How to Get Encumbrance Certificate in Maharashtra Online [2026 Guide]

If you're buying property in Maharashtra — whether in Mumbai, Pune, Nagpur, or any other district — the Encumbrance Certificate (EC) is the most critical document you'll need to verify before closing the deal. The EC reveals the complete transaction history of a property, showing all sales, mortgages, and legal encumbrances registered over a specific period.

Maharashtra's Inspector General of Registration (IGR) department has put most of this online — but not in the way the southern states have. There is no one-click, certified "EC PDF" to download here. Instead you run a free e-Search of registered documents and a free Index-II, and a certified search of the registers is applied for through the Sub-Registrar's Office (SRO). This guide covers both, the 2026 changes (e-Search 2.0, digitally signed 7/12), fees, how to read what you pull, and the three things a Maharashtra EC never shows.

In short (2026): Maharashtra does not issue a one-click certified Encumbrance Certificate online the way Karnataka's Kaveri or Telangana's Dharani/Bhu Bharati do. On igrmaharashtra.gov.in you run a free e-Search (and Index-II) that lists registered deeds against a property or a party — enough to spot sales and mortgages, but it is preliminary information, not a certified document. A certified search / EC of the SRO's registers is still a formal application and can take days to a few weeks. Two 2026 upgrades matter: the IGR e-Search 2.0 interface, and digitally signed 7/12, 8A and ferfar extracts from Bhulekh Mahabhumi, which the Revenue Department made legally valid (₹15, QR-verified). And because Maharashtra requires a Notice of Intimation for mortgages by deposit of title deeds, some equitable mortgages that are invisible on an EC elsewhere are traceable here.

What is an Encumbrance Certificate?

An Encumbrance Certificate (EC) is an official document issued by the Sub-Registrar's office under the Inspector General of Registration (IGR) department. It lists all registered transactions affecting a property during a specified period.

In Maharashtra, the EC is issued from the registration records maintained by 331 Sub-Registrar offices across the state. The document shows:

• Sale deeds (property transfers)
• Mortgage deeds (property pledged to banks/lenders)
• Release deeds (mortgages cleared)
• Gift deeds (property transferred without consideration)
• Partition deeds (property divided among co-owners)
• Court orders and attachments (legal proceedings affecting the property)
• Settlement deeds (dispute resolutions)
• Lease deeds (long-term registered leases)

The EC proves whether a property is "free from encumbrances" — meaning it has no outstanding loans, legal claims, or disputes that could affect your ownership rights.

For a comprehensive understanding of ECs across India, read our Encumbrance Certificate Complete Guide.

Why Encumbrance Certificate Matters in Maharashtra

Maharashtra's real estate market — particularly in Mumbai, Pune, and Thane — is among the most active and expensive in India. The EC plays a critical role in property transactions for several reasons:

1. Bank Mandate for Home Loans

Every bank and housing finance company requires an EC before sanctioning a home loan in Maharashtra. The EC confirms that the seller has clear title and that no unreleased mortgages exist on the property.

Without a clean EC, banks will not approve financing — making it a gatekeeper document for property purchases.

2. Title Verification in High-Value Markets

Mumbai and Pune properties often involve complex ownership histories with multiple transactions over decades. The EC helps trace the chain of ownership and identify any breaks or suspicious transfers that could indicate title disputes.

3. Property Mutation and Tax Transfer

Municipal corporations in Maharashtra (Mumbai, Pune, Nagpur, etc.) require the EC along with the registered sale deed when transferring property tax records from the seller's name to the buyer's name. Without the EC, you cannot complete the mutation process.

4. Legal Due Diligence

Lawyers conducting title searches in Maharashtra begin with the EC to understand the property's transaction history. It helps identify potential legal issues early in the due diligence process.

5. 7/12 Extract Cross-Verification

Maharashtra uses the 7/12 extract (Satbara Utara) as the primary revenue record for rural and semi-urban properties. The EC must be cross-verified with the 7/12 extract to ensure ownership matches across registration and revenue departments. Learn more: Revenue Records India: Pahani, 7/12, Khatauni.

Form 15 vs Form 16: Types of EC in Maharashtra

Maharashtra follows the standard EC formats used across India:

Form 15: EC with Encumbrances

Form 15 is issued when registered transactions are found on the property during the requested period. This is the most common form.

