Begini Proses Jual Beli Tanah Menurut Hukum | Vlog Hukum Indonesia #hukum #lawyer #law

Summary

This video script discusses the legal process of land rights transactions in Indonesia, highlighting the importance of proper procedure to prevent disputes. It covers the basic agreement between the landowner and buyer, the payment of the purchase price, and the crucial land transfer phase. The script emphasizes the need for an authentic deed (Akta Jual Beli or AJB) made in front of a land deed official (PPAT) to legally transfer land rights. It also explains the subsequent registration process with the National Land Agency to update the land ownership certificate, ensuring a smooth and legally binding transaction.

Takeaways

• 🏢 Land transactions are common in society, ranging from buying and selling houses to acquiring land for office spaces, plantations, and industrial locations.
• 📝 Land rights transactions differ from general buying and selling processes due to specific legal procedures that must be followed.
• 📑 The first step in the land rights transaction process is reaching an agreement between the landowner and the potential buyer on the land rights to be sold and the selling price.
• 💰 The second step involves the buyer making the agreed payment for the land rights to the seller, which is similar to general buying and selling practices.
• 📝 Land rights agreements are often formalized in writing as a binding sales agreement, known as a 'Pengikatan Penjualan Jual Beli Hak atas Tanah' (PPJB).
• 🏛 After the agreement and payment, the next step is the transfer of land rights from the seller to the buyer, which requires a specific legal process.
• 📜 The transfer of immovable property, such as land, must be done through an authentic deed, which is a document established by law or in the presence of an authorized official.
• 👨‍💼 The official responsible for creating the deed in land rights transactions is the land deed official, known as 'Pejabat Pembuat Akta Tanah' (PPAT).
• 🖋 The signing of the 'Akta Jual Beli Hak atas Tanah' (AJB) in the presence of the PPAT is crucial as it legally transfers the land rights from the seller to the buyer.
• 📊 After the AJB is signed, the buyer must register the land rights back to the National Land Agency or Land Office to update the legal and physical data on the land rights certificate.
• 🔄 The final step involves updating the land rights certificate with the new owner's information, which is then officially handed over to the new land rights owner.

Q & A

What is a land rights transaction?

A land rights transaction refers to the legal process of buying and selling rights over land, which commonly occurs in society for various purposes such as purchasing houses, office spaces, agricultural land, and industrial locations.

Why are land rights transactions different from general sales transactions?

Land rights transactions are different from general sales transactions because they involve specific processes that must be followed, which often leads to disputes and legal actions if not completed properly.

What are the key articles from the Civil Law Code related to sales transactions?

The key articles from the Civil Law Code related to sales transactions are Article 1457, which defines the sales agreement, and Article 1458, which states that the sale is considered to have occurred once both parties agree on the goods and the price.

What is the first step in the land rights sales process?

The first step in the land rights sales process is reaching an agreement between the landowner and the potential buyer regarding the land rights to be sold and the sale price.

What is a PPJB and why is it important in land rights transactions?

A PPJB, or Land Sale Agreement, is a written document that formalizes the agreement between the seller and the buyer. It is important because it outlines the terms of the sale and is often a prerequisite for further legal processes.

How does the payment process work in a land rights transaction?

In a land rights transaction, the buyer must pay the agreed-upon sale price to the seller. If the payment is to be made in installments, the land transfer must wait until all installments are completed or the full price is paid.

What is an 'Akta Jual Beli Hak atas Tanah' and its role in land rights transactions?

An 'Akta Jual Beli Hak atas Tanah' (AJB) is a notarized deed of sale for land rights, which is made in front of a land deed official (PPAT). It is crucial as it legally transfers the land rights from the seller to the buyer.

Who is the designated official for creating deeds in land rights transactions according to Indonesian law?

The designated official for creating deeds in land rights transactions is the land deed official, known as PPAT, as stipulated in Government Regulation No. 24 of 1997.

What is the significance of registering the land rights transfer with the National Land Agency or Land Office?

Registering the land rights transfer with the National Land Agency or Land Office is significant as it updates the legal ownership of the land rights in the official records and issues a new certificate reflecting the change of ownership.

What happens after the AJB is signed and how does the process conclude?

After the AJB is signed, the buyer must register the reverse name change of the land rights certificate with the National Land Agency or Land Office. Once the registration is processed and the name change is recorded in the certificate, the new certificate is issued to the buyer, concluding the land rights sales process.

