Electronic Theses and Dissertation

PELAKSANAAN KEWAJIBAN PEJABAT PEMBUAT AKTA TANAH
MEMBACAKAN AKTA JUAL BELI TANAH DI HADAPAN
PENGHADAP DI ACEH BESAR

Cut Riska Yulanda


Ilyas


Zahratul Idami



ABSTRAK
Pejabat Pembuat Akta Tanah (PPAT) merupakan pejabat umum yang diberi
kewenangan oleh negara untuk membuat akta-akta autentik mengenai perbuatan
hukum tertentu yang berkaitan dengan hak atas tanah, sebagaimana diatur dalam
Pasal 22 Peraturan Pemerintah (PP) Nomor 37 Tahun 1998 sebagaimana telah
diubah dengan Peraturan Pemerintah Nomor 24 Tahun 2016. Salah satu kewajiban
fundamental PPAT dalam proses pembuatan akta adalah membacakan atau
menjelaskan isi Akta Jual Beli (AJB) di hadapan para penghadap sebelum akta
ditandatangani. Sebagaimana tercermin dalam perkara Putusan Pengadilan Negeri
Jantho Nomor 7/Pdt.G/2024/PN Jth yang terjadi di wilayah Aceh Besar.
Penelitian ini bertujuan untuk menjelaskan akibat hukum terhadap PPAT
yang tidak membacakan AJB tanah di hadapan penghadap di Aceh Besar, tanggung
jawab PPAT dalam membacakan akta jual beli tanah di hadapan penghadap serta
implikasinya terhadap kekuatan pembuktian dan keautentikan akta, dan
pertimbangan hakim dalam Putusan Nomor 7/Pdt.G/2024/PN Jth terkait
pelaksanaan kewajiban PPAT membacakan akta.
Metode penelitian yg digunakan adalah penelitian hukum empiris dengan
pendekatan yuridis sosiologis. Data primer diperoleh melalui wawancara
mendalam dengan sejumlah PPAT/Notaris yang berkedudukan di Aceh Besar, serta
kuasa hukum dan pihak-pihak terkait. Data sekunder diperoleh melalui studi
kepustakaan terhadap peraturan perundang-undangan, doktrin hukum kenotariatan,
putusan pengadilan, serta literatur ilmiah yang relevan.
Hasil penelitian menunjukkan tiga temuan utama. Pertama, PPAT yang
tidak melaksanakan kewajiban membacakan Akta Jual Beli tanah di hadapan
penghadap menimbulkan akibat hukum berupa kekuatan pembuktian akta dari akta
autentik menjadi akta di bawah tangan atau kehilangan kekuatan pembuktian
sempurna sebagaimana dimaksud Pasal 1870 KUH Perdata, timbulnya cacat formil
dalam prosedur pembuatan akta yang berpotensi menjadi dasar pembatalan akta
melalui pengadilan. Tanggung jawab administratif berupa sanksi teguran,
peringatan tertulis, hingga pemberhentian dari jabatan, tanggung jawab perdata
berdasarkan Pasal 1365 KUH Perdata tentang perbuatan melawan hukum (PMH)
apabila terbukti menimbulkan kerugian, serta tanggung jawab etik atas pelanggaran
kode etik jabatan PPAT. Kedua, ketidakpatuhan terhadap kewajiban pembacaan
akta berimplikasi langsung terhadap keautentikan akta PPAT. Akta yang tidak
dibacakan tidak lagi memenuhi syarat formal Pasal 1868 KUH Perdata sebagai akta
autentik, sehingga dapat dibantah di hadapan pengadilan. Pihak-pihak yang
dirugikan akibat peralihan hak yang cacat hukum berhak memperoleh perlindungan
hukum baik secara preventif maupun represif, termasuk melalui tuntutan
pembatalan akta dan gugatan ganti rugi. Ketiga, dalam Putusan Nomor
7/Pdt.G/2024/PN Jth, majelis hakim mempertimbangkan bahwa tidak
dilaksanakannya kewajiban pembacaan dan penjelasan akta oleh PPAT kepada para
penghadap. Putusan ini sekaligus menegaskan bahwa pembacaan akta bukan
sekadar formalitas, melainkan merupakan syarat substantif yang apabila dilanggar
menimbulkan tanggung jawab hukum konkret bagi PPAT.
Disarankan kepada PPAT agar senantiasa meningkatkan kepatuhan
terhadap kewajiban membacakan dan menjelaskan isi akta di hadapan para
penghadap serta memperkuat penerapan prinsip kehati-hatian (prudential
principle) dalam setiap tahapan pembuatan akta bagi regulator dan instansi
pengawas, agar memperkuat mekanisme pengawasan dan penegakan sanksi
administratif terhadap PPAT yang terbukti melanggar kewajiban prosedural
jabatannya, serta bagi masyarakat, agar meningkatkan pemahaman tentang hak-hak
mereka sebagai penghadap dalam proses pembuatan akta tanah, guna mencegah
kerugian dalam peralihan hak atas tanah yang disebabkan oleh kelalaian pejabat
berwenang.