A Form 15 EC contains a table listing:

• Document number and registration date
• Nature of document (sale deed, mortgage, release deed, etc.)
• Executing party (transferor/pledger)
• Claimant party (transferee/lender)
• Property description (survey number, CTS number, plot details)
• Consideration amount (transaction value)

By reading the table chronologically, you can trace how the property changed hands and whether any mortgages were created and released.

Form 16: Nil Encumbrance Certificate

Form 16 (Nil EC) is issued when no registered transactions are found during the requested period.

A Form 16 could indicate:

1. The property genuinely had no transactions (e.g., held by the same family for decades)
2. The search parameters were incorrect (wrong sub-registrar office, survey number, or period)
3. The property is under a different registration (e.g., parent property not yet subdivided)
4. The property is unregistered or illegal

Always investigate why a Form 16 was issued. Cross-check with the 7/12 extract and verify property details match exactly.

For detailed differences, see Form 15 vs Form 16 Encumbrance Certificate.

How to Apply for Encumbrance Certificate Online via IGR Maharashtra

Maharashtra runs this through the IGR Maharashtra portal (igrmaharashtra.gov.in). First, know which of three things you actually want:

• Free e-Search / e-Search 2.0 — an on-screen list of registered documents for a property or a party. Free, immediate, and the fastest way to spot a sale or mortgage. It is preliminary information, not a certified document, so a bank or a court will not accept it on its own.
• Index-II (Index 2) — the registration summary of a specific deed (parties, consideration, property schedule). Free online if you have the document number and year; the survey or CTS number also works. Index-II shows the latest registered transaction, not a full 30-year history.
• Certified search / Encumbrance Certificate — a formal search of the SRO's registers, stamped and signed. This is what you apply for below, and in Maharashtra it is often a manual records search that can take days to a few weeks (not an instant download).

Here's the step-by-step process for a certified search / EC:

Step 1: Visit the IGR Maharashtra Portal

Go to the official portal: https://igrmaharashtra.gov.in/

The portal serves all districts in Maharashtra including Mumbai City, Mumbai Suburban, Pune, Thane, Nagpur, Nashik, Aurangabad, and all other districts.

Step 2: Navigate to Online Services

On the homepage, look for "Citizen Services" or "Online Services" menu. Click on "Encumbrance Certificate (EC)" or "Property Search and EC".

Step 3: Select Your District and Sub-Registrar Office

You'll need to select:

• District: Choose the district where the property is located (e.g., Mumbai City, Pune, Thane)
• Sub-Registrar Office (SRO): Select the specific SRO jurisdiction where the property is registered

Important: Properties are registered at specific sub-registrar offices based on location. For example:

• Mumbai City has multiple SROs (Bandra, Andheri, South Mumbai, etc.)
• Pune has SROs like Pune City, Haveli, Kharadi, etc.

Choosing the wrong SRO will result in a Nil EC even if transactions exist.

Step 4: Enter Property Details

Provide the property identification details:

For Urban Properties (CTS-based):

• CTS Number (City Survey Number) — used in Mumbai, Pune, and other urban areas
• Plot Number (if applicable)
• Flat/Unit Number (for apartments)
• Building/Society Name (if applicable)

For Rural/Semi-Urban Properties:

• Survey Number (Gat Number)
• Hissa Number (subdivision within survey number)
• Village Name

For Document-Based Search:

• Document Number (if you know the registration number of a previous deed)
• Document Year

Step 5: Specify the Search Period

Enter the period for which you want the EC:

• From Date: Start date (e.g., 01/01/1996 for a 30-year search)
• To Date: End date (typically current date)

Recommendation: Request a 30-year EC for comprehensive title verification, even though banks require only 13 years. The cost difference is minimal, and a longer period provides better visibility into ownership history.

Step 6: Enter Applicant Details

Provide your information:

• Full name
• Address
• Mobile number
• Email address

Step 7: Pay the EC Fee

The payment page will show the applicable fee based on the period requested. Payment methods include:

• Net banking
• Debit/credit card
• UPI

After successful payment, you'll receive a transaction ID and challan receipt.

Step 8: Submit the Application

Review all details and submit the application. You'll receive:

• Application reference number
• Confirmation SMS and email
• Expected processing time

Step 9: Collect the Certified Search / EC

Unlike Karnataka or Telangana, Maharashtra usually does not hand back an instant, digitally signed EC PDF for a full-period search. What happens depends on the records:

Where registers are digitised (most urban SROs in Mumbai, Pune, Thane):

• The on-screen e-Search / Index-II result is available immediately — print or save it for a quick title read.
• A certified search report (the document a bank or lawyer will rely on) is issued by the SRO and may still take a few working days.