What should be done if the land rights to be transacted are not yet certificated?

If the land rights to be transacted are not yet certificated, an additional step of registering the land rights with the National Land Agency or Land Office is required. This process concludes when the agency issues and delivers the land rights certificate to the landowner.

Outlines

00:00

🏛️ Legal Process of Land Ownership Transfer

The first paragraph explains the common occurrence of land transaction in society, ranging from buying and selling houses to land for offices, plantations, and industrial locations. It emphasizes the importance of understanding the legal process of land ownership transfer to avoid incomplete processes that may lead to losses for either the buyer or the seller, and potentially result in litigation. The speaker shares their knowledge on the legal process of land ownership transfer according to the law, hoping it will be beneficial. The paragraph outlines the initial steps in the transaction process, including reaching an agreement on the land's sale and price, followed by the payment and the transfer of ownership. It also mentions the legal requirements, such as the need for a written agreement (PPJB) and the finalization of the sale through an authentic act made in the presence of an authorized officer, known as the PPAT.

05:01

📜 Authentic Act and Land Ownership Transfer

The second paragraph delves into the specifics of the legal requirements for the transfer of land ownership. It discusses the role of the PPAT (Pejabat Pembuat Akta Tanah or Land Deed Officer) in creating an authentic act, as stipulated by the government regulation. The paragraph explains that after the purchase price is agreed upon and paid in full by the buyer to the seller, the next step is the transfer of land ownership through the creation of an Act of Sale (AJB) in the presence of the PPAT. This act legally transfers the ownership from the seller to the buyer. Subsequently, the buyer must register the change of ownership with the National Land Agency or the Land Office, which involves updating the legal and physical data on the land ownership certificate. The new owner then receives a certificate with the updated ownership details, marking the completion of the land ownership transfer process.

10:02

⏳ Duration and Registration of Land Ownership

The third paragraph addresses the potential duration of the land ownership registration process, noting that it can take a significant amount of time, sometimes months or even years. It highlights that the transaction can proceed to the next stages, such as payment and delivery, once there is an agreement between the seller and the prospective buyer. The speaker also encourages viewers to like, comment, share, and subscribe to their channel for more informative content on similar topics.

Keywords

💡Land Rights Transaction

Land rights transaction refers to the legal process of buying and selling rights over a piece of land. It is central to the video's theme as it outlines the complexities and legal requirements involved in such transactions. The script discusses various aspects of this process, including agreements, payments, and the transfer of land rights.

💡Agreement

An agreement in the context of the video is a mutual understanding or arrangement between the seller and the buyer regarding the sale of land rights and the price. It is a fundamental part of the transaction process, as it sets the terms and conditions for the sale, as mentioned in the script when discussing the first step in the land rights transaction process.

💡Sale and Purchase Agreement (PPJB)

The Sale and Purchase Agreement, often abbreviated as PPJB in Indonesian, is a written document that formalizes the agreement between the land owner and the prospective buyer. It is a key concept in the video as it is necessary for documenting the terms of the land rights transaction, as highlighted when the script describes the process following the agreement.

💡Payment of Sale Price

Payment of the sale price is the stage in the land rights transaction where the buyer pays the agreed-upon price to the seller. This concept is crucial as it signifies the financial commitment from the buyer and is a prerequisite for the transfer of land rights, as the script explains when detailing the steps post-agreement.

💡Land Rights Transfer

Land rights transfer is the process of legally moving the ownership of land rights from the seller to the buyer. The video emphasizes its importance as a critical phase in the transaction, where the actual change of ownership occurs, as illustrated in the script's discussion on the importance of the transfer process.

💡Authentic Deed (Acta)

An authentic deed, or 'akta' in Indonesian, is a formal document that must be created to legally transfer immovable property, such as land. The video explains that this deed must be made in the presence of an authorized official, which is essential for the legal recognition of the land rights transfer.

💡Land Deed Registration

Land deed registration is the process of officially recording the change of ownership in a land registry. The video script describes this as a necessary step after the land rights transfer, where the new owner's name is updated in the land certificate, thus legally recognizing the new ownership.

💡Certificate of Land Rights

A certificate of land rights is an official document that certifies the ownership and legal details of a piece of land. In the video, it is mentioned as a crucial document that contains the physical and legal data of the land rights, including the name of the current owner.

