Which land record copy is valid for official use?

The digitally signed copy. The Land Records Department's FAQ says the signed 7/12, 8A and property card from the Mahabhumi portal can be used for all government and legal purposes, and that the 7/12 and 8A seen free on Mahabhulekh are for viewing only. You can check a signed copy's validity on the same portal.

Is there a fee to apply for a mutation on e-Hakk?

No government fee is payable if you apply yourself, from your own or anyone else's account, according to the department's FAQ. If you apply through an Abhilekh Setu, Aaple Sarkar Seva Kendra or Maha e-Seva Kendra, charges apply under a government resolution of 5 December 2023.

How soon must I report a land purchase?

Section 149 of the Maharashtra Land Revenue Code requires anyone who acquires a right in land, by purchase, inheritance, partition, mortgage, gift or lease, to report it to the village revenue officer within three months. The officer must give a written acknowledgement at once.

What if a mutation entry is rejected?

According to the department's FAQ, an appeal against a mutation entry rejected by the circle officer lies to the Sub-Divisional Officer (Prant). On the digital 7/12, rejected mutation numbers are shown among the old mutation numbers in red italics, so you can see when an entry was refused.

Are land record services covered by the Right to Services Act?

Yes. The Maharashtra Right to Public Services Act, 2015 has been in force since 28 April 2015. The Land Records Department notified its services under it, and in June 2026 said its 20 notified services are also available on the Aaple Sarkar portal. Delays can be appealed, and the erring officer can be fined up to Rs 5,000.

Topic guide

Land Records in Maharashtra

Land records in Maharashtra are kept by the Settlement Commissioner and Director of Land Records, Pune, and are online through the Mahabhumi portal (mahabhumi.gov.in). Mahabhulekh (bhulekh.mahabhumi.gov.in) shows the 7/12, 8A, property card and K-Prat free, for viewing only. The digitally signed service (digitalsatbara.mahabhumi.gov.in) issues 7/12, 8A, mutation extracts and property cards that the department's FAQ says are valid for government and legal work. A signed 7/12, 8A or mutation extract costs Rs 15. Changes are applied for online: e-Hakk for 7/12 mutations in rural areas, and e-PCIS for property card mutations in urban areas, with a separate e-PCIS for Mumbai. E-Mojni handles survey and measurement requests, and Aapli Chawdi shows mutation notices and pending entries. Registered deeds are a separate record, held by the Department of Registration and Stamps and searched on IGR e-Search. The land records helpline is 020-25712712.

Definition

Land records (Maharashtra): The maps, registers and records of rights kept for each village and city survey area. Section 148 of the Maharashtra Land Revenue Code, 1966 requires a record of rights in every village, and section 156 provides for other land records to be prepared for each village.

When you need it

Before you buy, inherit, partition or mortgage land, to see who holds it, what charges and pending changes are recorded, and whether the area matches the deed. You also need them to apply for a mutation after a sale or a death in the family.

Steps

Find out whether the land is recorded by survey or gat number (7/12 and 8A) or by city survey number (property card).
View the record free on Mahabhulekh to confirm the details.
Download the digitally signed copy from digitalsatbara.mahabhumi.gov.in for any official use.
Search the registered deeds for the same property number on IGR e-Search.
Check Aapli Chawdi for pending mutation entries and notices.
Apply for a mutation through e-Hakk (7/12) or e-PCIS (property card), and track it in your login.

What you need to search

District, taluka and village, or the city survey office
Survey or gat number, khata number or CTS number
Holder's name, if the number is not known
Mobile number for OTP login

Fees

Rs 15 for each digitally signed 7/12, 8A or mutation extract (Land Records Department FAQ). Viewing on Mahabhulekh is free.

Land Records fee. Source: bhumiabhilekh.maharashtra.gov.in, as of 2026-10-22.

Rs 15 for each digitally signed 7/12, 8A or mutation extract (Land Records Department FAQ). Viewing on Mahabhulekh is free. (source: https://bhumiabhilekh.maharashtra.gov.in/, as of 2026-10-22. Verify with sub-registrar.)

How to read it

Use each record for what it shows. The 7/12 gives the occupants, area, charges and pending mutations of one survey number. The 8A lists all land of one khatedar in the village. The property card covers a city survey number. The mutation extract shows the order that changed an entry. Index-II on IGR e-Search shows the registered deeds. The names, numbers and areas should agree across all of them.

Red flags

The 7/12 or property card names someone other than the seller
A pending mutation, or a disputed case entry, on the land
A charge with no later release
The online record differs from the old handwritten record
Records offered only as Mahabhulekh view copies

Questions

Which land record copy is valid for official use?: The digitally signed copy. The Land Records Department's FAQ says the signed 7/12, 8A and property card from the Mahabhumi portal can be used for all government and legal purposes, and that the 7/12 and 8A seen free on Mahabhulekh are for viewing only. You can check a signed copy's validity on the same portal.
Is there a fee to apply for a mutation on e-Hakk?: No government fee is payable if you apply yourself, from your own or anyone else's account, according to the department's FAQ. If you apply through an Abhilekh Setu, Aaple Sarkar Seva Kendra or Maha e-Seva Kendra, charges apply under a government resolution of 5 December 2023.
How soon must I report a land purchase?: Section 149 of the Maharashtra Land Revenue Code requires anyone who acquires a right in land, by purchase, inheritance, partition, mortgage, gift or lease, to report it to the village revenue officer within three months. The officer must give a written acknowledgement at once.
What if a mutation entry is rejected?: According to the department's FAQ, an appeal against a mutation entry rejected by the circle officer lies to the Sub-Divisional Officer (Prant). On the digital 7/12, rejected mutation numbers are shown among the old mutation numbers in red italics, so you can see when an entry was refused.
Are land record services covered by the Right to Services Act?: Yes. The Maharashtra Right to Public Services Act, 2015 has been in force since 28 April 2015. The Land Records Department notified its services under it, and in June 2026 said its 20 notified services are also available on the Aaple Sarkar portal. Delays can be appealed, and the erring officer can be fined up to Rs 5,000.

Sources

Mahabhumi - Land Records Department, Maharashtra
Fee source — as of 2026-10-22

Last reviewed 22 Oct 2026 by LawyerDesk Team

Quality check: 9 of 6 required sections filled. General information only, not legal advice.

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