Where registers are not digitised (older periods, many rural SROs):

• The SRO conducts a manual search of the physical Book-1 registers, which can take several days to a few weeks.
• You collect or download the certified search once it is ready.

Treat the free e-Search as your first look and the certified SRO search as the document of record.

Alternative: Offline Application at Sub-Registrar Office

If online services are unavailable or you face technical issues, visit the Sub-Registrar Office in person:

1. Obtain Form 22 (EC application form) at the SRO counter
2. Fill in property details, search period, and applicant information
3. Attach required documents (property tax receipt, previous ownership documents)
4. Pay the fee at the SRO counter or designated bank
5. Submit the application
6. Collect the EC after 3-7 working days (a date will be provided on the receipt)

Documents Required for EC Application in Maharashtra

For Online Applications:

• Property identification details (CTS number, survey number, or document number)
• Sub-Registrar Office jurisdiction
• Time period (from date and to date)
• Applicant's name, address, mobile number, and email
• Payment confirmation (generated online)

For Offline Applications at SRO:

• Filled Form 22 (EC application form)
• Copy of previous sale deed or ownership document
• 7/12 extract or property tax receipt (to verify property details)
• Government-issued ID proof (Aadhaar, PAN, Passport)
• Payment challan

If Applying on Behalf of Property Owner:

• Authorization letter from property owner (signed and notarized)
• ID proofs of both owner and applicant
• Copy of ownership documents

Maharashtra EC and Search Fees in 2026

Maharashtra's charges work differently from the fixed "EC fee by number of years" ladder that southern states publish. Here is what you actually pay in 2026:

Notes:

• The free e-Search is the cheapest first check, but it is not a certified document.
• A certified SRO search is the document a bank or lawyer relies on; confirm the exact fee and turnaround at the specific Sub-Registrar's Office, as these are not uniform statewide.
• Fees are revised periodically — always verify the current figure on igrmaharashtra.gov.in or at the SRO before applying.

How to Read Your Maharashtra Encumbrance Certificate

An EC can be dense and technical. Here's how to interpret it systematically:

Step 1: Verify Property Details

Check the header section:

• Property description: CTS number, survey number, plot extent — does it match your documents?
• Sub-Registrar Office: Correct jurisdiction?
• Period covered: Does it cover the full period you requested?

Step 2: Cross-Verify with 7/12 Extract

Maharashtra properties require cross-verification between:

• EC: Shows registered transactions
• 7/12 Extract: Shows revenue/tax ownership

The owner's name in the most recent EC transaction should match the name in the 7/12 extract. Any mismatch is a red flag requiring investigation.

Step 3: Read Transactions Chronologically

Start from the oldest entry and trace forward:

• Who was the first owner in this period?
• How did ownership transfer (sale, gift, inheritance)?
• Who is the current owner according to the most recent entry?

Step 4: Check for Unreleased Mortgages

For every mortgage deed, there should be a release deed:

• Mortgage + Release = Clean: Loan was repaid
• Mortgage without Release = Red Flag: Property may still be mortgaged

Check dates: If a 2012 mortgage has no release deed, the loan may still be outstanding.

Step 5: Watch for High-Risk Transactions

• Gift deeds: Higher fraud risk; verify family relationships
• Power of Attorney sales: Verify PoA is registered and authentic
• Court attachments or injunctions: Property is legally frozen
• Multiple transfers in short time: Possible fraud or distress sale

Step 6: Verify Party Names

Compare names in the EC with the current seller:

• Do names match exactly (including spelling)?
• Is the seller the most recent claimant party?
• Are there multiple owners who need to consent to the sale?

For a visual guide with examples, read How to Read an Encumbrance Certificate.

Common Issues with Maharashtra ECs

1. Wrong Sub-Registrar Office Selected

Problem: You applied at the wrong SRO, resulting in a Nil EC even though transactions exist.

Solution: Verify the correct SRO jurisdiction using the 7/12 extract or property tax records. Re-apply at the correct SRO.

2. CTS Number vs Survey Number Confusion

Problem: Urban properties use CTS numbers while rural properties use survey numbers. Applying with the wrong identifier gives incorrect results.

