Legal Protection of The Buyer in The Land Sale and Purchase Agreement
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A Preliminary Sale and Purchase Agreement (Perjanjian Pengikatan Jual Beli, PPJB) for land is a legally binding agreement between a seller and a buyer entered into before the execution of the Deed of Sale and Purchase (Akta Jual Beli, AJB) and the formal transfer of land rights in accordance with applicable Indonesian law. In practice, buyers face various legal risks, including seller default, uncertainty regarding the legal status of land, the sale of the same property to another party, and failure to execute the AJB. This study aimed to analyze the legal status and binding force of the PPJB, identify the forms of legal protection available to buyers, and examine legal remedies in cases of contractual breach. The study employed a normative juridical approach involving qualitative analysis of relevant legislation and legal literature, including the Indonesian Civil Code (Kitab Undang-Undang Hukum Perdata, KUHPerdata), Law No. 5 of 1960 concerning Basic Agrarian Principles, Government Regulation No. 24 of 1997 concerning Land Registration, as amended by Government Regulation No. 18 of 2021, and related legal scholarship. The findings indicated that legal protection for buyers rested on three principal aspects: the validity and binding force of agreements under Articles 1320 and 1338 of the Civil Code, the application of good faith and due diligence in land transactions, and compliance with statutory procedures governing the transfer and registration of land rights. Preventive legal protection included verifying land ownership and legal status, establishing clear contractual provisions, and maintaining comprehensive transaction documentation. Remedial legal protection involved pursuing contractual performance, damages, or termination of the agreement, subject to applicable legal requirements. The study established that a PPJB was legally binding when it satisfied the relevant contractual validity requirements but did not, by itself, constitute a completed transfer of land rights. Accordingly, verification of land status, precise contractual drafting, proper documentation, and completion of the required land transfer and registration procedures were essential to strengthening legal certainty and protecting buyers' interests in land transactions.
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