two forms in the land records, Form 7 and Form 12. Form 7 records the ownership and rights over the land. Form 12 records the crops grown on it. Together they give a full picture of who owns the land and how it is used. It is the key document to confirm land ownership in Maharashtra, much like the jamabandi or khatauni in other states.
What it shows
| Detail | What it tells you |
|---|---|
| Survey or gat number | The unique number of the land parcel |
| Owner's name | Who legally holds the land |
| Area | The size of the land |
| Land use | Agricultural or otherwise |
| Loans and charges | Any mortgage or lien on the land |
| Crops | What is grown, from Form 12 |
Why it matters when buying
The 7/12 extract is your first check on a land deal. It confirms the seller's name matches the owner on record. It shows if there is a loan or dispute on the land. It tells you the land use, which decides what you can build. Buying land without checking the 7/12 extract is risky, since the seller may not be the real owner or the land may be under a charge. For the wider check, read the property title search process.
How to view it online
- Go to the Maharashtra land records portal for the 7/12 extract.
- Select the district, taluka and village.
- Enter the survey or gat number, or search by owner name.
- View the 7/12 extract on screen.
- Download the digitally signed copy where available.
Many states now offer land records online. For the general method, read how to check land records online.
What to verify on it
- The owner's name matches the seller.
- The area matches what you are buying.
- There is no unexpected loan or charge.
- The land use fits your plan.
- There is no dispute or "other rights" note you do not understand.
The "other rights" column matters
One part of the 7/12 extract that buyers skip is the "other rights" column. This is where loans, court orders, tenancy rights and other claims are noted. A clean owner column means little if the other rights column shows a mortgage or a dispute. Read this column carefully, and ask the seller to explain any entry there. An unexplained note in other rights is a reason to slow down and investigate before paying.
Get a fresh copy near the deal
Land records change as loans are added or cleared and mutations happen. So do not rely on an old 7/12 extract the seller gives you. Pull a fresh copy from the official portal close to the deal date. Compare it with the earlier version to spot any new loan or change. A current extract, checked against the site and the title papers, is your best protection.
Frequently asked questions
What is the 7/12 extract?
It is a land record used mainly in Maharashtra, showing ownership, survey number, area, land use and any loans, from Form 7 and Form 12.
Why is it called satbara?
Satbara means seven-twelve in Marathi, referring to Form 7 and Form 12, which together make up the extract.
What does the 7/12 extract show?
The survey number, owner's name, area, land use, any loans or charges, and the crops grown on the land.
Can I check it online?
Yes. The Maharashtra land records portal lets you view and download the 7/12 extract by survey number or owner name.
Why check it before buying land?
To confirm the seller is the real owner, the area is right, and there is no loan, charge or dispute on the land.
Is the 7/12 extract proof of ownership?
It is strong evidence of ownership and rights, but a full title search should still be done for a safe purchase.
What is a gat number?
A gat number is a consolidated survey number for a land parcel, used in the 7/12 extract to identify the land.
Does the 7/12 extract show loans?
Yes. Any mortgage, loan or charge on the land is usually noted in the record.
Is the online copy valid?
A digitally signed copy from the official portal is accepted for many purposes. For registration, confirm the current requirement.
What is the equivalent in other states?
Other states have their own records, like jamabandi, khatauni or the record of rights, serving a similar purpose.
The 7/12 extract is the first document to check for land in Maharashtra. Match the owner, area, land use and loans before you pay a rupee. It is free to view online and can save you from a bad deal. For records in other states, read how to check land records online.
