Cover
The verdict, the grade and the coverage
The question it answers: Is this parcel worth a serious look, and how much of the record did the report actually manage to read?
Read the A to E grade together with the coverage meter beside it, never on its own. The grade is capped by coverage: a clean-looking letter on thin coverage means fewer checks completed, not that nothing was there. The cover also carries the pull date of every record read, because a land record is only ever true as of the day it was fetched.
01
The revenue record: the 7/12
The question it answers: Who does the government record say holds this land, and does the record itself get in the way of a sale?
The holder list read from the digitally issued 7/12 and cross-checked against the cadastral khatedar register; the इतर हक्क (other rights) entries, which is where loans, tenancies and conditions sit; and every फेरफार (mutation) number the record references. A name you were told about that does not appear here is the single most useful thing a buyer can learn before paying a token.
01A
The documents held
The question it answers: What does the paperwork behind those entries actually say, and can I see it rather than take a summary on trust?
The 7/12 and 8A renders as the portal served them (in the sample, with the names and numbers blurred), and each purchased फेरफार decoded: who left the record, who joined, on whose authority, and whether notice was served. Below them sits a selection ledger naming every referenced mutation and its fate: bought, held, not digitised, or not selected. Nothing is silently skipped, which means you can see what the report did not buy as clearly as what it did.
02
Registered documents and the title chain
The question it answers: What has been registered against this land, and does the ownership story hold together end to end?
A ten-year registered-deed search presented deed by deed: parties, consideration against the government market value, stamp duty, and the registration department's own सूची क्र.२ (Index-II) render behind every row; in the sample those pages are rebuilt with the parties and numbers hidden. Then the drafted title chain the deeds and mutations support, with its gaps stated. A drafted chain is a reading of the documents, never a cleared title.
03
Encumbrances, notices and cases
The question it answers: Is anything owed on this land, or pending against it, right now?
Loans and charges aggregated from the 7/12 and the deed reads; the Chawadi pending-mutation notice board, which is where a transfer that has been applied for but not yet recorded shows up; and measurement (मोजणी) case indicators. Pending is the interesting state here. An entry that has not landed on the 7/12 yet is invisible to anyone reading only the 7/12.
04
Key checks
The question it answers: The ten screening checks, each carrying exactly one status.
Revenue-court cases from e-QJCourts, the planning authority, FSI and zone, the Ready Reckoner slab, forest and eco-sensitive proximity, and more. Spend your attention on the “could not verify” chips as much as the warnings: unverified is not clear, it is unresolved. It is also a specific, checkable task for whoever does your diligence next.
05
Map and adjacent parcels
The question it answers: Where is it, what shape is it, and who touches it?
The cadastral view with the official MahaBhunaksha sheet, per-edge distances and every touching parcel. The sample hides its map entirely, because an outline locates the land; it keeps the touching parcels by compass side. The area the report states is the one on the 7/12; the drawn plot is indicative, and a boundary question is for a DILR demarcation. The map is never a legal boundary.
06
Projects and nearby development
The question it answers: Is the state planning something on, or near, this land?
Government projects, land-pooling schemes, MIDC areas, highways and railways near the parcel (the Comprehensive report). Read the wording closely: near is not on. A notification touching the village is a reason to check the schedule, not a conclusion that this parcel is being acquired, and the report is written to keep that distinction visible.
07
Your action plan
The question it answers: So what do I actually do next?
What the findings mean for the purchase, the exact documents to demand from the seller, and the point where an advocate has to take over. It closes with the coverage statement and the disclaimer, which is the honest end of the exercise: this is screening plus document verification, and a title opinion is somebody else's signature.
This guide is general information about Maharashtra land records, not legal advice. For a decision about a specific parcel, consult a licensed advocate, and bring the documents.