महत्वाचे / ALERT
Official Notice: Maharashtra provides digitally signed 7/12, 8A and Property Card documents through its official land-record portal (digitalsatbara.mahabhumi.gov.in) with portal-provided verification information. Digitally signed records are recognized for official purposes, but a land record entry by itself is not conclusive proof of ownership or title.

7/12 Extract vs Property Card: Key Differences Between Rural and Urban Land Records

7/12 Extract vs Property Card: Differences & Mumbai Rules (सातबारा वि. प्रॉपर्टी कार्ड)
Comparative legal analysis: Rural Record of Rights (7/12) vs Urban Property Card (Malmatta Patrak).
Independent Legal Guide Free Citizen Access Updated for 2026 Official Portal References

In Maharashtra, rural agricultural lands are recorded in 7/12 extracts under Section 148 of the Maharashtra Land Revenue Code, 1966, while urban surveyed lands within municipal limits are documented through Property Cards (Malmatta Patrak) under Section 126. A 7/12 extract details agricultural tenures and crops, whereas a Property Card records urban plot boundaries, City Survey (CTS) numbers, and local authority easements. Neither document confers conclusive title without registered conveyance deeds.

Statutory Land Record Fact Sheet: Digital 7/12

Document Types 7/12 Extract (Rural RoR) vs Property Card / Malmatta Patrak (Urban RoR)
Geographic Scope 7/12: Agricultural & Village Revenue Zones | Property Card: Municipal City Survey Areas
Maintaining Authority 7/12: Office of the Talathi | Property Card: City Survey Officer (Bhumapan Adhikari)
Governing Acts Maharashtra Land Revenue Code, 1966 (Chapter X & XI); Mumbai Land Revenue Code
Mumbai Jurisdiction Mumbai City and surveyed urban sectors of Mumbai Suburban are administered under City Survey Property Cards rather than agricultural 7/12 extracts
Apartment Ownership Flats are recorded via Registered Sale Deed and Index II; individual flats do not have separate 7/12s
Conversion Process When agricultural land receives Non-Agricultural (NA) Order, 7/12 is closed and Property Card is opened

Select Your Immediate Task / नागरिक सेवा निवडा / સેવા પસંદ કરો

Direct statutory links to download certified extracts, inspect village records, compute parcel dimensions, and verify legal encumbrances:

📄 Download Signed 7/12 Government-Issued QR-Coded PDF (Rs 15) 🏛️ Maharashtra Mahabhulekh Free 7/12, 8A & Ferfar Inspection 📋 Gujarat AnyRoR Portal Rural VF-7 & Urban Property Cards 🔢 Land Area Calculator H-R-SqM to Guntha, Acre & Bigha ⚖️ 7/12 vs Property Card Check if Your Property Has a 7/12

Interactive 7/12 Extract Document Decoder

Select any column below to understand its legal meaning, statutory restrictions, and conveyance impact:

Occupant Classification (Bhogvatdar Class 1 vs 2)

Class I (भोगवटादार वर्ग १ / જૂની શરત): Unrestricted tenure. The landholder possesses full alienation rights to sell, mortgage, gift, or bequeath the land without state permissions.

Class II (भोगवटादार वर्ग २): Conditional occupancy tenure granted under government land grants, tenancy allocations, or inam conversions under Section 29 of the Maharashtra Land Revenue Code, 1966. Transfer, sale, or non-agricultural use requires prior written sanction from the District Collector and payment of state premium (Najarana). Transfers attempted without required statutory permission are legally invalid under applicable revenue law.

Buyer's 7/12 Land Due Diligence Verification Scorecard

Before paying any token advance or executing an agreement to sell, verify each statutory condition on the 7/12 extract:

Verification Score: 0 / 7 (0%) • Verification Incomplete. Do not pay advance.
View Language / भाषा निवडा / ભાષા પસંદ કરો:

Statutory Distinction: Rural vs Urban Land Records

In property due diligence across Maharashtra and Gujarat, confusion frequently arises regarding the applicability of the 7/12 extract versus the Property Card (Malmatta Patrak). The distinction is established by statutory demarcation under state revenue laws. To verify rural agricultural parcels, consult our Maharashtra 7/12 Guide or Gujarat AnyRoR Guide.

