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  • Bhulekh Mahabhumi Maharashtra Land Record

    Bhulekh Mahabhumi is a Government of Maharashtra initiative to provide the people of the state with important information relating to land records in a quick, easy, and accessible manner online. On the Bhulekh Mahabhumi website, you can find information on all land holdings that are administered by the government of Maharashtra. This information can be downloaded and printed for later use. The details available include the property cards, 7/12 Uttara, and Malmatta Petrak.

    Bhulekh Mahabhumi Land Records

    Portal Name Bhulekh Mahabhumi
    Official Website https://bhulekh.mahabhumi.gov.in/
    Phone Number 020-26050006
    Email ID dlrmah.mah@nic.in
    Office of the Commissioner and Director,
    Land Records, 3rd Floor,
    New Administrative Building,
    Opposite Council Hall,
    Pune, Maharashtra

    How to check Bhulekh Mahabhumi Land Records?

    You can now access information related to land records in Maharashtra by visiting the Bhulekh Mahabhumi website without having to visit the office of the Tehsildar of the respective district. Follow the steps given below to check your land records:

    • Visit the official website of Bhulekh Mahabhumi
    • Choose the correct location from the 6 sections provided: Aurangabad, Amravati, Konkan, Nashik, Nagpur, and Pune)
    • bhulekh mahabhumi land record official site
    • Select either 7/12 or 8A as per the details required
    • If you have selected 7/12, select the district, taluka, and village for the land records required
    • select the district
    • Search for the required document by either the alphabetical survey number/group number, or last name and full name, or first name, name in records, survey number, etc.
    • Enter your 10-digit mobile number to complete the registration process
    • Click on ‘'See 7/12’'
    • Enter the correct captcha code
    • The required document with information will be displayed on the web page

    How to Check Disputed Case Properties?

    You can check if a property is disputed or not by searching online on the official website of the Inspectorate General of Stamps and Registration (IGR) which will have a facility for e-search.

    Fees and Charges for Maharashtra Land Documents

    The fees and charges for land documents in Maharashtra are as given below:

    Region Stamp duty charges from 1 January 2021 to 31 March 2021 Stamp duty charges from 1 September 2020 to 31 December 2020 Stamp duty charges from 1 April 2020)
    Mumbai 3% 2% 5% (includes 1% metro cess)
    Navi Mumbai 4% 3% 6% (includes local body tax and transport surcharge)
    Pune 4% 3% 6% (includes local body tax and transport surcharge)
    Pimpri-Chinchwad 4% 3% 6% (includes local body tax and transport surcharge)
    Thane 4% 3% 6% (includes local body tax and transport surcharge)
    Nagpur 4% 3% 6% (includes local body tax and transport surcharge)

    Services Provided at Bhulekh Mahabhumi

    On the Bhulekh Mahabhumi web portal, you can access land records provides 7/12 extract and 8A extract which in turn provides the following information:

    • Type of land (agricultural/non-agricultural)
    • Survey number of land
    • Land ownership
    • Area of land
    • Name of cultivator (in the case of agricultural land)
    • Type of cultivation
    • Encumbrances and encroachments
    • Litigation in land title

    Understanding the Components of 7/12 Extract

    7/12 extract is an extract from the land registers of districts in Maharashtra. In Marathi, it is called ‘'Saath Baara Utara’'. These are records that are maintained by the Revenue Department of the Government of Maharashtra. It serves as proof of ownership of the agricultural land showing details such as the occupancy, ownership, liabilities, rights, and other aspects pertaining to its ownership. Village Form VII and Village Form XII are combined to create the 7/12 extract.

    The components of Form VII and Form XII are given below:

    Components of Village Form VII:

    1. Adhikar Abhilekh Patrak or Gaav Namuna Saat – Village Form 7 or the Record of Rights: This is a record of the occupancy, ownership, tenancy, landholder’s account number, rights & liabilities of the holders, name of the village and taluka, the sub-division and survey number, mutation number, local name of the given field, etc.
    2. Gaav – Village name: The name of the village is given here.
    3. Taluka or tahsil: The name of the sub-division of the district where the land is located is given here.
    4. Bhumapan Kramank – Survey number or the gut number: The area number or the survey number of the land is given here.
    5. Bhumapan Kramankacha Upbhivaag – Sub-division of the survey number: The sub-division of the survey number of the land is given here.
    6. Bhudharana Paddhiti – Type of occupancy: The occupancy type, such as Occupant Class-1 or Occupant Class- 2, is given here.
    7. BhogvatacharacheNaav –Name of the occupant or the holder: The names of the individuals, such as the holders, occupants, joint holders, tenants, or government lessees, are given here.
    8. Mutation Entry: The mutation entry is taken from the Register of Mutation or the Village Form VI and is a circled number which shows the transfer of ownership or transfer of rights of the land through various mutations.
    9. Khate Kramank – Account number: This is the account number of the land holder.
    10. Kudanche Naav – Name of the tenant: This is the name of the individual who is a tenant of the land as per the tenancy law.
    11. Shetache Sthanik Naav – Local name of the field: This is the local name of the agricultural land which could be based on different attributes such as the location, shape, etc.
    12. LagvadiYogyaShetra – Cultivable land area: This gives information on how much of the land can be cultivated.
    13. Potkharaba (LagvadiYogyaNaslele) – Uncultivable land area: This is the area of land that is not fit for cultivation and is comprised of Category A (land that is a rocky terrain, covered under drains, or under a farm building, etc.), or Category B (land that is reserved for public utilities).
    14. Aakarni – Assessment: This is the assessment tax that is charged on the given land.
    15. Judi Kivva Vishesh Aakarni – Judi tax or Special Assessment: This is a record of the revenue paid by an individual who has received land from the Government.
    16. Itar Adhikar – Other rights: This is vital information regarding general or statutory obligations related any encumbrances on the land, liabilities on the holder, restrictions on land transfer, rights of third parties related to the land, etc.

