Published Jun 6, 2026 3 Min Read

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In summary

Land records in Maharashtra are official documents maintained by the Revenue and Forest Department, Government of Maharashtra. They are available online through the Mahabhulekh portal at mahabhulekh.maharashtra.gov.in at no cost.

  • Primary keyword: land record search by name in Maharashtra
  • Official portal: mahabhulekh.maharashtra.gov.in
  • Local record equivalent: 7/12 Utara (Satbara Utara)
  • Required for: property verification, legal transactions, home loan approval
  • Portal covers: 36 districts of Maharashtra

What are land records in Maharashtra?

Land records in Maharashtra are official documents maintained by the Revenue and Forest Department, Government of Maharashtra. They record complete details about land ownership, classification, and legal rights for every parcel of land in the state.

These records have been digitised and are accessible online through the Mahabhulekh portal, eliminating the need to visit government offices for routine queries.

Key components of Maharashtra land records include:

  • Registered owner name
  • Plot number and land account number
  • Land area, type, and classification
  • 7/12 Utara (Satbara Utara) details
  • Mutation and transaction history
  • Revenue payment status

Land records are essential for property verification before purchase, resolving ownership disputes, and meeting documentation requirements for loan approvals.

What is Mahabhulekh and how it works

Mahabhulekh is the official online land records portal of Maharashtra, managed by the Revenue and Forest Department, Government of Maharashtra. It provides transparent, citizen-friendly access to property information and eliminates the need to visit local revenue offices.

Key features available on Mahabhulekh:

  • Online 7/12 Utara (Satbara Utara) viewing and download
  • Mutation application and status tracking
  • Land classification and area details
  • Name-based, account number-based, and plot number-based search
  • Cadastral map access

What is 7/12 Utara (Satbara Utara) in Maharashtra?

In Maharashtra, the equivalent of Jamabandi is the 7/12 Utara (Satbara Utara), an extract combining Village Form 7 and Form 12. This document records land ownership, area, classification, and cultivation details — serving the same function as Jamabandi.

When you search for land records by name in Maharashtra, the system retrieves the 7/12 Utara (Satbara Utara) for the relevant plot. This is the primary document used in property transactions, dispute resolution, and home loan applications.

Important terms used in Maharashtra land records

Understanding these key terms helps you navigate Maharashtra land records accurately.

TermMeaningImportance
Survey number / Gat numberPlot identification numberIdentifies specific land parcel
7/12 UtaraCombined ownership and cultivation recordPrimary land record document
8A KhataLand account registerRecords all plots under one owner
Ferfar (Mutation)Ownership update processRequired after property transfer
TalukaRevenue administrative unitGeographic search filter

These terms appear consistently across the Mahabhulekh portal. Knowing them helps you select the right filters and interpret search results correctly.

Methods to search land records on Mahabhulekh

The Mahabhulekh offers multiple methods to search for land records, depending on the information available to you.

  • Search by Owner (Khateydar) name: Most commonly used when no other details are known
  • Search by account / Khata number: More precise when the land account number is available
  • Search by plot number: Exact parcel-level results when the plot number is known
  • Search by record / document number: Direct access using the record reference number

Name-based search is particularly useful for buyers and legal professionals who may not have the account or plot number at hand.

Step by step process to search land records by name in Maharashtra

Follow these steps to search for land records by Owner (Khateydar) name on the official Mahabhulekh portal.

  1. Visit the official Mahabhulekh portal at mahabhulekh.maharashtra.gov.in
  2. Select your region (Pune, Nashik, Aurangabad, Konkan, Amravati, or Nagpur)
  3. Choose your district and taluka
  4. Select the village
  5. Choose 'Search by Owner Name (Khateydar Name)'
  6. Enter the owner's name correctly
  7. Click Search to retrieve matching 7/12 records
  8. Select the relevant entry to view full 7/12 Utara details
  9. Download the digitally signed extract for reference

If multiple results appear for a common name, use the account or plot number as an additional filter to narrow results.

How to view and download 7/12 Utara (Satbara Utara) online in Maharashtra

The 7/12 Utara (Satbara Utara) is the primary record of land ownership in Maharashtra. Here is how to view and download it.

  1. Search for the land record using owner name, account number, or plot number as described above
  2. Select the relevant entry from the search results list
  3. View the full record details — this displays owner name, land classification, area, revenue, and mutation history
  4. Download or print using the download option on the results page

Digital copies from the portal are suitable for reference and verification. For legal proceedings, property registration, or loan applications, an officially certified copy from the revenue office may be required.

Details available in Maharashtra land records

When you access a land record on the Mahabhulekh portal, the following details are displayed:

  • Registered owner name
  • Account number and plot number
  • Land area in standard measurement units
  • Land type and classification
  • Revenue assessment details
  • Mutation history showing previous ownership changes

  • 7/12 Utara (Satbara Utara) entry with rights and liabilities


Services available on Mahabhulekh

  • 7/12 Utara (Satbara) viewing and digitally signed download
  • 8A Khata details and Ferfar (mutation) entry viewing
  • Search by survey number, Gat number, or owner name
  • Property valuation certificate access
  • e-Ferfar online mutation application

Common issues while searching land records and solutions

IssueLikely reasonSolution
Record not foundIncorrect name spellingDouble-check spelling against sale deed or earlier records
Multiple results displayedCommon name in the areaUse account or plot number to filter further
Portal not loadingHigh server trafficTry again during off-peak hours
Captcha errorIncorrect captcha entryRefresh the page and re-enter carefully
Region selection errorWrong revenue division selectedMaharashtra uses 6 revenue divisions — select the correct division (e.g. Konkan for Mumbai/Thane, Pune for Pune/Satara) before choosing the district

 

Importance of land records for property verification in Maharashtra

Verifying land records before purchasing a property is a critical step in any real estate transaction in Maharashtra. Maharashtra has significant agricultural land conversion activity, particularly in Pune, Nashik, and Konkan regions. Verifying NA (Non-Agricultural) order status alongside the 7/12 Utara before purchase is essential.