💡National Land Agency (BPN)

The National Land Agency, or Badan Pertanahan Nasional (BPN) in Indonesian, is the government body responsible for land administration, including the issuance of land rights certificates. The video script highlights its role in the final stages of the land rights transaction process, where the new owner must register with BPN to update the land rights certificate.

💡Immovable Property

Immovable property, as defined by the script referencing Articles 616, 617, and 620 of the Indonesian Civil Code, refers to property that cannot be moved, such as land. This concept is integral to understanding the legal distinctions in the process of transferring land rights compared to movable property.

💡Legal Disputes

Legal disputes arise when there are disagreements or failures in the process of a land rights transaction. The video script mentions that incomplete processes can lead to losses for either the buyer or the seller, which may result in lawsuits, highlighting the importance of understanding and following the legal process to avoid such disputes.

Highlights

Transaksi jual beli hak atas tanah is a common transaction in society, differing from general sales transactions due to specific processes involved.

Incomplete processes in land rights transactions often lead to losses for either the buyer or seller, potentially resulting in lengthy legal disputes.

The speaker aims to share knowledge on the legal process of land rights transactions to prevent disputes and aid the audience.

Definition of a sales agreement according to Article 1457 of the Civil Code, involving a mutual agreement where one party agrees to deliver property and the other to pay the promised price.

Article 1458 of the Civil Code states that a sales agreement is considered to have occurred once both parties agree on the property and price, regardless of delivery or payment.

The first step in the land rights transaction process is reaching an agreement between the landowner and potential buyer on the property and its sale price.

Land rights agreements are commonly documented in writing, specifically in a document called a 'Perjanjian Pengikatan Jual Beli Hak atas Tanah' (PPJB).

After agreement, the next step is the payment of the agreed sale price by the buyer to the seller, similar to general sales transactions.

If payment is to be made in installments, the land transfer must wait until the full payment or all installments are completed.

Once the full sale price is paid by the buyer, the transaction proceeds to the transfer of land rights from the seller to the buyer.

Land rights are considered immovable property, and their transfer must be done through an authentic deed, as per Articles 616, 617, and 620 of the Civil Code.

The specific official designated to create deeds for land rights transactions is the 'Pejabat Pembuat Akta Tanah' (PPAT), as stipulated in Government Regulation No. 24 of 1997.

After the payment of the sale price, the next step is the transfer of land rights through the creation of an 'Akta Jual Beli Hak atas Tanah' (AJB) in front of the PPAT.

The signing of the AJB legally transfers the ownership of land rights from the seller to the buyer.

Buyers must register the updated land rights certificate with the National Land Agency or Land Office, which involves updating the legal and physical data on the certificate.

The final step after signing the AJB is the registration of the reverse name change of the land rights certificate, which is then processed and updated by the National Land Agency.

The updated certificate, with the new owner's name, is handed over to the buyer, marking the completion of the land rights transaction process.

Transactions involving unregistered or uncertified land rights require additional steps, including registering the rights with the National Land Agency or Land Office.

The process of registering land rights can be lengthy, sometimes taking months or even years, before the certificate is issued and the transaction can proceed.

The speaker encourages liking, commenting, sharing, and subscribing to their channel for more informative content.

Transcripts

transaksi jual beli hak atas tanah

adalah transaksi yang umum terjadi di

masyarakat dari jual beli rumah hingga

untuk keperluan kantor lahan perkebunan

dan lokasi industri namun yang perlu

diketahui adalah transaksi jual beli hak

atas tanah adalah transaksi yang berbeda

daripada transaksi jual beli pada

umumnya dikarenakan ada beberapa proses

yang perlu dilewati dalam transaksi

tersebut yang sering terjadi adalah

tidak selesainya keseluruhan proses yang

menyebabkan adanya kerugian di salah

satu pihak baik pembeli maupun penjual

yang pada akhirnya berujung pada gugatan

tidak jarang juga kalau gugatan itu

sampai berlarut-larut Oleh karena itu

dalam kesempatan ini Izinkan saya untuk

membagi pengetahuan saya terkait dengan

proses jual beli hak atas tanah yang sah

menurut hukum semoga ini dapat

bermanfaat bagi teman-teman dan

rekan-rekan

semua

[Musik]

