PRIVATE SALES DEEDS IN LAND DISPUTES: WEAKNESSES IN EVIDENCE AND REGISTRATION OBSTACLES

Sulani Sulani; Didit Darmawan; Suwito Suwito; Rahayu Mardikaningsih; Elly Christanty Gautama

doi:10.53363/bureau.v5i3.867

Authors

Sulani Sulani Universitas Sunan Giri Surabaya
Didit Darmawan Universitas Sunan Giri Surabaya
Suwito Suwito Universitas Sunan Giri Surabaya
Rahayu Mardikaningsih Universitas Sunan Giri Surabaya
Elly Christanty Gautama Universitas Sunan Giri Surabaya

DOI:

https://doi.org/10.53363/bureau.v5i3.867

Keywords:

Private Deed, Notarial Deed, Land Sale and Purchase, Land Registration, Evidence, Ownership Dispute, Legal Certainty.

Abstract

This normative legal study examines the validity of private deeds of sale and purchase (AJB) and their standing as evidence in land ownership disputes in Indonesia. Utilizing a qualitative literature review, the research analyzes primary regulations including the Civil Code, the Agrarian Law, and the Land Registration Government Regulation. The findings reveal a fundamental legal hierarchy between notarial/PPAT deeds and private deeds. Notarial deeds possess perfect evidentiary strength, executive force, and are the sole legal basis for registering land rights transfer at the Land Office. Conversely, private deeds have only relative evidentiary value, contingent upon signature authentication and corroborating evidence. The legal consequence is severe: transactions based on private deeds cannot be registered, preventing the legal transfer of ownership and leaving the buyer without formal state protection. In court disputes, private deeds are treated as preliminary evidence but are insufficient to establish ownership; judges typically order the creation of a notarial deed or award compensation rather than directly granting property rights. The study concludes that while private deeds may prove the existence of a contractual agreement, they fail to produce the definitive legal effects of notarial deeds, especially concerning land registration and conclusive proof of title. This legal uncertainty underscores the critical importance of formalizing land transactions through authorized officials to ensure security of tenure and prevent protracted disputes.

Downloads

Download data is not yet available.

References

Al Imron, Y. (2022). Legal Consequences of Default in Land Sale and Purchase Agreements Under the Hand. International Journal of Educational Research and Social Sciences. https://doi.org/10.51601/ijersc.v3i4.445

Al-Mursyidi, F. M., & Yaqin, K. (2024). Konsep Hukum dalam Pelaksanaan Peralihan Hak Atas Tanah Karena Jual Beli. https://doi.org/10.59246/aladalah.v2i2.814

Anandari, D. H., Sulistyono, A., & Suraji, S. (2023). Violation of Legal Certainty in the Sale and Purchase Deed made by the Land Deed Officer (PPAT). West Science Law and Human Rights. https://doi.org/10.58812/wslhr.v1i04.327

Anggusti, M., Nababan, R., & Ntuacademy, M. (2022). Resiko Disalah Gunakan Sertifikat Hak Milik Tanah yang Tidak Dibalik Nama dan Upaya Hukum yang Ditempuh. Nommensen Journal of Legal Opinion. https://doi.org/10.51622/njlo.v3i2.2376

Annas, M. M., Kamello, T., Purba, H., & Saidin. (2025). Legal Validity of Transfer of Land Rights Based on a Deed of Sale and Purchase Agreement That Has Been Canceled According to Indonesian Positive Law. Journal of Ecohumanism. https://doi.org/10.62754/joe.v4i1.6027

Antoni, M. A., Rahmatiar, Y., & Abas, M. (2024). Legal Protection for Heirs Against the Transfer of Land Ownership Rights Through Underhand Sales and Purchase Agreements Without the knowledge of the heirs (Study Decision Number 41/PDT.G/2020/PN CELL). Journal of Law, Poliitic and Humanities. https://doi.org/10.38035/jlph.v4i4.416

Arrahman, A., Kurniawan, B., Faradilla, A., Rafli, M., & Alakbar, L. (2023). Penyelesaian Sengketa Peralihan Hak Atas Tanah Melalui Jual Beli di Bawah Tangan. Consensus. https://doi.org/10.46839/consensus.v1i4.22