Comparison Matrix: 7/12 Extract vs Property Card

Feature 7/12 Extract (Satbara Utara) Property Card (Malmatta Patrak)
Statutory Territory Rural, agricultural, and Gaothan periphery Urban, municipal, and City Survey (CTSO) limits
Maintaining Officer Talathi (Village Revenue Accountant) City Survey Officer (Bhumapan Adhikari)
Identification Number Survey Number / Gat Number / Hissa Number Cadastral Survey (CS) No. / City Survey (CTSO) No.
Crop & Agricultural Data Yes (Mandatory Village Form XII component) No (Urban land use only)
Area Measurement Hectares, Ares, and Square Metres Square Metres and Square Yards
Mumbai Applicability Administered under City Survey registers (CTSO) rather than rural 7/12 ledgers 100% statutory coverage across Mumbai

The Non-Agricultural (NA) Transition Process

When agricultural land is converted to residential, commercial, or industrial use under Section 44 of the Maharashtra Land Revenue Code, 1966, the District Collector issues an NA Order. The 7/12 extract is formally archived, and the City Survey Office opens a fresh Property Card. To calculate the converted acreage, use our Land Area Calculator.

सातबारा उतारा विरूद्ध प्रॉपर्टी कार्ड (मालमत्ता पत्रक): सविस्तर तुलना

महाराष्ट्रामध्ये मालमत्तेची खरेदी-विक्री करताना सातबारा आणि प्रॉपर्टी कार्डमधील फरक समजणे अत्यंत आवश्यक आहे:

  • सातबारा उतारा (ग्रामीण भाग): शेतजमिनीसाठी असतो. हा गाव नमुना ७ आणि १२ चे मिश्रण असून तलाठ्यामार्फत सांभाळला जातो. यामध्ये पिकांची आणि सिंचनाची नोंद असते. अधिक माहितीसाठी आमचे महाराष्ट्र सातबारा मार्गदर्शन पहा.
  • प्रॉपर्टी कार्ड (शहरी भाग): महानगरपालिका आणि नगरपालिका हद्दीतील बिगरशेती (NA) जमिनीसाठी असतो. हा नगर भूमापन अधिकारी (City Survey Officer) यांच्या कार्यालयामार्फत दिला जातो. मुंबई, पुणे, ठाणे, नागपूर यांसारख्या शहरांतील नागरी क्षेत्रासाठी हाच अधिकृत मालकी हक्क दस्तऐवज आहे.
  • अकृषिक (NA) झाल्यावर काय होते? जेव्हा एखाद्या शेतजमिनीला निवासी किंवा व्यावसायिक वापरासाठी जिल्हाधिकाऱ्यांची NA परवानगी मिळते, तेव्हा तलाठी त्या जमिनीचा सातबारा उतारा कायमस्वरूपी बंद करतो आणि ती जागा नगर भूमापन विभागाकडे हस्तांतरित करून नवीन 'प्रॉपर्टी कार्ड' सुरू केले जाते. प्रमाणित प्रत कशी काढावी यासाठी आमचे डिजिटल सातबारा डाउनलोड मार्गदर्शन वाचा.

Deemed Conveyance and Housing Society Title Regularization

Under Section 11 of the Maharashtra Ownership Flats Act, 1963 (MOFA), a real estate promoter or builder is legally mandated to execute a registered conveyance deed conveying the freehold title of the land and building to the Cooperative Housing Society (CHS) within 4 months of society registration. When developers default, societies pursue statutory remedies:

  1. The housing society files an application for Unilateral Deemed Conveyance before the District Deputy Registrar (DDR) of Cooperative Societies, acting as Competent Authority.
  2. The DDR conducts summary inquiries, issues notices to the developer and landowners, and passes a formal Deemed Conveyance Certificate.
  3. The society pays applicable stamp duty and registers the conveyance deed with the Sub-Registrar of Assurances.
  4. The registered deed is submitted to the City Survey Officer (CTSO), who records the Cooperative Housing Society as the exclusive holder on the Property Card (Malmatta Patrak), completely terminating any residual claims of the original promoter.

