e-Ferfar Maharashtra: How to Check Mutation Status Online (2026 Guide)

At a glance

What a ferfar entry is

Maharashtra keeps a register of mutations alongside the record of rights. Every change to the 7/12 is first written as a numbered entry in that register by the Talathi (तलाठी). Once the entry is certified, the change is carried into the 7/12, and the entry number appears in brackets next to the holder's name or the charge it created. That number is the ferfar number.

Typical entries include a sale, gift, partition, inheritance (वारस नोंद), adding a bank loan (बोजा) or removing it, removing a deceased holder's name, and correcting a mismatch between the old handwritten and the computerised 7/12. The 7/12 guide explains how the record reads, and our general mutation guide covers how mutation works across states.

By the time of the LBSNAA impact study, all 358 tehsils were processing mutations online, and about 94 lakh mutations had been handled through the system.

How a mutation moves: entry, notice, objection, certification

1. Trigger. For a registered sale, the sub-registrar's registration on e-SARITA creates the e-Ferfar automatically. For other changes, the person acquiring the right reports it to the Talathi within three months under Section 149, or applies through e-Hakk.
2. Entry. The Talathi records the entry in the register of mutations under Section 150(1).
3. Notice. A full copy is posted in the village Chavdi and written notice is given to everyone shown as interested. For records kept electronically, a 2014 amendment allows intimation by SMS, email or another prescribed method. The notice can be seen online on Aapli Chawadi.
4. Objection. Anyone can object, orally or in writing. The objection goes into a register of disputed cases and the objector gets a written acknowledgement.
5. Certification. A revenue officer not below the rank of Aval Karkun, usually the Circle Officer, tests and certifies the entry. Undisputed entries may be certified by a Circle Inspector. No entry can be certified unless notice was served.
6. Update. Only a certified entry is transferred to the 7/12.

The LBSNAA study found about 65% of mutations were completed within the stipulated one month, and that every tehsil took more than fifteen days because of the legal notice period.

Step by step: check ferfar status and copy

1. Get the number. Pull the current 7/12 from bhulekh.mahabhumi.gov.in and note every number in brackets. For a fresh sale, ask the seller or your advocate for the entry number generated after registration.
2. Check notice and status. Open Aapli Chawadi through the Mahabhumi portal, choose district, taluka and village, and look for the entry. It shows the mutation notices issued for that village and their status.
3. Read the entry. Use the E Ferfar copy service on the Land Records Department's Bhumi Abhilekh site to view the entry text: type, parties, Gat numbers affected and the officer's decision.
4. Get a signed copy if needed. For banks and courts, download a digitally signed ferfar copy through the Mahabhumi digitally signed records service. The December 2025 announcement reported a fee of Rs 15, a QR code and a 16-digit code.
5. Repeat for each name. Read every entry behind the current holders, oldest first.

Objections and the notice window

If you have an interest in the land, for example as a co-heir or an earlier buyer, the notice period is the time to object. File it with the Talathi in writing and keep the acknowledgement, which Section 150(3) requires the Talathi to give at once.

We could not confirm the exact number of days in the notice window from the 1971 Record of Rights Rules. In practice, mutation takes at least fifteen days because of the notice period, so check the date on the Aapli Chawadi notice and act well before it ends. Disputed cases go to a revenue officer not below Aval Karkun and are to be decided, as far as possible, within one year. Where a certified entry is wrong, the remedy is usually an appeal or revision before higher revenue officers; ask a local advocate about the route and time limits for your case.

Step by step: apply through e-Hakk

e-Hakk is a public data entry portal through which a holder or interested person can apply to the Talathi for a mutation without visiting the office. Its user manual lists eleven application types, including heir entry, adding or removing a loan charge, removing a deceased holder's name, changing a trustee's name and correcting differences between the handwritten and computerised 7/12.

1. Create a user account and sign in with your username, password and captcha.
2. Choose 7/12 Mutations, then district, taluka, village and the mutation type.
3. Enter applicant details with your mobile number, then the holder details and the Gat numbers affected.
4. Upload supporting documents as PDF files of 1 MB or less each.
5. Tick the consent box, request the OTP, enter it and preview the application.
6. Save it to get an 11-digit application ID and download the application copy as PDF.

The manual does not list a fee. Track progress through the list of previously submitted applications, and watch Aapli Chawadi for the resulting entry.

Common errors and fixes

• No entry after registration. Ask the sub-registrar for the registration number and check with the Talathi that the e-Ferfar was generated.
• Entry stuck pending. Check for an objection on Aapli Chawadi; disputed entries wait for a hearing.
• Upload rejected. Compress each PDF below 1 MB.
• Wrong name or area after certification. See our guide to correcting online land records.

What to check before you rely on it

• Uncertified seller entry. If the seller's own entry is still under notice, wait for certification.
• Heir entries. Check that every legal heir is named; a missed heir can object later.
• Loan releases. Each loan entry should have a matching release entry.
• Chain of entries. Combine the ferfar history with the deed chain; see our 30-year chain of title guide and confirm with a local advocate.

Frequently Asked Questions

Sources

• India Code: Maharashtra Land Revenue Code, 1966 (Sections 148A to 150)
• Land Records Department, Maharashtra: e-Hakk public data entry user manual for 7/12 mutations
• Land Records Department, Maharashtra: E Ferfar copy service
• Revenue Department, Maharashtra: Mahabhumi services
• Revenue Department, Maharashtra: Mahabhulekh 7/12 and 8A
• LBSNAA: Impact assessment study of DILRMP in Maharashtra, executive summary