Arthur, A., Sukamto, H., & Napitupulu, D. R. W. (2024). Implikasi Hukum Transaksi Jual Beli Tanah tanpa PPAT dalam Konteks Hukum Agraria Indonesia. Jurnal Syntax Admiration. https://doi.org/10.46799/jsa.v5i12.1639

Aryanto, Darmawan, D., Saputra, R., Putra, A. R., & M. Irfan. (2023). Legal Analysis of Consumer Protection and the Legal Consequences of Default in House Sale-Purchase Agreements by Business Actors. Journal of Social Science Studies, 3(2), 31-38.

Asael, M., & Suhadi, S. (2025). Validity Of Land Sale and Purchase Deed in Transactions with Unpaid Balance. Law Research Review Quarterly. https://doi.org/10.15294/llrq.v11i2.27242

Benda-Beckmann, F. von, & Benda-Beckmann, K. von. (2006). Social Security Between Past and Future: Ambonese Networks of Care and Support. LIT Verlag.

Budidarmo, W., & Kalyana, L. (2024). The Authority of a Notary in the Creation of Deeds in the Field of Land Affairs. https://doi.org/10.62951/ijlcj.v1i3.177

Burns, T., & Dalrymple, K. (2008). Conceptualising Rurality in Development: Land Titling and the State in Indonesia. The Journal of Peasant Studies, 35(2), 346–370. https://doi.org/10.1080/03066150802151159

Choirunnisa, C., & Halim, A. (2022). Kajian Pemahaman Masyarakat Terhadap Kekuatan Pembuktian Akta di Bawah Tangan di Pengadilan. Jurnal Hukum dan Kenotariatan. https://doi.org/10.33474/hukeno.v6i1.11259

Crotty, M. (1998). The Foundations of Social Research: Meaning and Perspective in the Research Process. Sage Publications.

Darmawan, D., Saputra, R., Putra, A. R., & Irfan, M. (2023). Legal Analysis of Consumer Protection and the Legal Consequences of Default in House Sale-Purchase Agreements by Business Actors. Journal of Social Science Studies, 3(2), 31-38.

Dirgantara, F., Putra, A. R., Darmawan, D., Khayru, R. K., & Wibowo, A. S. (2025). Peran Hukum Kepailitan dan Penundaan Kewajiban Pembayaran Utang (PKPU) dalam Penyelesaian Sengketa Utang Piutang di Indonesia. Lex Stricta: Jurnal Ilmu Hukum, 4(1), 149-160.

Fitzpatrick, D. (2005). Beyond Dualism: Land Acquisition and Law in Indonesia. In T. Lindsey (Ed.), Law and society in Indonesia (pp. 74–95). Federation Press.

Girinatha, D. G. W., & Renaya, N. (2023). Authentic Deed of Authority to Sell Independently in Making a Deed of Sale and Purchase. Jurnal Notariil. https://doi.org/10.22225/jn.8.2.2023.82-91

Hidayat, T., Makkawaru, Z., & Tira, A. (2024). Akibat Hukum Perjanjian Jual Beli Tanah yang Dilakukan Tidak Dihadapan Pejabat Pembuat Akta Tanah. Clavia. https://doi.org/10.56326/clavia.v22i2.4053

Holleman, J. F. (Ed.). (1981). Van Vollenhoven on Indonesian Adat Law. Springer.

Husin, A. M., Subagiyo, D. T., & Sariono, J. N. (2025). The Legal Force of Land Sale and Purchase Receipts in Related Land Control. International Journal of Judicial Law. https://doi.org/10.54660/ijjl.2025.4.4.70-79

Irfansyah, M. F., Darmawan, D., & Hardyansah, R. (2024). Implementation of the Principle of Good Faith in Contract Performance. Bulletin of Science, Technology and Society, 3(2), 51–56.

