What is Ferfar (mutation entry)?
Ferfar is the commonly used Maharashtra term for a mutation entry in the land-record system. In practical terms, it is the record-update process used when a change needs to be entered in the Record of Rights. The supporting basis may differ by case, so the correct mutation type and documents matter.
A mutation entry should be read together with the document or event that caused the change and the updated 7/12 or Property Card. It is not a replacement for the underlying registered deed and does not by itself amount to a legal title certificate.
Rural 7/12 mutation vs urban Property Card mutation
Rural / 7/12
e-Hakk
Mahabhumi lists e-Hakk as the citizen service to apply online for mutation in rural areas linked to 7/12 records.
Urban / Property Card
EPSIT / EPSIT Mumbai
The integrated portal separately lists Property Card mutation applications for the rest of urban Maharashtra and Mumbai city.
How to apply for a 7/12 mutation online
- 1. Open e-Hakk from the official Mahabhumi service gateway.
Use the official Land Records Department link rather than an unofficial form or agent website.
- 2. Select the applicable mutation type and enter the property details.
Use accurate district, taluka, village and Survey/Gat or other record identifiers. The available fields depend on the current e-Hakk workflow.
- 3. Upload the supporting documents requested for that mutation type.
The required evidence depends on the reason for mutation. Do not upload unrelated or incomplete documents merely to submit the form.
- 4. Review before final submission.
The current e-Hakk dashboard warns that an application cannot be edited after it has been submitted, so check details and attachments first.
- 5. Keep the application details and track the status.
Mahabhumi provides a mutation-application-status service and the Aapli Chawdi digital notice-board service for pending mutation information.
How long can mutation take?
The current Mahabhumi EODB dashboard states a notified timeline of 30 days for an undisputed mutation and 365 days for a disputed mutation under the Maharashtra Right to Public Services framework. The dashboard also notes that the process includes the applicable notice period.
Treat these as service timelines, not a guarantee that every application will finish on the same day count. Missing documents, an objection, an incorrect property identifier or a dispute can change what happens next.
View official mutation statistics and notified timelines ↗Is mutation free?
The current Mahabhumi EODB dashboard states that no fee is required for mutation. This should not be confused with separate charges that may arise for other services, such as obtaining digitally signed copies, or with facilitation charges when an application is entered through a service centre.
Download a digitally signed Ferfar copy
Maharashtra's Land Records services list digitally signed Ferfar copies under Premium Services. The current Ferfar download page asks for division, district, taluka/land-record office, village/city and mutation number, and notes that login is required to download the digitally signed copy.
Open official Ferfar copy download ↗Where to look for older mutation records
The Land Records Department says earlier mutation records are being made available through its e-Records archive. Availability can vary by taluka while digitisation or publication work continues, so a missing online record may require checking the relevant land-record office.
Open official e-Records archive ↗Frequently asked questions
What is Ferfar in Maharashtra land records?
Ferfar (mutation entry) is the process used to record a change affecting the Record of Rights, such as a change that needs to be reflected in the relevant land record. The exact mutation type and supporting documents depend on why the record is changing.
Can I apply for a 7/12 mutation online?
Yes. Maharashtra's Land Records Department lists e-Hakk as the online service for applying for 7/12 mutation in rural areas. The integrated Mahabhumi portal separately lists property-card mutation services for urban areas.
How long does an undisputed mutation take?
The current Mahabhumi EODB dashboard states a notified timeline of 30 days for an undisputed mutation and 365 days for a disputed mutation under the Maharashtra Right to Public Services framework. Actual processing can depend on the application, notice period and objections.
Is there a government fee for mutation?
The current Mahabhumi EODB dashboard states that no fee is required for mutation. However, the Land Records Department separately notes that facilitation or service-centre charges may apply when an application is submitted through centres such as Aaple Sarkar or Maha e-Seva. Check the live service before paying anyone.
Can I download a digitally signed Ferfar copy?
Yes. Maharashtra's official land-record services list digitally signed Ferfar copies under Premium Services. The current Ferfar download page requires login for a digitally signed copy and asks for location and mutation-number details.
Does a Ferfar entry itself prove clear ownership title?
No. A mutation entry is an important land-record update, but it is not a substitute for the underlying registered document or a complete title investigation. For a property purchase or dispute, review the relevant deed, land records and other legal documents with an appropriate professional.
Official sources & related MahaMetric guides
Reviewed 11 September 2026 against the Maharashtra Land Records Department services, Mahabhumi service gateway, e-Hakk workflow, department FAQ and mutation EODB dashboard. Portal fields, timelines and service arrangements can change.