How to Download Bhunaksha in Maharashtra
You can get the Bhunaksha online easily via mypatta without visiting the concerned office.
- Open mypatta and log in or sign up if needed.
- Go to property documents, ensure “Maharashtra” is selected as the state, then tap the “Bhunaksha” icon.
- Enter required information.
- Tap “Search”.
- Once Bhunaksha is available to download, tap “View Document”. You can now save or share or download this document in PDF on your device.
Why Can Bhunaksha, 7/12 and the Sale Deed Differ?
These records are created for different purposes.
The sale deed records the legal transaction and describes the property transferred between the parties.
The 7/12 Extract contains revenue and agricultural land particulars connected with a particular survey or Gat number.
Bhunaksha provides a map-based representation of the parcel, including its recorded shape and surrounding land.
A difference between them may therefore arise because of:
- subdivision of a larger survey number;
- later mutation;
- partition;
- survey correction;
- measurement of the property;
- change in recorded area;
- rectification of an earlier document;
- outdated land particulars; or
- an unresolved boundary dispute.
The Bombay High Court observed in April 2026 that the area recorded in a 7/12 Extract can differ from the area found in survey records or during actual measurement. It distinguished the revenue record from maps maintained on the basis of survey measurements.
The existence of a mismatch therefore requires investigation rather than an immediate assumption that one particular record must always be correct.
Step 1: Identify Exactly What Does Not Match
Do not describe the issue simply as a “Bhunaksha mismatch.”
Determine whether the difference concerns:
- survey or Gat number;
- Hissa or subdivision number;
- total area;
- shape of the parcel;
- northern, southern, eastern or western boundaries;
- adjoining parcels;
- road or access position; or
- physical occupation on the ground.
Each type of discrepancy requires a different investigation.
A survey-number mismatch is fundamentally different from a minor variation in recorded area or a dispute regarding where the boundary line physically falls.
Step 2: Start With the Registered Sale Deed
Check the complete property schedule in the seller's registered title deed.
Verify:
- village;
- survey or Gat number;
- Hissa or subdivision number;
- area;
- boundaries;
- adjoining properties; and
- other identifying particulars.
Then review the earlier title documents to determine whether those details have changed over time.
The sale deed is important because it establishes the property the seller claims to have acquired. However, the description in the deed should still be reconciled with current revenue and survey records.
A registered deed describing one parcel should not simply be assumed to cover a neighbouring or differently measured parcel because the seller is in physical possession of it.
Step 3: Compare the Current 7/12 Extract
Next, compare the deed with the current Maharashtra 7/12 Extract.
Check:
- survey or Gat number;
- subdivision;
- recorded holder;
- area;
- land classification; and
- other relevant entries.
The Bombay High Court has specifically noted that 7/12 Extracts are maintained as revenue records, while survey maps concern boundaries and measured area. A name or area appearing in the 7/12 should therefore not be treated as eliminating the need for measurement where the physical parcel itself is disputed.
If the 7/12 and sale deed differ, identify whether a later mutation, subdivision or correction explains the change.
Step 4: Check Ferfar and Subdivision History
Ferfar records can help explain why a survey number, ownership entry or area changed.
Review relevant mutation entries for:
- sale;
- partition;
- inheritance;
- release;
- subdivision;
- correction; or
- other changes affecting the property.
Where the original survey number was subsequently divided, the buyer should establish how the current Hissa or subdivision emerged.
The Maharashtra land-revenue framework provides for survey numbers and subdivisions to be separately measured and reflected in land records. Where subdivision boundaries are disputed, they are measured and mapped and the dispute is recorded for determination under the applicable process.
A complete subdivision trail can therefore be crucial where an older sale deed and current Bhunaksha use different parcel references.
Step 5: Compare the Shape Shown in Bhunaksha
Once the documentary identifiers are checked, examine the mapped parcel itself.
Look at:
- overall shape;
- adjoining parcels;
- subdivision lines;
- road position;
- relative location; and
- boundary configuration.
The objective is to determine whether the land physically identified for purchase corresponds with the mapped parcel.