Islamy, A. (2024). The Position of the PPAT Deed in its Function as a Means Of Evidence and its Registration Contains Juridical Defects. JIHAD: Jurnal Ilmu Hukum dan Administrasi. https://doi.org/10.58258/jihad.v6i3.7068

Khusna, L., Sudjai, S., Sulani, S., Mujito, M., & Mardikaningsih, R. (2025). Juridical Responsibilities and Ethical Implications of Notaries in Making Deeds of Sale and Purchase of Customary Land Without Certificate of Ownership in Indonesia. International Journal of Service Science, Management, Engineering, and Technology, 8(1), 9-14.

Kurniawan, M. A., Darmawan, D., & Negara, D. S. (2024). The Principle of Division of Obligations and Consumer Protection in Product Distribution Agreements: A Study of Business Law and Its Practice in Indonesia. Journal of Social Science Studies, 4(1), 219-226.

Masud, M. M., Sutarni, N., & Hidayat, M. F. (2022). Peralihan Hak Milik Atas Tanah Melalui Perjanjian Jual Beli di Bawah Tangan dan Akibat Hukumnya. Jurnal Bedah Hukum. https://doi.org/10.36596/jbh.v6i1.710

Miles, M. B., & Huberman, A. M. (1994). Qualitative Data Analysis: An Expanded Sourcebook (2nd ed.). Sage Publications.

Mohammad, N. L. B. (2023). Community Perspectives on Redistributive Justice and Institutional Credibility in Remote Land Policy Implementation. Journal of Social Science Studies, 3(2), 47-54.

Nasution, H. C. (2025). Perlindungan Hukum Terhadap Pembeli dalam Jual Beli Hak Atas Tanah di Bawah Tangan Menurut Undang-Undang Pokok Agraria Nomor 5 Tahun 1960. Mediation. https://doi.org/10.51178/mjol.v3i3.2351

Prabowo, J. W., Putra, A. R., Khayru, R. K., Negara, D. S., & Wibowo, A. S. (2024). Legal Position of Concurrent Creditors, Rights Protection Constraints, and Curator Responsibilities in the Bankruptcy Asset Management System. Studi Ilmu Sosial Indonesia Manajemen, 4(2), 79–96.

Prakoso, C. A., Adonara, F. F., & Effendi, A. (2024). Legal Protection for Land Buyers whose Sale and Purchase Deeds are Not Registered at the Land Office. Aurelia. https://doi.org/10.57235/aurelia.v3i2.2725

Pratika, D., Suwito, S., & Hardyansah, R. (2024). Tanggung Gugat Sengketa Hak Pertanahan Terhadap Pembeli yang Beritikad Baik. ManBiz: Journal of Management and Business, 3(3), 501-511.

Priyanto, A., Negara, D. S., Darmawan, D., Putra, A. R., & Irfan, M. (2023). Legal Protection of Creditors in the Insolvency Process of Savings and Loan Cooperatives. Journal of Social Science Studies, 3(1), 69-74.

Putra, A. R., & Arifin, S. (2023). Ethical Principles in Corporate Financial Management: A Literature Study on Investment and Risk. Journal of Social Science Studies, 3(2), 221-226.

Putri, Z. I., & Sumanto, L. (2024). Peralihan Hak Milik Atas Tanah di Bawah Tangan. Jurnal Hukum Nawasena Agraria. https://doi.org/10.25105/jhna.v2i1.22485

Republik Indonesia. (1960). Undang-Undang Nomor 5 Tahun 1960 tentang Peraturan Dasar Pokok-Pokok Agraria. Lembaran Negara Republik Indonesia Tahun 1960 Nomor 104, Tambahan Lembaran Negara Republik Indonesia Nomor 2043.

Republik Indonesia. (1996). Undang-Undang Nomor 4 Tahun 1996 tentang Hak Tanggungan atas Tanah Beserta Benda-Benda yang Berkaitan dengan Tanah. Lembaran Negara Republik Indonesia Tahun 1996 Nomor 42, Tambahan Lembaran Negara Republik Indonesia Nomor 3632.

Republik Indonesia. (1997). Peraturan Menteri Negara Agraria/Kepala Badan Pertanahan Nasional Nomor 3 Tahun 1997 tentang Ketentuan Pelaksanaan Peraturan Pemerintah Nomor 24 Tahun 1997 tentang Pendaftaran Tanah.

