Quick answer: The 8A Extract, or Village Form 8A, is part of Maharashtra's official land-record system. It is generally used as an account-level revenue record connected with a landholder's holdings within the relevant village record.
It is different from a 7/12 Extract, which focuses on a particular land parcel and its Record of Rights and cultivation-related details.
For a property buyer, the 8A Extract can be a useful supporting land record—but it should not be treated as a standalone title deed or a guarantee that the property is free from legal issues.
Maharashtra's official Bhumi Abhilekh portal currently provides a dedicated facility to view and download 8A Extracts, alongside 7/12, mutation/Ferfar and Property Card services.
What Is an 8A Extract?
The 8A Extract is also commonly referred to as:
- Village Form 8A
- 8A Utara
- Namuna 8A
- 8A land record
It belongs to Maharashtra's rural revenue-record system.
Broadly, while a 7/12 focuses on a specific parcel, Village Form 8A is an account-level record connected with the holder's land account within the village.
This distinction makes it useful when you want to cross-check the relationship between a person's revenue account and the land parcels recorded against that account.
What Information Can an 8A Extract Show?
The exact presentation can depend on the official record, but Village Form 8A can contain information connected with:
- Khata or account number
- recorded holder/account holder
- Survey or Gat references
- land holdings associated with the account
- area-related information
- revenue or assessment particulars
For a buyer, these details can help cross-check whether the account-level record is consistent with the specific land parcel being offered.
The 8A should therefore be read alongside, rather than instead of, the 7/12 Extract.
What Is the Difference Between 8A and 7/12?
This is the most important distinction.
| 7/12 Extract | 8A Extract |
|---|---|
| Focuses primarily on a particular land parcel | Focuses primarily on the relevant landholder/account |
| Uses Survey/Gat and parcel-level information | Uses Khata/account-level information |
| Contains Record of Rights and cultivation-related information | Summarises holdings connected with the account |
| Useful for examining one particular land parcel | Useful for cross-checking the landholder's account and holdings |
| Should be checked against mutation/title records | Should also be cross-checked with 7/12 and title records |
A simple way to remember it is:
7/12 asks:
“What does the record say about this particular land parcel?”
8A asks:
“What does the revenue account show for this holder/account in the village?”
That is why the documents complement each other.
For the parcel-level record, read our full guide on 7/12 Extract or Satbara Utara in Maharashtra.
What Is a Khata Number in 8A?
The Khata or account number is the revenue-account reference associated with a landholder or landholding account in the relevant village records.
It helps connect the holder with the parcels recorded under that account.
This should not be confused with:
- Survey number
- Gat number
- CTS number
- plot number in a sanctioned layout
Each identifier can refer to a different layer of the property or land-record system.
For a buyer, matching these identifiers correctly is essential.
Why Is the 8A Extract Useful to a Land Buyer?
The 8A Extract can provide an additional cross-check.
Suppose a seller shows you the 7/12 for a specific Survey or Gat number.
You may then use the related account information to check whether the wider revenue record is consistent with what is being represented.
This can help your due-diligence process by adding another layer of verification.
But the 8A should never be interpreted as:
“This seller definitely has perfect title.”
Title depends on the complete legal history and relevant registered documents.
Is an 8A Extract Proof of Ownership?
It is better to describe an 8A as a revenue land record, not as a standalone title deed.
The registered source of rights may come from documents or events such as:
- Sale Deed
- Gift Deed
- Partition Deed
- inheritance
- court decree
- other legally recognised transfer
The revenue record reflects entries arising from such rights and changes.
Therefore:
8A record = useful supporting evidence
but not:
8A record = complete title verification
Before purchasing, have the registered title documents independently checked.
Is 8A the Same as Satbara?
No.
Satbara normally refers to the 7/12 Extract.
8A is Village Form 8A.
They are separate records within Maharashtra's land-record system.
The Maharashtra Government itself lists 7/12 and 8A as separate services on the Bhumi Abhilekh portal.
Is 8A the Same as a Property Card?
No.
These are also separate land records.
The official Maharashtra land-record system provides different options for:
- 7/12
- 8A
- Property Card
- Ferfar/mutation
- other land-record services
A Property Card is relevant under the applicable Property Card/city-survey record system.
8A belongs to the village revenue-account system.
If you are unsure which document applies to a property, read our guide on Property Card vs 7/12 Extract in Maharashtra.
How Does Mutation Affect the 8A Record?
When rights in land change, the relevant revenue records may need to be updated through the mutation process.
For example, a change may result from:
- sale
- inheritance
- gift
- partition
- court order
A buyer should therefore check whether the current 8A and 7/12 are consistent with the transaction history and applicable mutation entries.
If the seller purchased the land years ago but the revenue records still show another name, that requires further investigation.
Read our guide on mutation of property and why it matters.
How to Check 8A Extract Online in Maharashtra
The Maharashtra Government currently provides online access to 8A through its official Bhumi Abhilekh / Mahabhumi land-record services.
The portal provides facilities to view updated 8A information and obtain digitally signed 8A records through the applicable service.
Depending on the system interface, you may need information such as:
- district
- taluka
- village
- account or land details
- relevant property identifier
Use the official Maharashtra Government land-record portal rather than depending entirely on screenshots supplied by a third party.
What Should You Cross-Check Between 8A and 7/12?
When conducting due diligence, compare:
Recorded Holder
Does the holder/account information correspond with the person claiming the right to sell?
Survey or Gat Numbers
Do the land references relate to the same property being offered?
Area
Does the area make sense when compared with the 7/12 and title documents?
Mutation History
Can changes in the record be explained by registered transactions or other valid events?
Title Documents
Does the Sale Deed or other title document support the rights being claimed?
