How to Remove Bank Loan Hypothecation (Boja) from 7/12 Extract
To remove a bank loan hypothecation (Boja) from a 7/12 extract, obtain an official No-Dues Certificate (NOC) and loan discharge letter from the lending bank. Submit the documents to the local Talathi office or apply through e-Hakk online. The Talathi enters a Form 6 Ferfar mutation under Section 150 of the MLRC, 1966. Notice is issued under Section 150(2) in Form IX (Rule 14), followed by the certifying officer issuing Form XI and the Talathi publishing a public notice in Form XII at least 15 days in advance of the village certification inquiry under Rule 17(1) of the 1971 Rules.
Administrative Dimension Fact Sheet
| Administrative Dimension | Statutory Specification & Governance |
|---|---|
| Legal Procedure | Discharge of Mortgage / Release of Charge under Section 150 MLRC read with Rules 14 and 17(1) of 1971 Rules |
| Affected Column | Itar Hakka (इतर हक्क - Other Rights / Encumbrances) in Village Form 7 |
| Prerequisite Document | Bank Loan Closure Letter & No Objection Certificate (NOC) on bank letterhead |
| Revenue Record Entry | Village Form 6 e-Ferfar (ई-फेरफार नोंद) Mutation Register |
| Statutory Intimation & Certification Notice | Section 150(2) MLRC Chavdi posting & Form IX (Rule 14); public notice in Form XII under Rule 17(1) at least 15 days before certification inquiry |
| Certifying Authority | Circle Officer (मंडळ अधिकारी) / Revenue Inspector |
1. What Is Bank Boja on a 7/12 Extract?
When an agricultural landholder secures a crop loan, Kisan Credit Card (KCC), tractor loan, or mortgage advance from a financial institution, the bank registers a statutory charge against the land. In Maharashtra and Gujarat, this charge is recorded in the Other Rights (इतर हक्क / Itar Hakka) column of Village Form 7 as a Boja (बोजा).
While an active Boja exists, the land cannot be transferred, sold, gifted, or partitioned at the Sub-Registrar office without written permission from the lending institution. Once the loan is fully repaid, the landholder must initiate a formal revenue mutation to remove the bank entry.
2. Step-by-Step Procedure to Remove Bank Boja
- Obtain Bank No-Dues Certificate: Upon final repayment, obtain a formal Loan Clearance Certificate, No-Dues Certificate (NOC), and a charge release letter addressed to the Talathi from the lending bank manager.
- Initiate Revenue Mutation (e-Hakk / Talathi Application): Submit the bank release letter along with the existing 7/12 extract to the Talathi office, or submit an application online through Maharashtra's e-Hakk (Public Data Entry) portal at
pde.mahabhumi.gov.in. - Form 6 Ferfar Entry Generation: The Talathi enters the transaction into the Village Form 6 Mutation Register as a proposed release of hypothecation (बोजा कमी करणे).
- Public Intimation & Form IX Notice: Under Section 150(2) of the Maharashtra Land Revenue Code, 1966 read with Rule 14 of the 1971 Rules, the Talathi posts a copy of the mutation entry at the village Chavdi (and on digital Aapli Chawadi at
chawdi.mahabhumi.gov.in) and serves written intimation in Form IX to interested persons. - Form XI/XII Notice & Certification Inquiry: Under Rule 17(1) of the 1971 Rules, the certifying officer sends intimation in Form XI of the proposed village visit, whereupon the Talathi must issue and publish a public notice in Form XII at least 15 days prior to the date fixed for the certification inquiry. If no objection is recorded in the Disputed Cases Register, the Circle Officer confirms bank clearance documentation and formally certifies the mutation.
- Download Updated 7/12: The revenue software automatically updates Village Form 7. Download a digitally signed extract from DigitalSatbara to verify that the Itar Hakka column is unencumbered.
3. Online vs Physical Submission Channels
Maharashtra citizens can execute this procedure through two recognized administrative channels:
- Online Channel (e-Hakk): Log in to the Aaple Sarkar MahaBhumi portal, choose e-Hakk mutation, upload the bank NOC and clearance order, and track status electronically via mutation number.
- Offline Channel (Talathi Office): Submit physical copies of the bank discharge order with the bank seal to the Talathi during official office hours, obtaining a written acknowledgment receipt.
4. Mandatory Buyer Warning Regarding Unreleased Boja
A seller may claim verbally that a bank loan has been settled, but unless the formal Ferfar mutation is certified and the Boja is visibly deleted from Village Form 7, the land remains legally attached to the bank debt. Under Indian mortgage law, the unpaid bank maintains first charge over the property regardless of any private agreement executed between buyer and seller.
Frequently Asked Questions
Does paying off the bank loan automatically clear the Boja from the 7/12 extract?
No. Banks do not automatically update revenue records. The landholder must submit the bank NOC and release letter to the Talathi or via e-Hakk to execute a formal Form 6 mutation.
How long does it take to remove bank Boja from a 7/12 extract?
Statutory procedure requires publication of a Form XII notice at least 15 days prior to the certification inquiry under Rule 17(1) of the 1971 Rules following Section 150(2) intimation. Total processing duration depends on taluka revenue office schedules and whether any objections are registered.
What fee is charged by the revenue department to remove bank Boja?
The government charges no statutory fee for entering standard agricultural loan clearance mutations. Digital certified copies of the updated 7/12 cost Rs 15 per copy on DigitalSatbara.
Can a property be registered if the 7/12 shows an active bank Boja?
The Sub-Registrar will reject sale deed registration for agricultural land bearing an active bank charge unless an official bank release deed or NOC is presented at registration.