Republik Indonesia. (1997). Peraturan Pemerintah Nomor 24 Tahun 1997 tentang Pendaftaran Tanah. Lembaran Negara Republik Indonesia Tahun 1997 Nomor 59, Tambahan Lembaran Negara Republik Indonesia Nomor 3696.

Republik Indonesia. Kitab Undang-Undang Hukum Perdata.

Retnowati, T., & Boediningsih, W. (2022). The Power of Law to Buy Land a Knock-Off Who is Not Recognized for Sale Bought it by a Vendor’s Heir. Yurisdiksi: Jurnal Wacana Hukum dan Sains. https://doi.org/10.55173/yurisdiksi.v17i4.89

Rini, I. (2023). The Evidentiary Power of an Authentic Deed Buying and Selling Land in the Digital Age. EAJMR East Asian Journal of Multidisciplinary Research. https://doi.org/10.55927/eajmr.v2i7.5301

Rizky, M. C., & Darmawan, D. (2024). Legal Aspects and Implementation of an Effective and Fair House Lease Agreement. Jurnal Hukum Lex Generalis, 5(10).

Sani, R. K., Halim, A. N., & Ridwan, R. (2025). Kepastian Hukum Atas Jual Beli terhadap Pembeli yang Belum Melakukan Balik Nama Berdasarkan Peralihan Hak yang Dibuat di Bawah Tangan. Jurnal Pengabdian Masyarakat Dan Riset Pendidikan. https://doi.org/10.31004/jerkin.v4i1.2589

Saputra, R., Pakpahan, N. H., Hardyansah, R., Darmawan, D., & Dirgantara, F. (2022). Comparison of Mediation and Litigation in Dispute Resolution: The Impact of Culture on Fairness and Acceptability of Outcomes in Multicultural Societies. Journal of Social Science Studies, 2(2), 107-114.

Sari, N., Kosasih, J. I., & Agung, A. A. I. (2025). Juridical Analysis of the Use of Deed Under Hand as the Basis for Making PKR Deed in the Form of Authentic Deed by Notary in the Conception of Legal Certainty. Journal of Political and Legal Sovereignty. https://doi.org/10.38142/jpls.v3i3.345

Shofianingrum, R., & Sudirman, M. (2024). Implikasi Hukum Akta Jual Beli yang Tidak Ditandatangani di Hadapan Pejabat Pembuat Akta Tanah Sementara.Jurnal USM Law Review. https://doi.org/10.26623/julr.v7i3.10975

Silverman, D. (2013). Doing Qualitative Research: A Practical Handbook (4th ed.). Sage Publications.

Slaats, H., & Portier, K. (1992). The Role of Law in Land Transactions: A Comparison Between Papua New Guinea and Indonesia. Journal of Legal Pluralism and Unofficial Law, 24(32), 1–45. https://doi.org/10.1080/07329113.1992.10756421

Syariffudin, M. A. A., Saktiawan, P., Waskito, S., Rizky, M. C., & Sudjai. (2025). Legal Protection and Prevention of Dispute Risk in Shop House Lease Agreement. Studi Ilmu Sosial Indonesia Manajemen, 5(1), 73–92.

Wahid, A. I., Mahka, Muh. F. R., & Sufriaman, S. (2024). Responsibilities of Notaries as a Public Official in Making Authentic Deeds. JIHAD: Jurnal Ilmu Hukum dan Administrasi. https://doi.org/10.58258/jihad.v6i2.6936

Wahyuningsih, R. I., Tanuwijaya, F., & Azizah, A. (2024). The Validity of a Deed of Sale and Purchase Made by a Official Certifier of Title Deeds Before the Land and Building Acquisition Duty (BPHTB) is Paid. International Journal of Social Science and Education Research Studies. https://doi.org/10.55677/ijssers/v04i5y2024-10

Yuningsih, D., Ruliah, Suciati, S. M., Sukring, & Widyastuti, E. (2024). Peningkatan Pengakuan Hukum Peralihan Hak Atas Tanah Tidak Akta Pejabat Pembuat Akta Tanah. Halu Oleo Law Review. https://doi.org/10.33561/holrev.v8i1.108