    Components of Village Form XII

    1. Pikanchi Nondvahi or Gaav Namuna 12 – Village Form 12 or Register of Crops: It denotes the heading of the lower part of 7/12 extract and is used to record agricultural characteristics of the land such as types of crop grown, names of crop, area under crops, type of irrigation, cultivator details, crop season, etc.
    2. Varsh – Year: This is the year that the crops were cultivated.
    3. Hangaam – Season: This is the season that the crops were cultivated.
    4. Pikache Naav – Name of the Crop: These are the names of the crops that are cultivated on the land.
    5. Pika Khalil Shetra – Area under crops: The land area where the crops are grown which is subdivided into: Misr Pikache Ekun Shetra (total area covered by mixed crops), Ghatak Pike Va Pratyek Pikanche Shetra (area covered by exclusive crops), and Nirbhar Pikache Shetra (area covered by refined crops).
    6. Padit Va Pikas Nirupyogi Asa Jaminicha Tapshil – Information on unusable land: Details of the unusable or waste land area.
    7. Paani Puravtyanche Saadhan – Sources of water supply: Details of the water supply on the land.
    8. Jal Sinchan – Irrigated water: Details of land irrigation through man-made sources or rainwater
    9. Ajal Sinchan – Anhydrous irrigated: Land irrigation when water is not available through other substances
    10. Jamin Kasnartache Naav – Name of the cultivator: If there is a cultivator other than the farmer.
    11. Shera – Observations: Note of any observations or other remarks about the land.

    Importance of Property Card

    A Property Card is important as proof of ownership of a land which can serve its purpose in many different situations, such as when buying or selling a plot of land. This is applicable to residential units as well. A property card is also useful to ascertain the ancestral ownership details of a land. It can come in handy to settle any property disputes. It can help to prevent illegal grabbing of land. It can also help to detect false claims on ownership of land when purchasing it. The property card is also necessary before any real estate agreement is finalised. It can be requested by a wide range of stakeholders such as banks, loan agents, property dealers, local government bodies, other financial institutions, etc.

    Components of Property Card

    Some of the important components displayed on property cards in Maharashtra are as given below;

    1. Name of the district
    2. Name of the taluk
    3. Name of the landowner
    4. Area of the land in square metres
    5. Plot number
    6. Survey number or city title (CTS Number)
    7. Loans taken by the landowner from government agencies
    8. Paid and unpaid taxes levied on the land
    9. Encumbrances, if any
    10. Pending litigations
    11. Changes in the ownership title
    12. Mutation Record
    13. Other comments


    1. What are the benefits of the Bhulekh Mahabhumi portal?

      The benefits of the Bhulekh Mahabhumi portal are that you don’t have to wait in long queues outside a government office anymore for your land records as they can be easily viewed or downloaded online from the Bhulekh Mahabhumi website.

    2. How to get a digitally signed property card or 7/12 Extract?

      You can get a digitally signed property card or 7/12 Extract by paying a nominal fee for the premium services available on the official website of the Government of Maharashtra’s Revenue Department.

    3. Is a digitally signed 7/12 Extract or property extract legally valid?

      Yes, a digitally signed 7/12 Extract or property extract is legally valid.

    4. Why is it important to check the land records?

      It is important to check all land records before purchasing or investing in any property in order to avoid buying a property that is enmeshed in a legal dispute. It also helps to avoid any fraudulent land transactions.

    5. Is there a limit on how many land records can be viewed on the Bhulekh Mahabhumi website?

      There is a limit on how many 7/12 Extract or 8A Extract land record documents you can view in a single day on the Bhulekh Mahabhumi website if using a mobile device. You can view up to 6 such documents in a single day if using a mobile phone.


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