Solution: Check your previous sale deed or 7/12 extract to confirm whether your property uses CTS or survey number.

3. Society vs Individual Plot Registration

Problem: For apartments and flats in Mumbai/Pune, the parent property (society land) has a different registration than individual flat ownership. Searching only one gives incomplete results.

Solution: Request ECs for both the parent property and the specific flat/unit. Verify the chain from land purchase to building approval to flat ownership.

4. 7/12 Extract Doesn't Match EC

Problem: The owner's name differs between the EC and the 7/12 extract.

Solution: This is a serious red flag. It could indicate:

• Mutation wasn't completed after the last sale
• Fraud or forged documents
• Different portions of land (EC shows one plot, 7/12 shows another)

Investigate thoroughly before proceeding. Demand clarification from the seller.

5. Digitization Gaps in Rural Areas

Problem: Records for rural Maharashtra may not be fully digitized, causing delays or errors in online ECs.

Solution: Visit the Sub-Registrar Office in person for manual verification. Request certified copies of critical documents (sale deeds, mortgage releases).

6. Unreleased Mortgages from Cooperative Banks

Problem: Maharashtra has many cooperative banks and housing societies that issue loans. Release deeds from these institutions are sometimes delayed or not registered properly.

Solution: If the EC shows an unreleased mortgage to a cooperative bank, contact the bank directly to verify loan status. Obtain a No Objection Certificate (NOC) and ensure it's registered at the SRO before closing the sale.

The 2026 layer: e-Search 2.0, Index-II and digitally signed 7/12

Three changes to Maharashtra's records matter if you are verifying a property in 2026:

IGR e-Search 2.0

The IGR portal's e-Search has moved to an updated e-Search 2.0 interface. You can search registered documents by property description (district → SRO → village/CTS) or by party name, and pull the matching Index-II. It is the fastest way to see whether a property has changed hands or been mortgaged — but remember it returns preliminary information, not a certified EC.

Digitally signed 7/12, 8A and ferfar are now legally valid

Maharashtra's Revenue Department (per Revenue Minister Chandrashekhar Bawankule's December 2025 announcement) made the digitally signed 7/12 (Satbara), 8A and ferfar (mutation) extracts downloaded from Bhulekh Mahabhumi fully valid for official use. Each signed copy carries a QR code and a 16-digit verification number and stands as a certified record under the Information Technology Act, 2000 — so a bank, court or SRO must accept it. The free on-screen view on Mahabhulekh remains reference-only; the legally valid copy is the ₹15 Digital Satbara download. (Confirm the current scope on the portal, as the change was announced through the Revenue Department rather than a widely circulated gazette.)

A 7/12 still proves possession and revenue status, not title — pair it with the registered deed chain and the EC.

ULPIN / Bhu-Aadhaar

Maharashtra is rolling out ULPIN (the 14-digit "Bhu-Aadhaar" parcel ID) across land parcels. It appears on some parcels and not others; where present it helps you pin the exact parcel, but a parcel ID is not proof of title.

What a Maharashtra EC does NOT show

An EC — even a clean 30-year one — is only a search of the registered instruments in Book-1 (Registration Act, 1908). Three things it structurally cannot reveal:

1. A pending court case / lis pendens. A plaint is not a registrable instrument, so a suit pending against the property or the seller never appears on an EC — yet under Section 52 of the Transfer of Property Act a buyer who buys while a suit is pending is bound by the outcome, with or without a stay. Litigation is found by a party-name search of the courts (eCourts, the Bombay High Court, and the DRT for loan defaults), not on the EC.
2. An equitable mortgage — but Maharashtra is the exception. A mortgage by deposit of title deeds (Section 58(f) TPA) is created without a registered deed, so in most states it is invisible on the EC and sits only on CERSAI. Maharashtra is stricter: since 1 April 2013, the mortgagor must e-file a Notice of Intimation (NOI) with the Sub-Registrar within 30 days of such a mortgage (Section 89B, Registration Act as amended in Maharashtra; failure is an offence under Section 89C). So here an equitable mortgage should surface in the SRO's records and e-Search — but only if the NOI was actually filed. A borrower who skipped it (illegally) leaves the charge invisible, so still run a CERSAI search before you pay.
3. Unregistered rights and physical reality — an unregistered agreement or GPA, an oral family arrangement, a tenancy, an encroachment or an unauthorised construction. These need the deed chain, a site visit and the municipal approvals, not the EC.

