What Does the 7/12 ‘Other Rights’ Column Show?
The 7/12 extract is the record of rights for a survey number, and this guide is about one column of it: the 7/12 other rights column (itar hakk). Most buyers read the occupant name and stop — but other rights is where a mortgage, a tenancy claim, a government due, an easement or a restriction shows up, and it is the column that decides deals. This is a red-flags guide to that column, not a general how-to-read walkthrough. For a full column-by-column walkthrough of the 7/12, see our complete 7/12 reading guide.
What is a 7/12 extract?
The 7/12 is two village registers read together — Form VII (record of rights) and Form XII (cultivation register). The column that decides most deals is other rights (itar hakk), where mortgages, tenancies and restrictions appear and where most buyers stop reading.
It is the extract from two village records read together — Form VII, the record of rights, and Form XII, the register of crops. Together they describe who holds a survey number, on what basis, subject to what, and what has been done with it.
In Marathi it is the satbara. It is the starting document for any agricultural or formerly agricultural parcel in Maharashtra, and it is publicly available.
Where do you get one?
Pull it yourself through the IGR Maharashtra land records portal for a digitally signed extract, or from the Talathi’s office for a certified copy — always dated within days of your decision, never a copy the seller produced on a date they chose.
Through the state’s land records system, which provides digitally signed extracts online, or from the Talathi’s office for a certified copy.
Ask for a certified or digitally signed copy. A photocopy handed over by a seller tells you what they want you to see, on a date they chose.
What does each part tell you?
Seven columns, one of which matters most: other rights (itar hakk). The table below maps each column to what it records and what to watch for — read every row, not just the occupant name.
The seven columns and what each one flags
| Part of the extract | What it tells you | What to watch for |
|---|---|---|
| Survey / Gat number | The parcel’s identity | That it matches the parcel you were shown on site |
| Area | Recorded extent | A mismatch against the seller’s stated area |
| Tenure / occupancy class | Class I, Class II or restricted | Anything other than Class I, or a blank |
| Occupant’s name | Who holds the land | That it matches the seller exactly |
| Other rights (itar hakk) | Charges, tenancies, easements, dues | Any entry at all — each needs explaining |
| Mutation numbers | Pointers to the transactions behind the entries | Gaps in the sequence |
| Form XII cultivation detail | What has been grown, and by whom | A cultivator who is not the occupant |
Which column matters most — the other rights column?
The other rights (itar hakk) column — where mortgages, tenancy claims, government dues, easements and restrictions appear. Any entry there needs an explanation you can verify independently before you proceed.
Other rights. It is where a mortgage, a tenancy claim, a government due, an easement or a restriction appears, and it is the column buyers skip because it is often dense and sometimes handwritten.
An entry there is not automatically fatal. Every entry does need an explanation you can verify independently, and a seller who waves one away is the reason to slow down rather than speed up.
Why does the cultivator’s name matter?
Because tenancy law in Maharashtra has historically conferred rights on cultivators, and a person who has been farming land over a long period may have a claim that does not appear as an ownership entry.
If Form XII shows someone other than the occupant cultivating the land, that is a question to resolve before purchase, not after possession.
How much weight does the 7/12 carry legally?
Entries in the record of rights carry a presumption of correctness — they are taken to be true until the contrary is proved. That is useful, and it is not the same as conclusive.
The presumption is rebuttable. A 7/12 can be wrong, can be out of date, and can omit a claim that has never been mutated. It is the best starting point available. It is not a title guarantee.
What does the 7/12 not tell you?
Four things that matter and are not on it.
Zone. Whether you can build, and what. That comes from the planning authority and the development plan.
The conversion position. Since 31 December 2025 that runs through building plan approval, not a separate NA record.
Unregistered claims. An unmutated inheritance, an oral agreement, a pending suit that has not been noted.
Physical reality. Whether the boundaries on the ground match the record, and whether there is legal access.
What can go wrong?
Four recurring failures, all avoidable: stopping at the occupant name without reading other rights, missing an unmutated inheritance, ignoring a recorded area mismatch, and working from a stale extract dated months before the decision.