Kata Kunci: Pejabat Pembuat Akta Tanah, Pembacaan Akta Jual Beli, Penghadap.

IMPLEMENTATION OF LAND DEED OFFICIALS' OBLIGATION TO READ OUT SALE AND PURCHASE DEED OF LAND BEFORE THE APPEARERS IN ACEH BESAR Cut Riska Yulanda  Ilyas  Zahratul Idami  ABSTRACT The Land Deed Official (Pejabat Pembuat Akta Tanah/PPAT) is a public official granted authority by the state to draw up authentic deeds concerning certain legal acts relating to land rights, as regulated in Article 22 of Government Regulation (PP) Number 37 of 1998 as amended by Government Regulation Number 24 of 2016. One of the fundamental obligations of a PPAT in the deedmaking process is to read out or explain the contents of the Sale and Purchase Deed (Akta Jual Beli/AJB) before the appearers prior to the signing of the deed. This is reflected in the case of Jantho District Court Decision Number 7/Pdt.G/2024/PN Jth, which occurred in the Aceh Besar region. This study aims to examine: the legal consequences for a PPAT who fails to read out the land Sale and Purchase Deed before the appearing parties in Aceh Besar; the PPAT's responsibility in reading out the deed and its implications for the evidentiary weight and authenticity of the deed; and the judges' considerations in Decision Number 7/Pdt.G/2024/PN Jth regarding the implementation of the PPAT's obligation to read out the deed. The research method used is empirical legal research with a socio-juridical approach. Primary data were obtained through in-depth interviews with a number of PPATs/Notaries based in Aceh Besar, as well as legal counsel and related parties. Secondary data were obtained through library research on laws and regulations, notarial legal doctrine, court decisions, and relevant scientific literature. The research results show three main findings. First, a PPAT who fails to carry out the obligation to read out a land Sale and Purchase Deed before the appearers gives rise to legal consequences in the form of a change in the evidentiary force of the deed from an authentic deed to a private deed (akta di bawah tangan), or the loss of perfect evidentiary force as referred to in Article 1870 of the Civil Code, the emergence of formal defects in the deed-making procedure that may potentially serve as grounds for annulment of the deed through the courts. This includes administrative liability in the form of sanctions ranging from reprimands and written warnings to dismissal from office, civil liability under Article 1365 of the Civil Code concerning unlawful acts (perbuatan melawan hukum/PMH) if proven to have caused losses, as well as ethical liability for violations of the PPAT professional code of conduct. Second, non-compliance with the obligation to read out the deed has direct implications for the authenticity of the PPAT's deed. A deed that is not read out no longer meets the formal requirements of Article 1868 of the Civil Code for an authentic deed, and can therefore be contested before the court. Parties harmed by a legally defective transfer of rights are entitled to legal protection, both preventive and repressive, including through claims for annulment of the deed and lawsuits for damages. Third, in Decision Number 7/Pdt.G/2024/PN Jth, the panel of judges considered that the PPAT's failure to carry out the obligation to read out and explain the deed to the appearers [was a determining factor in the ruling]. This decision also affirms that the reading out of the deed is not merely a formality, but constitutes a substantive requirement, the violation of which gives rise to concrete legal liability for the PPAT. It is recommended that PPATs consistently comply with their obligation to read and explain the contents of deeds before the appearing parties and strengthen the application of the prudential principle throughout every stage of deed preparation. Regulators and supervisory authorities are encouraged to reinforce monitoring mechanisms and the enforcement of administrative sanctions against PPATs who violate procedural obligations. In addition, the public should enhance their understanding of their rights as appearing parties in the land deed execution process to prevent losses arising from negligence by authorized officials. Keywords: Land Deed Official, Reading Out of Sale and Purchase Deed, Appearer.