Land records help you:

  • Confirm legal ownership and ensure the seller has clear title
  • Identify any encumbrances, disputes, or claims on the property
  • Verify land classification and ensure it matches the intended use
  • Support dispute resolution with documented ownership history
  • Meet documentation requirements for property registration

Importance of Maharashtra land records for home loans

Lenders require verified land records as part of the property documentation process for home loan approval. For Maharashtra properties converted from agricultural use, lenders require the NA order (Non-Agricultural conversion order) alongside the 7/12 Utara and 8A Khata before approving a home loan.

Maharashtra land records are used by lenders to:

  • Confirm that the seller holds clear, undisputed legal ownership
  • Verify that the property is free from prior encumbrances or existing mortgages
  • Support independent property valuation
  • Ensure clear title before disbursing the loan amount

Bajaj Finance Home Loan benefits for verified property buyers

Once the 7/12 Utara for your Maharashtra property is verified on Mahabhulekh and NA conversion status is confirmed, you can proceed with your home loan application.

Bajaj Finance Home Loan features:

  • Interest rates starting from 7.25% p.a.*
  • Loan amount of up to Rs. 15 Crore*
  • Loan approval and disbursal within 48 hours
  • Repayment tenure of up to 32 years
  • No foreclosure charges on floating rate home loans
  • Minimal documentation with a streamlined digital application process

With property ownership verified and documents in order, buyers can apply for a Bajaj Finance Home Loan online and receive a decision quickly.

Expert tips for accurate land record search on Mahabhulekh

  • Use the correct spelling of the owner's name as it appears on the sale deed or previous land records
  • Cross-check results with the account or plot number if multiple entries appear for the same name
  • Select the correct village and block — many areas in Maharashtra have similar names across different districts
  • Use only the official portal at mahabhulekh.maharashtra.gov.in to avoid misinformation from unofficial third-party sites
  • Maharashtra's Mahabhulekh portal is organised into 6 revenue divisions. Select the correct division first — Konkan (Mumbai, Thane, Raigad), Pune, Nashik, Aurangabad, Amravati, or Nagpur — before choosing your district.

Searching for land records by name in Maharashtra is straightforward using the official Mahabhulekh portal at mahabhulekh.maharashtra.gov.in. Select the land records section, choose your district and village, and search by Owner (Khateydar) name to access ownership details and mutation history.

For Maharashtra properties converted from agricultural land, verify the NA order and 8A Khata alongside the 7/12 Utara records before initiating a home loan application.

Verifying land records before any property purchase protects you from fraud and simplifies the home loan documentation process.

Frequently asked questions

How do I search for land records by name in Maharashtra?

Visit mahabhulekh.maharashtra.gov.in, navigate to the 7/12 Utara (Satbara Utara) section, select your district, block, and village, then choose search by Owner (Khateydar) name. Enter the name and click Search to view the records.

What is Mahabhulekh?

Mahabhulekh is the official online land records portal of Maharashtra, managed by the Revenue and Forest Department, Government of Maharashtra. It provides free access to 7/12 Utara (Satbara Utara) records, mutation status, and other land administration services.

What is 7/12 Utara (Satbara Utara) in Maharashtra?

7/12 Utara (Satbara Utara) is the Record of Rights maintained under the Maharashtra land records system. It records land ownership, area, classification, revenue assessment, and mutation history. It is the primary document used to establish legal ownership of land in Maharashtra.

Can I download land records from Mahabhulekh?

Yes. After searching and selecting the relevant record on Mahabhulekh, you can view and print the record. Downloaded copies are suitable for reference. For legal or loan purposes, a certified copy from the revenue office may be required.

Are Maharashtra land records available for free?

Yes. Searching and viewing land records on Mahabhulekh (mahabhulekh.maharashtra.gov.in) is free for all citizens. No registration or fee is required to access 7/12 Utara (Satbara Utara) records.

What should I do if the land record is not found?

Check the spelling of the owner's name and confirm you have selected the correct district, block, and village. Try searching by account or plot number if available. If still not found, contact the local revenue office.

Are Maharashtra land records valid for home loan applications?

Land records from Mahabhulekh support the property verification process for home loan approval. Most lenders also require certified title documents and encumbrance certificates from the registration office as part of formal documentation.

What is mutation in Maharashtra land records?

Mutation is the process of updating land ownership records after a property transaction such as purchase, inheritance, or gift. After a sale, the buyer must apply for mutation on Mahabhulekh to have their name recorded as the new owner.

What if multiple records appear for the same name?

Use the account number or plot number as an additional filter. Cross-reference the village name and land area against the sale deed to confirm the correct entry.

Is the digitally signed 7/12 Utara from Mahabhulekh legally valid?

Yes. Maharashtra issues digitally signed 7/12 Utara extracts through the Mahabhulekh portal that are legally valid for most official and financial purposes. Most lenders accept the digitally signed extract for property verification. However, some specific legal proceedings may still require a certified copy from the Tahsildar's office.

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