Four failures that show up again and again
The recurring failures are unglamorous. A buyer reads the occupant name, sees the seller, and stops — missing a charge in other rights. An inheritance was never mutated, so a sibling retains a claim the extract does not show. The recorded area differs from the area walked on site and nobody reconciles it. Or the extract is six months old and something has changed since.
How do you use it properly?
Five steps: pull a fresh certified extract yourself, read every column including Form XII, follow the mutation chain, reconcile the recorded area on the ground, then give the full set to your advocate for a title opinion that addresses tenure and other rights expressly.
Five steps in the right order
- Pull a fresh certified or digitally signed extract yourself from the Maharashtra Bhulekh portal, dated within days of your decision
- Read every column, including other rights and Form XII
- Pull the mutation entries the extract points to, certified, and follow the chain back
- Reconcile the recorded area against a survey on the ground
- Give the whole set to your advocate for a title opinion — and ask them to address tenure and other rights expressly
How we handle it
We pull current records on every parcel before a layout is offered, and we expect buyers to pull their own rather than rely on ours. Current layouts are on our ongoing projects page.
The short version
The 7/12 is public, cheap and the best first document you have. Read all of it, not just the name. Pull it yourself, pull it fresh, and pull the mutations behind it.
Then treat it as the opening of the enquiry rather than the end of it.
How often should you pull a fresh extract?
Treat the extract as perishable. Because an entry can be superseded the moment a mutation is certified, a copy that was accurate six months ago may no longer reflect who holds the land or what sits in other rights today. Pull a fresh certified or digitally signed extract dated within days of any decision — booking, paying an advance, or signing — rather than relying on a copy the seller produced earlier on a date of their choosing.
And keep the presumption of correctness in proportion. The entries are taken to be true until the contrary is proved, which places the burden on anyone disputing them, but that presumption is rebuttable and does not cure a claim the register never recorded.
Frequently asked questions
What is a 7/12 extract?
The record of rights for a survey number in Maharashtra, combining Village Form VII (rights) and Form XII (cultivation). It shows the occupant, tenure, area and any other rights over the land.
How do I get a 7/12 extract online?
Through the Maharashtra land records system, which issues digitally signed extracts. Certified copies are also available from the Talathi’s office.
Is a 7/12 extract proof of ownership?
It carries a presumption of correctness but is not conclusive. It can be rebutted, and it can omit unmutated claims.
What is the “other rights” column?
Itar hakk — where mortgages, tenancies, easements, government dues and restrictions are recorded. It is the column that most often contains the problem.
Does the 7/12 show whether land is NA?
Not reliably, and since 31 December 2025 conversion runs through planning approval rather than a separate NA record. Confirm the position with the planning authority.
Related reading
Reading the records
- What the ferfar register tells you – the history behind the extract.
- The property card and the 8A – the holder’s account.
- How to check a plot’s NA status – the use-classification check.
- The title-check checklist – the documents to demand.
- How to verify title before buying – the six-document sequence.
- The documents to check, in order – the full sequence.
NA status and tenure
- Class I vs Class II tenure – which land transfers freely.
- What NA land actually is – the core distinction.
- NA plot vs agricultural land – the land-use line.
- Maharashtra has scrapped separate NA permission – the 2025 reform.
- How the one-time NA premium is calculated – the cost of conversion.
- Is the NA Sanad still required? – the old document today.
RERA, access and registration
- What “RERA-approved” actually means – and what it does not.
- How to check a MahaRERA number yourself – reading the portal.
- Right of way and access – the recorded-access test.
- Getting building permission for a plot – the approval to build.
- How a land sale is registered – the step that transfers ownership.
Buying and context
- How to shortlist a plot – the nine criteria.
- The real risks in emerging corridors – and the checks that retire them.
- The NRI document checklist – for overseas buyers.
- Khopoli-Pali road land: the SH-93 guide – a corridor worked through.
- Land vs plotted development – raw land versus a sanctioned layout.
- What Lords of the Lands builds – who we are and how we work.
Citations and sources
Sources: Maharashtra Land Revenue Code, 1966, including the provisions on the record of rights, registers of mutations and the presumption attaching to entries; Maharashtra land records system. Current as at September 2026. General information, not legal advice. A title opinion on a specific parcel requires a qualified advocate. Official sources: Mahabhumi 7/12 (Bhulekh) · IGR Maharashtra.