This is why a clean EC is a start, not a clearance. Read more: EC vs Full Title Due Diligence — why a clean EC is not enough and Lis Pendens: pending lawsuits on property.

How LegiScore Simplifies EC Verification in Maharashtra

Manual EC verification in Maharashtra — especially in Mumbai and Pune with complex ownership histories — can take weeks and requires legal expertise. LegiScore automates the entire process:

1. Automated EC Fetching from IGR Maharashtra

LegiScore connects directly to the IGR Maharashtra portal and automatically fetches ECs for any property in the state. No need to navigate the portal manually or wait for processing.

2. AI-Powered EC Analysis

LegiScore's AI analyzes the EC to:

• Trace the complete ownership chain and flag any gaps
• Identify unreleased mortgages and calculate pending duration
• Detect high-risk transactions (gift deeds, PoA sales, rapid transfers)
• Flag court attachments, injunctions, or legal encumbrances
• Verify party names match across transactions

3. 7/12 Extract Cross-Verification

LegiScore automatically fetches the 7/12 extract (for applicable properties) and cross-verifies ownership between the EC and revenue records. Any mismatch is flagged instantly.

4. Court Case Search Integration

LegiScore searches eCourts and district court records to identify pending litigation involving the property or the seller — cases that wouldn't appear in the EC. Read more: Check Pending Court Cases on Property.

5. Compliance and Municipal Records Check

For properties in Mumbai, Pune, Thane, and other municipal corporations, LegiScore verifies:

• Building approvals and Occupancy Certificates
• Property tax payment status
• Commencement Certificate and Completion Certificate
• RERA registration (for under-construction properties)

Learn more: OC vs CC.

6. Legal Property Score (LPS) Rating

All findings are consolidated into a single LPS rating from AAA (safest) to C (high risk) across 5 dimensions:

• Title Chain: Ownership history clean?
• Encumbrance: Any unreleased mortgages?
• Litigation: Pending court cases?
• Compliance: All approvals in place?
• Revenue: Tax ownership verified?

This gives buyers, banks, and lawyers instant clarity on property risk without technical jargon.

7. Instant Verification in Minutes

What takes 7-15 days manually (EC requests, document review, court searches, 7/12 verification) is completed by LegiScore in minutes. Critical for time-sensitive transactions in competitive markets like Mumbai and Pune.

Check your property's legal health — get your free LPS rating today.

For detailed comparisons, see LegiScore vs Traditional Legal Opinion and Property Due Diligence Alternatives.

Best Practices for EC Verification in Maharashtra

1. Request a 30-Year EC

Even though banks require 13 years, a 30-year EC provides much better visibility into ownership history. The cost difference is minimal (Rs. 50-100), and it helps establish a clear root of title.

2. Cross-Verify with 7/12 Extract

Always obtain the 7/12 extract and verify the owner's name matches the EC. This is especially critical in Maharashtra where revenue and registration departments maintain separate records.

3. Check Both Parent Property and Flat Ownership

For apartments in Mumbai, Pune, and other cities, verify:

• EC for the parent property (society land)
• EC for the specific flat/unit ownership
• Building approvals and Occupancy Certificate

Gaps in any of these can indicate legal issues.

4. Verify Cooperative Society NOC

If buying a flat in a cooperative housing society, ensure:

• The society has issued a No Objection Certificate (NOC) for the sale
• All society dues are cleared
• Share certificate transfer is completed

The EC alone doesn't cover society-level approvals.

5. Investigate Gift Deeds Carefully

Gift deeds are common in Maharashtra for family transfers. If the EC shows a gift deed:

• Verify the family relationship between parties
• Obtain consent from all legal heirs
• Check for any disputes or challenges to the gift

Read more: Power of Attorney Property: GPA vs SPA.

6. Confirm Release Deeds with Banks

If the EC shows a mortgage was released, obtain written confirmation from the lending bank. Sometimes release deeds are forged or registered incorrectly while the loan remains outstanding.

7. Conduct Physical Inspection

The EC only shows registered transactions. It doesn't verify:

• Physical boundaries and encroachments
• Unauthorized constructions
• Actual possession of the property

Always conduct a site inspection and compare with approved building plans.

Frequently Asked Questions

How do I get an Encumbrance Certificate in Maharashtra online?