Saya mau membagikan beberapa ketentuan

kitab undang-undang hukum perdata

terkait dengan jual beli yang pertama

adalah pasal 1457 kitab undang-undang

hukum perdata ini terkait dengan

definisi perjanjian jual beli yang mana

dikatakan suatu persetujuan dengan mana

pihak yang satu mengikatkan dirinya

untuk menyerahkan suatu kebendaan dan

pihak yang lain untuk membayar harga

yang telah dijanjikan dan yang kedua

adalah pasal 1458 kitab undang-undang

hukum perdata di mana dinyatakan jual

beli dianggap sudah terjadi antara kedua

belah pihak seketika setelah mereka

mencapai sepakat tentang barang dan

harga Meskipun barang itu belum

diserahkan maupun Harganya belum dibayar

pasal 1458 kitab undang-undang hukum

perdata ini menegaskan apabila penjual

dan pembeli telah mencapai suatu

kesepakatan terkait dengan barang yang

akan dijual dan harga untuk penjualan

itu maka antara penjual dengan pembeli

sudah terjadi suatu perjanjian jual beli

atau perikatan jual beli dengan demikian

Tahapan pertama dalam proses jual beli

hak atas tanah adalah tercapainya suatu

kesepakatan antara pemilik tanah dengan

calon pembeli tentang hak atas tanah

yang akan dijual dan harga penjualannya

perjanjian jual beli ini nantinya akan

dilanjutkan dengan pembayaran harga

penjualan oleh pembeli dan selanjutnya

penyerahan barang dari penjual kepada

pembeli dalam praktik kesepakatan atau

perjanjian jual beli hak atas tanah

sering dibuat dalam bentuk tertulis

dalam sebuah dokumen yang bernama

perjanjian pengikatan jual beli hak atas

tanah atau yang sering disingkat dengan

nama

[Musik]