Any unexplained inconsistency should be investigated before you proceed.
Does the Seller's Name in 8A Mean the Title Is Clear?
No.
Clear title cannot safely be reduced to one revenue-record entry.
A proper title review can involve:
- current and previous title deeds
- mutation entries
- 7/12
- 8A
- Property Card where applicable
- encumbrances
- inheritance or partition records
- court matters
- development agreements
- planning documents
- other property-specific records
This is why buyer due diligence is a document chain, not a single-document exercise.
Use our residential plot buying checklist for Nagpur for the broader process.
Does 8A Show Whether a Layout Is NMRDA Approved?
No.
An 8A Extract is part of the revenue land-record system.
NMRDA approval, where NMRDA is the applicable planning authority, is a planning and development matter.
So an 8A entry does not prove that:
- a layout is sanctioned
- roads are approved
- plot subdivision is approved
- development permission has been granted
- RERA registration has been completed
These checks must be carried out separately.
For planning verification, read how to check NMRDA approval before buying a plot.
Does 8A Prove the Land Is Residential or NA?
Not by itself.
Land-use status is another separate layer.
A buyer should verify the relevant planning, land-use and conversion documents rather than assuming an 8A entry proves that residential development is permitted.
This distinction becomes especially important where agricultural land has later been proposed for plotted residential development.
What If 8A and 7/12 Do Not Match?
Do not simply ignore the difference.
Possible reasons can include:
- mutation not yet reflected
- old records
- data-entry differences
- partition or subdivision
- inheritance changes
- correction proceedings
- another property-specific reason
The mismatch itself does not automatically prove fraud or invalid title.
But it does mean the discrepancy should be explained and supported by documents before you purchase.
A qualified property lawyer or relevant revenue authority can help establish why the records differ.
Should You Check 8A Before Buying a Plot in Nagpur?
If the property comes from land recorded under the relevant village revenue system, checking the 8A together with the 7/12 can add useful context.
But the broader sequence matters more:
1. Identify the exact land parcel
Survey/Gat/plot number must be clear.
2. Check the 7/12
Review parcel-level information.
3. Check 8A
Cross-check the relevant account and holdings.
4. Check mutation records
Understand how recorded rights changed.
5. Examine registered title documents
Verify the actual legal basis of ownership.
6. Check planning sanction
For an organised plotted development, verify the sanctioned layout.
7. Check MahaRERA status where applicable
Project regulation is separate from revenue records.
8. Obtain independent legal review
Do this before making a significant payment.
8A, NMRDA and MahaRERA: Three Different Things
These terms sometimes appear together in a property file, but they serve very different purposes.
8A Extract:
Revenue/account-level land record.
NMRDA sanction:
Planning/development approval where NMRDA has jurisdiction.
MahaRERA registration:
Real-estate-project registration and regulation where applicable.
One does not replace the others.
For a detailed explanation of those regulatory layers, read NMRDA Approval vs MahaRERA Registration.
What About Gunthewari or RL Plots?
If the property is described as:
- Gunthewari
- RL plot
- regularisation applied
- regularisation pending
an 8A or 7/12 record does not, by itself, answer whether regularisation has been completed.
That is a different regulatory question.
Read our guide on NMRDA Gunthewari Regularisation and what plot buyers should know.
Common Mistakes Buyers Make With 8A
Treating 8A as a Title Deed
It is a land record, not a replacement for the registered source of title.
Checking 8A but Not 7/12
The records provide different perspectives and should be cross-checked where relevant.
Ignoring Survey/Gat Number Differences
The land identifiers need to correspond with the property actually being purchased.
Assuming Revenue Records Equal Planning Approval
They do not.
Ignoring Old Mutation Entries
Changes in the record can be important to understanding the chain of rights.
Relying on an Old Printout
Verify the latest official record available at the time of due diligence.
Explore Residential Plot Projects in Nagpur
If you're comparing plotted developments in Nagpur, you can explore Mahalaxmi Infra's current projects.
For any project you shortlist, ask for the relevant land records, sanctioned layout, project documentation and title papers, and independently verify them before making a purchase decision.
FAQs
What is 8A Extract in Maharashtra?
8A, or Village Form 8A, is part of Maharashtra's land-record system and provides account-level information relating to the relevant landholder and land holdings in the village record.
What is another name for 8A?
It may be called Village Form 8A, Namuna 8A or 8A Utara.
What is the difference between 7/12 and 8A?
7/12 primarily provides parcel-level Record of Rights and cultivation-related information, while 8A provides an account-level view connected with the landholder's holdings.
Is 8A proof of ownership?
It is a supporting revenue record and should not be treated as a substitute for the registered title documents or complete title verification.
Can I download 8A online in Maharashtra?
Yes. Maharashtra's official Bhumi Abhilekh/Mahabhumi system currently provides facilities to view and download 8A records.
Is 8A required for every property purchase?
The relevant documents depend on the type and record system of the property. Buyers should determine which official records apply to the specific land being purchased.
Is 8A the same as Property Card?
No. They belong to different land-record contexts.
Does 8A prove NMRDA approval?
No. Planning approval must be verified separately.
What should I do if 7/12 and 8A contain different information?
Do not assume either record is automatically wrong. Establish the reason for the discrepancy through the mutation history, title documents and relevant revenue records before purchasing.
Should a buyer check both 7/12 and 8A?
Where both are relevant to the land, cross-checking them can provide a more complete picture of the revenue record.
Disclaimer: This article is for general educational purposes only and does not constitute legal, title, investment, tax or property-purchase advice. Land records and their applicability can vary based on the property's location, survey system, history and current government records. Buyers should verify current information through the official Maharashtra Government land-record services and obtain independent professional/legal advice before purchasing property.