Go to igrmaharashtra.gov.in and run the free e-Search (or e-Search 2.0): choose the district and Sub-Registrar office, enter the CTS or survey number (or a party name), and you get an on-screen list of registered documents, plus Index-II. That is a fast first check but not a certified EC. For a certified search of the registers — the document a bank accepts — apply through the SRO; digitised urban records are quicker, while older or rural registers need a manual search that can take days to a few weeks.

What is the EC fee in Maharashtra 2026?

Maharashtra does not publish a single statewide "EC fee by years" ladder. The e-Search and Index-II are free online (Index-II is about ₹25 court fee + ₹5 per page if taken at the SRO). A certified search of the registers carries a fee set under the Registration Act and payable at the Sub-Registrar's Office, which varies by period and SRO — confirm it at the specific SRO. A digitally signed 7/12 extract is ₹15 on Bhulekh Mahabhumi.

How long does it take to get an EC in Mumbai or Pune?

The free e-Search / Index-II result is instant. A certified search / EC from the SRO is quicker where urban registers are digitised (Mumbai, Pune, Thane) but still typically takes a few working days, and longer where older Book-1 registers must be searched manually. There is no reliable "same-day certified EC" in Maharashtra the way southern states offer.

What is the difference between EC and 7/12 extract in Maharashtra?

The Encumbrance Certificate (EC) is issued by the Sub-Registrar's office and shows all registered transactions (sales, mortgages, etc.). The 7/12 extract (Satbara Utara) is issued by the revenue department and shows current tax ownership and land details. Both must be verified and should show matching ownership for a clean property transaction.

Can I search EC by document number in Maharashtra?

Yes. The IGR Maharashtra portal allows EC search by document number if you know the registration number and year of a previous deed. This is useful when you have the seller's sale deed and want to trace forward from that specific transaction.

What if the EC shows an unreleased mortgage in Maharashtra?

If the EC shows a mortgage deed without a release deed, contact the seller to obtain the release deed or loan closure certificate from the bank. Do not proceed with the purchase until the mortgage is released and the release deed is registered. Verify the release with the lending institution directly.

Do I need EC for agricultural land in Maharashtra?

Yes. Agricultural land transactions in rural Maharashtra require an EC to verify ownership and ensure no encumbrances exist. Use the survey number (Gat Number) and village name to apply for the EC at the relevant sub-registrar office. Cross-verify with the 7/12 extract for complete due diligence.

How do I verify if my EC search used the correct sub-registrar office?

Check your 7/12 extract or property tax receipt — it will indicate the jurisdiction (taluka, village, or ward) which corresponds to a specific Sub-Registrar Office. You can also call the IGR Maharashtra helpline or visit the nearest SRO to confirm jurisdiction before applying.

Is the IGR Maharashtra e-Search the same as an Encumbrance Certificate?

No. The free e-Search (and e-Search 2.0) on igrmaharashtra.gov.in lists registered documents for a property or a party and is excellent for a first check, but it is preliminary information, not a certified document. A bank or court needs a certified search / EC issued by the Sub-Registrar's Office, which is a separate, formal application and can take days to a few weeks.

Can I get a Maharashtra EC fully online in 2026?

Partly. You can run the e-Search and pull Index-II online for free and instantly. A certified encumbrance search of the registers, however, is applied for through the SRO and — especially for older periods or rural registers — is often a manual Book-1 search that is not an instant download. Plan for a few working days.

Does a Maharashtra EC show a bank's equitable mortgage?

Often yes, which makes Maharashtra unusual. A mortgage by deposit of title deeds normally leaves no registered deed, so it hides from the EC everywhere. But since 1 April 2013 Maharashtra requires the mortgagor to e-file a Notice of Intimation with the SRO within 30 days (Section 89B, Registration Act). If that NOI was filed, the charge shows up in the SRO's records; if the borrower skipped it, it stays hidden — so still run a CERSAI search.

Are digitally signed 7/12 extracts legally valid now?

Yes. Following the Revenue Department's December 2025 decision, a digitally signed 7/12, 8A or ferfar downloaded from Bhulekh Mahabhumi (₹15, with a QR code and 16-digit verification number) is valid for official use and must be accepted by banks, courts and SROs. The free on-screen Mahabhulekh view remains reference-only. A 7/12 proves possession and revenue status, not title.