MahaRERA Section 17 Mandate on Title Transfer

The Real Estate (Regulation and Development) Act, 2016 reinforces this title transfer duty under Section 17. The promoter must execute a registered conveyance deed in favor of the allottees' association within 3 months of receiving the occupancy certificate (OC). Failure to comply attracts heavy daily financial penalties and enables the association to seek structural enforcement through the RERA appellate authority.

Step-by-Step Procedure to Inspect Property Cards (Urban RoR)

To inspect urban land title documents across Maharashtra's municipal corporations:

Frequently Asked Questions

Why is there no 7/12 extract for properties in Mumbai?

Mumbai Island City and Mumbai Suburban districts were surveyed under urban town planning and City Survey rules rather than rural village revenue registers. Because Mumbai contains no agricultural revenue lands, land titles are registered exclusively under City Survey Numbers (CTSO Numbers) on Property Cards (Malmatta Patrak).

मुंबईत सातबारा उतारा का नसतो?

मुंबई शहर आणि मुंबई उपनगर या दोन्ही जिल्ह्यांमध्ये शेतजमीन अस्तित्वात नाही. ब्रिटीश काळापासूनच मुंबईचा परिसर नगर भूमापन (City Survey) अंतर्गत मोजण्यात आला आहे. त्यामुळे मुंबईतील सर्व जमिनींचे मालकी हक्क हे 'प्रॉपर्टी कार्ड' (मालमत्ता पत्रक / CTSO नंबर) वर नोंदवले जातात; येथे सातबारा अस्तित्वातच नाही.

फ्लॅट किंवा अपार्टमेंटच्या नावावर सातबारा का नसतो?

सातबारा उतारा हा जमिनीच्या तुकड्याचा (भूखंडाचा) असतो, इमारतीमधील उभ्या फ्लॅटचा नसतो. फ्लॅट खरेदीदारांची मालकी ही नोंदणीकृत खरेदीखत (Sale Deed) आणि इंडेक्स २ (Index II) द्वारे सिद्ध होते. संपूर्ण इमारतीखालील जमीन ही सहकारी गृहनिर्माण संस्थेच्या (CHS) नावे 'अभिहस्तांतरण' (Deemed Conveyance) द्वारे हस्तांतरित केली जाते, ज्याची नोंद प्रॉपर्टी कार्डवर होते.

Can an agricultural land parcel have a Property Card without Non-Agricultural (NA) permission?

No. A Property Card (Malmatta Patrak) is issued exclusively for urban land parcels surveyed under City Survey rules. Agricultural land cannot receive a Property Card unless a formal Non-Agricultural (NA) Order has been issued by the District Collector under Section 44 of the Maharashtra Land Revenue Code, 1966, followed by a formal cadastral survey by the City Survey Office.

फ्लॅटधारकांना सातबारा मिळत नाही तर त्यांच्या मालकीचा अधिकृत पुरावा काय असतो?

इमारतीमधील वैयक्तिक सदनिका (फ्लॅट) धारकांसाठी सातबारा उतारा दिला जात नाही. त्यांच्या मालकीचा सर्वोच्च कायदेशीर पुरावा म्हणजे दुय्यम निबंधक कार्यालयात नोंदणीकृत खरेदीखत (Registered Sale Deed), इंडेक्स २ (Index II), आणि गृहनिर्माण संस्थेचे शेअर सर्टिफिकेट (Share Certificate) होय. संपूर्ण इमारतीखालील जमिनीवर संस्थेचे नाव प्रॉपर्टी कार्डवर नोंदवले जाते.

Why are Mumbai properties governed exclusively by Property Cards?

Historically, Mumbai Island City and Mumbai Suburban districts underwent specialized municipal city survey settlement rather than agrarian village revenue settlement. Because Mumbai City and urban suburban sectors underwent municipal city survey settlements under urban planning administration, property records are maintained through City Title Survey (CTSO) registers and Property Cards rather than agricultural village registers.

