The 7/12 Extract or Record of Rights is a crucial document retrieved from the land records register administered by the Revenue Department of the Government of Maharashtra. It comprehensively encapsulates all pertinent information regarding rural land properties, while property cards pertain to urban land holdings. Serving as a significant indicator of a property's legal standing, particularly in agricultural land transactions, the 7/12 extract merits thorough examination. This article delves into the intricacies of the 7/12 Extract within the Maharashtra Land Records framework. 7/12 has become an inseparable part of life of a Land Holder (Land Owner or Farmer). Any mention of 7/12 creates an emotion of care as well as suspicion in the minds of farmers mainly because of his attachment to the land. Therefore 7/12 is rightly called a mirror of the land.

Similar to other land records, the 7/12 form maintains a standardized format across the entire state. According to the Maharashtra Land Revenue Code, village revenue accounts are documented in forms 1 to 21, with form 7 detailing land ownership and form 12 outlining crop cultivation. Consequently, the 7/12 extract serves as a consolidated representation of both forms 7 and 12 within the village record system.

Legally, the 7/12 extract holds presumptive value regarding land ownership. However, it is not considered conclusive evidence of property title. Therefore, unless invalidated by additional evidence, the 7/12 extract retains its legal standing. For instance, suppose a farmer named Ganesh sold 1 hectare of land to Deepak on August 5th, 2014. Despite the mutation process updating Deepak's name in land records by October 2014, the 7/12 extract continued to list Ganesh until the mutation was officially certified, a process that typically takes 1-2 months. During this interim period, although Ganesh's name remained on the 7/12 extract, Deepak assumed ownership of the property. Thus, the 7/12 extract may not accurately reflect property ownership, primarily serving a fiscal purpose in revenue collection from the current land occupant.

Recognizing the significance of the 7/12 document, it is imperative for every landholder to comprehend its fundamental structure. The upper section of the 7/12 form comprises essential details such as the village name, survey and subdivision numbers, occupancy classification, occupant's particulars including their account number in the Village Land Register, local name for land, cultivated and non-cultivated areas, assessment, tenancy status, and other rights—collectively referred to as village form number 7. Conversely, the lower segment encompasses data pertaining to the year, season, cultivated areas, irrigation methods, types of crops (mixed or sole), and other agricultural particulars, constituting form number 12.

The village's 7/12 register undergoes a periodic update every decade, wherein obsolete entries are removed and replaced with current information. This process, known as the rewriting of 7/12, is publicly announced in the village following meticulous verification. Any alteration in ownership or other rights requires the formal certification of a mutation entry, ensuring that property owners' rights are safeguarded against unauthorized changes in title. This systematic approach also aids farmers in tracing their property titles by cross-referencing previous 7/12 records and mutation extracts. Consequently, landholders seeking clarification regarding any entry in the 7/12 extract can verify its authenticity through a comprehensive review of earlier documents.

In our day-to-day routines, we encounter various forms for tasks such as passport applications, telephone connections, ration card requests, school admissions, electric service enrollments, vehicle registrations, and more. Surprisingly, despite this familiarity with form filling, many find the 7/12 form particularly challenging to comprehend. As such, it is essential for every Land Holder to invest effort into understanding the format and contents of the 7/12 form.

Located at the top left corner of the 7/12 document are the village and Taluka names corresponding to the land's location. Each independent revenue village maintains its own dedicated 7/12 book. However, smaller hamlets or localities, despite being recognized by villagers as a separate or distinctive locality, may not have separate revenue records unless officially designated as a new revenue village by the Collector under the Maharashtra Land Revenue Code. Small Hamlet is given a status of a new Revenue Village when population of a hamlet exceed 300 residents. In such instances, newly assigned numbers are allocated to land survey numbers within the newly established village. Additionally, adjacent agricultural lands are integrated and incorpotared into the new Village’s Revenue record, prompting the rewriting of all 7/12 forms within the new village.

