How to Download e-Ferfar in Maharashtra
You can get the e-Ferfar 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 “e-Ferfar” icon.
- Enter required information.
- Tap “Search”.
- Once e-Ferfar is available to download, tap “View Document”. You can now save or share or download this document in PDF on your device.
What Is a Ferfar Entry in Maharashtra?
Ferfar, or mutation entry, records changes affecting landholding particulars in Maharashtra. It can reflect changes arising from sale, transfer, inheritance and other events affecting the land record.
A Ferfar record may contain details concerning:
- mutation number;
- names of relevant parties;
- survey or Gat number;
- land particulars;
- nature of the change;
- date or transaction details;
- status of the mutation; and
- remarks connected with the entry.
Ferfar is therefore important for understanding why and when a change was made in the revenue record.
However, it is not the same as the registered deed through which ownership may have been transferred.
What Does a Pending Ferfar Entry Mean?
A pending Ferfar entry generally indicates that a mutation has been initiated but the process of certification or determination connected with that entry has not yet been completed.
The pending status may require the buyer to determine:
- which transaction triggered the mutation;
- whether the supporting document is available;
- whether notice or certification requirements remain incomplete;
- whether an objection has been raised;
- whether supporting details are inconsistent; and
- whether the subsequent 7/12 Extract reflects the proposed change.
The Maharashtra mutation framework distinguishes between recording a mutation and certification of the entry. Disputes concerning an entry may be considered during the certification process.
A buyer should therefore avoid treating a pending entry as though the mutation has already been finally reflected without qualification.
What Does a Disputed Ferfar Entry Mean?
A disputed Ferfar entry indicates that the mutation itself has been challenged or an objection has arisen in connection with the proposed or recorded change.
The dispute may concern matters such as:
- identity of the person seeking mutation;
- nature of rights claimed;
- ownership share;
- possession;
- succession;
- underlying transaction;
- property description; or
- documents relied upon for the mutation.
The crucial question for a buyer is what the dispute is actually about.
Not every mutation dispute is necessarily a title dispute. However, if the objection concerns who owns the property, whether the seller acquired a valid share or whether the underlying deed is challenged, the issue becomes directly relevant to the purchase.
Does Ferfar Decide Ownership?
No.
The Bombay High Court has repeatedly stated that mutation entries are maintained principally for revenue purposes and do not themselves create or extinguish right, title or interest in immovable property. Questions of substantive title are determined through the appropriate legal proceedings rather than being conclusively decided by a mutation entry.
This distinction is critical for buyers.
A certified Ferfar entry should not replace examination of the registered title documents.
Similarly, absence or pendency of mutation does not automatically extinguish rights acquired under an otherwise valid registered deed. The Bombay High Court has recognised that failure to mutate a purchaser’s name does not by itself destroy title obtained under a valid registered sale deed.
What Should Buyers Check if Ferfar Is Pending?
1. Check the Underlying Registered Document
Identify the transaction on which the mutation entry is based.
It may involve a:
- sale deed;
- gift deed;
- partition deed;
- release deed;
- settlement;
- succession-related change; or
- other document affecting rights in the land.
The document should be examined to determine what rights were actually transferred.
2. Check Whether the Seller’s Name Appears in the Current 7/12
Compare the pending Ferfar with the current 7/12 Extract.
Check whether the seller’s name, survey or Gat number, area and other relevant particulars are consistent.
A pending mutation may explain why the latest transaction has not yet been completely reflected in the current record.
3. Check Earlier Ferfar Entries
Do not review only the latest mutation.
Earlier Ferfar entries can help trace how the revenue record changed over time.
This is particularly important where ownership has changed through multiple transactions, inheritance, partition or release.
4. Compare Index II and the Registered Deed
Index II can help confirm important registration particulars relating to the underlying transaction.
Where the transaction materially affects title, the complete registered deed or its Certified Copy should also be examined.
The Ferfar, Index II and deed should refer consistently to the relevant parties and property.
What Should Buyers Check if the Ferfar Entry Is Disputed?
A disputed entry requires additional scrutiny.
First determine:
Who raised the objection?
The identity of the objector may indicate whether the issue arises from a co-owner, heir, previous owner or another claimant.
What right is being claimed?
Determine whether the objection concerns title, share, succession, possession, property identity or only a revenue-record correction.
Which document is being challenged?
If the dispute attacks the sale deed, partition deed, release deed or another document forming the seller’s title, the issue deserves greater attention.
Are legal proceedings pending?
Where the title itself is being litigated, the buyer should understand the nature and status of the proceedings before completing the purchase.
Revenue authorities dealing with mutation proceedings do not have unrestricted jurisdiction to finally determine competing title claims.
Should You Register Property While Ferfar Is Pending?
A pending mutation entry does not by itself automatically invalidate the seller’s registered title.
However, the buyer should first determine why the mutation remains pending.
Proceeding may carry greater risk where the pending status results from:
- an ownership objection;
- competing heirs;
- disputed partition;
- inconsistent property extent;
- conflicting documents;
- challenge to the seller’s deed; or
- uncertainty regarding the seller’s share.
Where the pending status is merely procedural and the underlying registered title is otherwise properly established, the legal significance may be different.
The status should therefore be assessed according to the underlying reason rather than the word “pending” alone.
Should You Register Property if Ferfar Is Disputed?
A disputed Ferfar deserves greater caution because an objection is already recorded against the mutation.
Before registration, check whether the dispute affects:
- the seller’s title;
- the extent being sold;
- the seller’s ownership share;
- the validity of the underlying transaction;
- succession rights;
- co-owner rights; or
- identity of the property.
If any of these issues remain unresolved, a legal review should be completed before the buyer assumes the risk of purchasing the property.
Which Documents Should You Cross-Check With Ferfar?
Before registration, compare the Ferfar entry with:
- registered title deed;
- earlier link deeds;
- Index II;
- 7/12 Extract;
- 8A Extract where relevant;
- Property Card where applicable;
- previous Ferfar entries;
- survey and boundary records; and
- Search Report or other encumbrance checks.
The aim is to determine whether the mutation history supports the ownership chain recorded in the registered documents.
MyPatta’s e-Ferfar service is specifically intended to help check mutation entries, ownership changes and land-record updates.
When Should a Buyer Pause the Transaction?
A buyer should seek further clarification before registration where:
- the reason for the pending mutation cannot be explained;
- an objection raises a competing ownership claim;
- the seller’s share is unclear;
- Ferfar and 7/12 details materially differ;
- the registered deed and mutation concern different property particulars;
- earlier mutation history is incomplete;
- the underlying deed is challenged; or
- a title dispute is already pending.
The objective is not merely to obtain a certified Ferfar entry. It is to ensure that the seller’s registered title, mutation history and present land records tell a consistent story.
Why mypatta?
- Trusted by 7 Lakh+ Customers
- 1 Crore+ Documents Delivered
- mypatta Guarantee – guaranteed delivery or 100% refund
- 4.8 Star App Rating
- 1. Can I buy property if the Ferfar entry is still pending in Maharashtra?+
Potentially, but the reason for the pending mutation should first be identified and the seller’s underlying registered title verified.
- 2. Does a disputed Ferfar mean the seller has no title?+
No. A mutation dispute does not itself decide title, but the nature of the objection must be examined before purchase.
- 3. Does Ferfar prove property ownership?+
No. Ferfar is a mutation record and supports the revenue-record history. Ownership must be examined through the relevant title documents.
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.