PPJB setelah terjadinya kesepakatan atau

dibuatnya perjanjian maka yang perlu

dilakukan selanjutnya adalah pembayaran

harga penjualan yang

disepakati dari pembeli kepada penjual

Hal ini tentu saja sama seperti

jual beli pada umumnya yang perlu

dicatat harga penjualan harus dilunasi

sebelum bisa masuk ke tahap berikutnya

dari jual beli dan kalau dalam PPJB atau

kesepakatan disepakati pembeli akan

membayar dengan cicilan tentu saja

penyerahan tanah tersebut harus menunggu

hingga seluruh cicilan selesai atau

dilunasinya seluruh harga penjual jualan

oleh pembeli kepada

penjual setelah seluruh harga penjualan

sudah dibayar dengan lunas oleh pembeli

kepada penjual maka proses jual beli hak

atas tanah dapat dilanjutkan ke tahapan

penyerahan hak atas tanah dari pemilik

tanah atau penjual kepada pembeli ini

adalah tahapan yang sangat penting untuk

dipahami dalam suatu transaksi jual beli

hak atas tanah karena sebagaimana yang

saya telah katakan sebelumnya ada proses

khusus untuk dapat melakukan penyerahan

dari penjual atau pemilik tanah kepada

pembeli hak atas tanah atau sebidang

tanah menurut hukum dianggap sebagai

Barang tidak bergerak berdasarkan pasal

616 617 dan 620 kitab undang-undang

hukum perdata penyerahan barang tidak

bergerak harus dilakukan dengan membuat

suatu akta otentik akta otentik adalah

akta yang bentuknya sudah ditetapkan

oleh undang-undang atau akta yang dibuat

di hadapan pejabat yang ditunjuk oleh

undang-undang lalu pertanyaannya Siapa

pejabat yang ditunjuk secara khusus oleh

peraturan perundang-undangan untuk

membuat akta dalam transaksi jual beli

hak atas tanah jawabannya adalah pejabat

pembuat akta tanah atau yang sering kita

dengar dengan nama PPAT Hal ini diatur

dalam ketentuan pasal 37 ayat 1

Peraturan Pemerintah Nomor 24 Tahun

1997 tentang pendaftaran tanah peralihan

hak atas tanah dan hak milik atas satuan

rumah susun melalui jual beli

tukar-menukar kbah pemasukan dalam

perusahaan dan perbuatan hukum

pemindahan hak lainnya kecuali

pemindahan hak melalui lelang hanya

dapat didaftarkan jika dibuktikan dengan

akta yang dibuat oleh PPAT c yang

berwenang Menurut ketentuan peraturan

perundang-undangan yang berlaku Jadi

dapat disimpulkan setelah dilunasinya

harga penjualan yang

disepakati dari pembeli kepada penjual

maka tahapan berikutnya yang dilakukan

adalah penyerahan hak atas tanah dari

pemilik tanah atau penjual kepada

pembeli dengan cara membuat Akta Jual

Beli hak atas tanah yang dibuat di

hadapan

PPAT dan Akta Jual Beli hak atas tanah

yang dibuat di hadapan PPAT ini sering

juga disebut dengan nama

AJB dan dengan ditanda tanganinya AJB

maka kepemilikan hak atas Tana sudah

secara sah beralih dari pemilik tanah

lama atau penjual kepada

pembeli

tetapi ada tahapan yang perlu dilakukan

selanjutnya khususnya bagi pembeli yaitu

pendaftaran balik nama sertifikat hak

atas tanah ke Badan Pertanahan Nasional

atau Kantor Pertanahan Saya mau bagikan

dahulu sedikit bukti kepemilikan suatu

hak atas tanah adalah sertifikat hak

atas tanah yang mana sertifikat hak atas

tanah ini dikeluarkan oleh B dan

pertanahan nasional atau Kantor

Pertanahan dalam sertifikat tercantum

data-data fisik dan data-data yuridis

dari hak atas tanah termasuk juga

tercantum Siapa nama pemilik hak atas

tanah tersebut karena dengan

ditandatanganinya AJB maka terjadi pula

peralihan kepemilikan hak atas tanah

kepada pembeli atau dengan demikian

sudah ada pemilik baru dari hak atas

tanah tersebut maka terdapat pula

pembaharuan data yuridis terkait dengan

hak atas tanah pembaharuan data yuridis

ini perlu diikuti dengan pembaharuan

data di dalam sertifikat hak atas tanah

khususnya terkait dengan data tentang

pemilik hak atas tanah di dalam

sertifikat tersebut oleh karena itu

setelah AJB ditandatangani maka pemilik

baru yaitu pembeli harus mendaftarkan

balik nama sertifikat hak atas tanah ke

Badan Pertanahan Nasional atau Kantor

Pertanahan yang mana nantinya Badan

Pertanahan Nasional akan memproses

permohonan tersebut hingga akhirnya

melakukan pencoretan nama pemilik hak

atas tanah yang lama di dalam sertifikat

dan menuliskan nama pemilik baru dari

hak atas tanah di dalam sertifikat

tersebut tersbut sertifikat yang sudah

dibalik nama akan diserahkan kepada

pembeli sebagai pemilik hak atas tanah

yang baru setelah dilakukannya proses

balik nama sertifikat hak atas tanah

maka sudah selesai juga proses jual beli

hak atas

tanah seluruh proses jual beli hak atas

tanah yang baru saja saya jelaskan ini

adalah apabila hak atas tanah tersebut

sudah didaftarkan atau sudah

bersertifikat dalam praktik sering atau

masih banyak ditemukan transaksi jual

beli tanah terhadap tanah-tanah atau

hak-hak atas tanah yang belum

bersertifikat tanah-tanah atau hak-hak

atas tanah yang belum bersertifikat

bukan berarti tidak dapat

ditransaksikan untuk jual beli tetapi

dalam prosesnya perlu ada tahapan

tambahan tahapan tambahan itu adalah

proses pendaftaran hak atas Tan tersebut

ke Badan Pertanahan Nasional atau Kantor

Pertanahan proses ini akan selesai

setelah Badan Pertanahan Nasional atau

Kantor Pertanahan menerbitkan sertifikat

hak atas tanah dan memberikannya kepada

pemilik tanah Namun sebagai catatan

proses pendaftaran hak atas tanah ini

bisa memakan waktu yang cukup lama bisa

berbulan-bulan bahkan bisa dalam

hitungan tahun baru setelah di ikat

selesai dikeluarkan oleh Badan

Pertanahan dan diberikan kepada pemilik

transaksi bisa dilanjutkan dan dalam hal

ini tergantung keadaannya apakah antara

penjual dan calon pembeli sudah ada

kesepakatan atau belum jika sudah ada

maka bisa dilanjutkan ke tahapan-tahapan

berikutnya seperti pembayaran dan

penyerahan demikian saya bagikan tentang

proses jual beli hak atas tanah menurut

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