EXAMPLE:

Consider the revenue village of Ambegaon, which encompassed 950 survey numbers. When Katewadi, a hamlet within Ambegaon, was designated as a separate revenue village, adjustments were made to delineate the boundary between the two villages. Consequently, agricultural land adjacent to Ambegaon remained within its jurisdiction, while lands near Katewadi were incorporated into the new village. In assigning survey numbers to Katewadi, numbering commenced from the southwest corner of the village. Following the allocation of new numbers, the rewriting of 7/12 records commenced under the supervision of the village patwari(Talathi). Initially, the new numbers were annotated in the existing 7/12 extracts, with subsequent rewriting of all records over the following days. This process, known as the rewriting of 7/12, culminated in the validation of village records by the Tahsildar in the presence of villagers, termed as the proclamation of the new revenue record. During the interim period between rewriting and proclamation, 7/12 records are labeled with the remark "yet to be proclaimed."

Each parcel of land measured during the British survey and settlement era received a unique identification known as a survey number. Additionally, a comprehensive map was meticulously crafted for each village, delineating key landmarks such as the village site, rivers, roads, and the corresponding survey numbers. Over time, factors like succession, transfers, partitions, and sales led to the fragmentation of land into smaller parcels, thereby necessitating the subdivision of survey numbers. As these divisions and subdivisions continued, particularly in urban areas, the process became increasingly intricate, making it challenging to discern individual land parcels based solely on land records.

EXAMPLE:

Consider the case of Landlord Shripati, who originally owned survey number 50. Following his demise in 1920, the land was partitioned among his two sons, resulting in survey numbers 50/1 and 50/2 for Ram and Shyam, respectively. Subsequently, upon the elder son's passing in 1970, further subdivision occurred, leading to survey numbers 50/1/1, 50/1/2 and 50/1/3 for his two sons and daughter.

In response to the frequent subdivision of surveyed lands, the Bombay Prevention of Fragmentation and Consolidation Act was introduced. This legislation aimed to consolidate scattered lands belonging to the same owners through mutual consent and land exchange. Consequently, the term "survey number" was replaced with "Gat number" upon implementation of the consolidation act. However, despite these legal provisions, the consolidation of agricultural land largely remained a theoretical exercise, with farmers seldom exchanging lands physically. This discrepancy resulted in numerous legal disputes within villages. As a result of this complexity, the 7/12 form employs the term "land measurement number," encompassing both survey number and Gat number to accommodate these variations.

SUB DIVISION OF SURVEY NUMBER

When a Gat number or survey number undergoes further division, the resulting portions of land are referred to as subdivisions. However, the subdivision numbering system becomes intricate, particularly in areas near municipal corporations. Designations such as 1A+2A or 3A/2 are often assigned by the patwari to the 7/12 extract of subdivisions, yet these designations are not officially recognized by the land record department. According to the Prevention of Fragmentation Act, agricultural land cannot be divided in a manner that creates fragments, which are areas below the standard size. To divide land into subdivisions without creating fragments, the prescribed process of "pot-hissa" measurement outlined in the land revenue code must be followed. This involves the payment of measurement fees and submission of a measurement application, after which the subdivisions are measured, and subdivision maps are permanently prepared and recorded in the land records department.

The legal entitlement to possess agricultural land is known as land occupancy, as stipulated by the Maharashtra Land Revenue Code of 1966. Under this framework, occupancy is classified into three categories:

The 7/12 Extract, or 7-12 Utara, stands as a cornerstone in Maharashtra's land record system, offering vital insights into Land Ownership, Agricultural and Non-Agricultural practices. This comprehensive document not only serves as a reflection of land rights and cultivation details but also functions as a critical tool for legal and revenue purposes. Understanding its structure, significance, and the process of periodic updates is essential for every Land Holder, Farmer and Property Investor in Maharashtra. By familiarizing yourself with the 7/12 Extract or 7/12 Utara, You ensure accurate representation of your Land Rights and maintain control over your property.