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Buying in Maharashtra? The 7/12 is a revenue record. Ownership is a different question.

The records here

Your documents are in Marathi. The engine reads Marathi.

Your 7/12, 8-A, Index II, conversion orders, and every sale deed in the chain — read in their own language, with no translation step.

What the IGR and Mahabhumi portals won't tell you.

They show registered and digitised entries — not unregistered agreements or whether a layout's conversion from agricultural land was ever validly completed.

If a document is missing, your preliminary report names it, names the check it unlocks, and names the office holding it — the Sub-Registrar's office, the Talathi's office for 7/12 extracts, or the planning authority for approvals.

Maharashtra · authorities, records, checks

Title check in Maharashtra: who keeps the record, and what to verify

In Maharashtra the land record (the 7/12 and 8-A kept by the Talathi and Tahsildar, or the Property Card in city-survey areas) and the registration record (the Sub-Registrar's Index II) are separate registers, and a transfer is only complete in the revenue record once its mutation entry has been made.

Compiled by the Property Opinion research team · last verified 23 September 2026

Who administers what

Inspector General of Registration and Sub-Registrar offices: Register documents and keep Index II.
Talathi and Tahsildar: The 7/12, the 8-A and the mutation (ferfar) register.
City Survey Office: Property Cards for land inside city-survey limits.
Collector: Non-agricultural (NA) permission and conversion.
BMC, MMRDA, PMRDA, CIDCO, PMC/PCMC, MHADA: Layout sanction, building permission and occupancy certificates, depending on the area.
MahaRERA: Registered projects and their promoters' disclosures.

The records your report reads

7/12 extract (Satbara): Occupant, survey number, area, crops, and an 'other rights' column where loans, tenancies and charges are entered.
8-A extract: The holding statement, listing every survey number a holder owns in the village.
Property Card: The ownership record in city-survey areas, used in place of a 7/12.
Mutation entry (ferfar): The entry that moves the name after a sale, inheritance or partition.
Index II: Registration's summary of each deed, with parties, survey number, consideration and date; the basis of a title search.
NA order and sanctioned layout: Proof that the land was converted and lawfully laid out.

Registration and stamp duty

Documents are registered under the Registration Act, 1908, and stamp duty is levied under the Maharashtra Stamp Act, 1958, generally on the higher of the consideration and the ready-reckoner value. For flats, the society's conveyance and share certificate, under the Maharashtra Co-operative Societies Act, 1960 and, for older buildings, the Maharashtra Ownership Flats Act, 1963, matter as much as the agreement itself.

Encumbrance searches

The working encumbrance check here is a search of Index II for each year of the chain, online through IGR Maharashtra's e-search for digitised years and manually at the Sub-Registrar's office for earlier ones, read together with the 'other rights' column of the 7/12. Loans, tenancies and charges are often recorded there rather than on a separate certificate.

What a title check should verify in Maharashtra

Do the 7/12 (or Property Card) and the deed name the same owner, survey number and area, and was a mutation entry actually made after each transfer?
Does the 'other rights' column show a bank loan, a tenant, or a Government or co-operative society charge?
If the land was agricultural, is there an NA order, and do the tenancy laws restrict who may buy agricultural land (Maharashtra Tenancy and Agricultural Lands Act, 1948)?
Was the holding split below the permitted size (Bombay Prevention of Fragmentation and Consolidation of Holdings Act, 1947), the issue behind many gunthewari plot sales?
For a flat: is the society registered, has the builder conveyed the land to it, and is there an occupancy certificate?
Do the Index II entries for the whole chain match the parent deeds you were given?

Portal names and office structures change, and the law is applied to the facts of each property. Your report cites what your own documents and the records show, and names the office holding anything that is missing. It is an AI title analysis, not a legal opinion. Read a sample title scrutiny report or see the price.

What your report shows

Every finding linked to its source

— the document and clause, verifiable by you.

The checks that passed

— what was examined and found clean, listed.

Search depth stated as a year

— "traced back to 1992," with the offices searched.

Limitations in the report

— what the record shows, and what it cannot.

Read a real report → · How the title scrutiny works →

Pricing

Preliminary ₹1,999 + GST (₹2,359 all-in) — covers up to 100 pages, then ₹10 a page. The full title report is a separate ₹1,999 + GST.

FAQ — MAHARASHTRA

The flat is in a registered society. Isn't the title already settled?

Society registration settles the building's administration, not the land's title. The chain that matters runs through the land the building stands on — and that's what the check reads.

The plot is in a gunthewari-era layout.

Then the layout's origin is the first thing to verify — many were regularised, many weren't, and the difference lives in documents the seller may not volunteer. Upload what exists; the report will name what's missing.

The 7/12 shows multiple names from an old inheritance.

Multiple names mean multiple interests. The check traces whether each interest was ever properly conveyed — and shows you, by document, where the chain holds and where it doesn't.

It's the property check where you see everything it checked.

Start your title check

Districts we cover in Maharashtra

The check is the same across Maharashtra — the record terminology on this page applies statewide. Major districts, with dedicated district pages opening as search volume builds:

Mumbai · Mumbai Suburban · Thane · Pune · Nashik · Nagpur · Chhatrapati Sambhajinagar · Solapur · Kolhapur · Satara · Palghar · Raigad

Coverage is not limited to this list — if the land records office for your district issues the documents, the engine reads them.