Rural land in Maharashtra is recorded on the 7/12 extract. Once an area comes under a city survey, the village record is replaced by a property card kept by the City Survey Office under the Land Records department. It lists the CTS (city survey) number, the area in square metres, the holder’s name and entries such as mortgages or leases.
For a flat buyer the property card matters mainly for the land under the building: it shows whether the land still stands in the builder’s or original owner’s name, or has been conveyed to the housing society. Lenders and lawyers read it with the sale deed chain and the 7/12 history.
Copies can be requested online through the state’s land records portal or at the City Survey Office.
Example
A buyer looking at a 1,050 sq ft flat in an older Andheri society for ₹2.1 crore asks for the property card of the CTS number. It still shows the developer as holder, 40 years after completion. The lawyer flags that the society never got its conveyance, and the buyer asks the society to apply for deemed conveyance before agreeing the price.
Figures are illustrative, not market rates.
Questions about Property card
Is a property card the same as the 7/12 extract?
No. Both are Maharashtra land records, but the 7/12 extract covers agricultural and rural land, while the property card covers land in city survey areas. When a village is brought under a city survey, its land moves from the 7/12 register to property cards.
Does a flat owner’s name appear on the property card?
Usually not. The property card records the land and its holder, which is normally the developer, the original landowner or, after conveyance, the housing society. Individual flats are proved through registered agreements and the society’s share certificate, not the property card.
Sources
- Mahabhumi land records, Maharashtra · accessed
- Department of Registration and Stamps, Maharashtra · accessed
Reviewed