How do I update ownership on an urban Property Card after buying a flat or plot?

To update an urban Property Card in Maharashtra, submit an application for mutation (Hakk Nond) to the jurisdictional City Survey Officer (CTSO) accompanied by the registered conveyance deed, registered Index II, payment receipt of city survey fees, and property tax no-dues certificate. The CTSO issues statutory notices and enters the purchaser's name as the recorded holder.

What is a CTS Number and how does it replace Survey and Gat Numbers in municipal limits?

A City Survey (CTS) Number or Cadastral Survey (CS) Number is a unique parcel identifier assigned by the City Survey Office (CTSO) during an urban revenue settlement under Section 126 of the MLRC. When rural agricultural land is brought within municipal corporation limits and converted to non-agricultural use, the legacy agricultural Survey or Gat number is formally converted into a CTS number on the urban Property Card (Malmatta Patrak).

How does the SVAMITVA scheme convert rural Gaothan properties into Property Cards?

Under the SVAMITVA scheme (Survey of Villages and Mapping with Improvised Technology in Village Areas), the Ministry of Panchayati Raj uses drone surveys to map inhabited rural settlement areas (Gaothan / Abadi) that historically lacked revenue survey numbers. Following ground demarcation and verification, property cards (Sanads) are issued to rural house owners, providing them with bankable, digital title documentation.

Does holding a flat purchase agreement automatically update the City Survey Property Card?

No. Registering a Sale Deed or Agreement for Sale at the Sub-Registrar Office completes the conveyance between parties, but it does not automatically update the CTS Property Card. The purchaser or housing society management committee must submit an application for mutation along with an Index-II copy to the jurisdictional City Survey Officer (CTSO) to record the change of ownership.

What is the legal difference between an Akhiv Patrika and a standard Property Card?

Akhiv Patrika (आखीव पत्रिका) is the traditional Marathi revenue term for the urban Property Card maintained by City Survey Offices under Section 126 of the Maharashtra Land Revenue Code, 1966. While a rural 7/12 records agricultural tenures and seasonal cropping patterns, an Akhiv Patrika records urban building plots, easements, local authority cesses, and municipal street alignments.

Can a bank grant a mortgage on an urban flat based solely on an agricultural 7/12 extract?

No. For properties situated within notified municipal or planning authority jurisdictions (such as MMRDA, PMRDA, AMC), scheduled banks require a verified Chain of Title, registered Conveyance Deed, building completion certificate (BCC), and the CTS Property Card or Co-operative Housing Society Share Certificate. Lending institutions require verified registered conveyance deeds, non-encumbrance certificates, and the City Survey Property Card as standard credit policy due diligence.

Why do Mumbai Suburban and Mumbai City districts operate under distinct land revenue regimes?

Mumbai City (Island City from Colaba to Mahim/Sion) is governed under the Maharashtra Land Revenue (City of Bombay) Rules, with proprietary tenures like Pension and Toka lands, and Cadastral Survey (CS) numbers. Mumbai Suburban District (Bandra to Dahisar and Kurla to Mulund) was surveyed under the Bombay Suburban Land Revenue administration, assigning CTS numbers. Neither district maintains agricultural Village Form VII-XII records.

What is the role of the Maintenance Surveyor in urban City Survey Offices?

The Maintenance Surveyor (MS) is the urban administrative counterpart of the rural Talathi. Operating under the City Survey Officer (CTSO), the Maintenance Surveyor inspects urban plot partitions, verifies building alignments against approved municipal plans, conducts spot inspections for disputed CTS boundaries, and prepares mutation inquiry reports under the MLRC.

How are encumbrances and bank charges recorded on an urban Property Card compared to a 7/12?

On a rural 7/12 extract, bank charges (Boja / बोजा) are registered in the 'Other Rights' (Itar Hakka) column under MLRC Section 148. On an urban Property Card, registered mortgages, institutional liens, and court attachment orders are entered in the specific encumbrance schedule of the PR Card. Removing a loan entry requires the lender to issue a formal Deed of Reconveyance and No Objection Certificate (NOC) filed directly with the CTSO.