A visual map is useful for detecting obvious inconsistencies, but it should not be used to calculate exact dimensions merely by appearance.
Bhunaksha is a due-diligence aid. Where exact area or boundary position matters, survey and measurement records are more important.
Step 6: Investigate an Area Mismatch
An area mismatch deserves particular attention.
Compare the area stated in:
- sale deed;
- earlier link deeds;
- 7/12 Extract;
- Ferfar records;
- subdivision documents; and
- survey or measurement records.
In its April 2026 decision, the Bombay High Court recognised that actual measurement may reveal an area greater or smaller than the area reflected in the 7/12. The Court noted that disputes concerning the area of a survey number or subdivision fall within the mechanism provided under the Maharashtra Land Revenue Code.
Do not assume that the highest area appearing in any one record represents the land available for purchase.
The seller must be able to establish both title to the claimed extent and its proper physical identification.
Step 7: Check Whether a Boundary Mismatch Requires Measurement
A documentary comparison may not always establish where the boundary lies on the ground.
Under the Maharashtra Land Revenue Code, boundaries of survey numbers are required to be fixed and demarcated, and the Code provides for demarcation of a survey number or subdivision on the application of an interested person.
The applicable boundary rules also provide for the survey number or subdivision to be measured and boundary marks fixed on the basis of land-record measurements.
Measurement becomes particularly relevant where:
- physical boundaries are unclear;
- neighbouring possession overlaps;
- mapped and occupied boundaries differ;
- the available area is disputed;
- subdivision lines cannot be located; or
- construction, fencing or development depends on exact demarcation.
Does Bhunaksha Override the Sale Deed or 7/12?
No single document should automatically be treated as overriding all others.
Each record answers a different question.
| Record | Main Function |
|---|
| Sale Deed | Establishes the transaction and property stated to be transferred |
| 7/12 Extract | Shows parcel-level revenue and landholding particulars |
| Ferfar | Explains changes recorded in the revenue history |
| Bhunaksha | Shows the mapped parcel, shape and surrounding land |
| Survey/Measurement Record | Helps establish measured area and boundaries |
The correct approach is to reconcile the records.
A mismatch that can be explained through valid subdivision, mutation or survey records may be capable of resolution. An unexplained inconsistency affecting the identity or extent of the property requires greater caution.
When Should a Buyer Pause the Transaction?
Further verification should be completed before purchase where:
- the survey number in the deed and Bhunaksha cannot be connected;
- the Hissa or subdivision is unclear;
- the seller claims a larger area than supported by the title;
- physical boundaries do not match the mapped parcel;
- an adjoining owner disputes the boundary;
- actual access differs from the documents;
- survey measurement materially differs from the 7/12; or
- the mutation and subdivision history does not explain the discrepancy.
Registration of another deed should not be used as a substitute for determining which land parcel is actually being purchased.
What Should Be Verified Before You Proceed?
A buyer investigating a Maharashtra boundary mismatch should ideally reconcile:
- registered sale deed;
- earlier link documents;
- Index II;
- current 7/12 Extract;
- relevant 8A Extract;
- Ferfar history;
- Bhunaksha;
- subdivision records; and
- survey or measurement records.
The purchase should proceed on a clearly identifiable parcel whose title description, land records, map and physical boundaries can be satisfactorily connected.
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- 1. What should I do if Maharashtra Bhunaksha and 7/12 do not match?+
Compare the sale deed, Ferfar history, subdivision records and survey measurements to identify the reason for the discrepancy.
- 2. Which record should I trust if the land area differs?+
Do not rely on one record in isolation. The title, revenue and survey records should be reconciled to establish the correct parcel and extent.
- 3. Can Bhunaksha prove the exact boundary of my land?+
It helps identify the mapped parcel, but formal measurement or demarcation may be needed where the physical boundary is disputed.
Shivangi
Real Estate Content Writer
Shivangi is a real estate content writer with 3+ years of experience helping readers understand property documentation, land records, and legal requirements through clear and actionable content.
