Law. Human. Environment

Implications of public interest for the implementation of the registration of transfers of land rights due to inheritance by the Land Office

Novi Chintya Kurniawati, Hanif Nur Widhiyanti, Patricia Audrey Ruslijanto
Download article
Abstract

The registration of transfers of land rights due to inheritance plays a crucial role in the Indonesian land law system. The Regulation of the Government of the Republic of Indonesia No. 24 “On Land Registration” established two mechanisms for this process: the Deed of Joint Right Division and the Deed of Inheritance Property Division. This study aimed to analyse the factors that contribute to the reluctance of Land Offices to accommodate the Deed of Inheritance Property Division as a valid option for inherited land registration. A socio-legal research method was employed, involving interviews with Land Office officials and a review of relevant legal documents. It was found that, in practice, these regulations are not implemented consistently across all Land Offices, with some offices only recognising the Deed of Joint Right Division as a valid registration instrument. This inconsistency leads to administrative inefficiencies and financial burdens for the public, including prolonged procedures and double taxation due to the mandatory name change prior to the division of inheritance rights. Additionally, this study examined the impact of this practice on administrative efficiency and legal certainty for the public. The findings revealed that discrepancies in regulatory implementation across different Land Offices result in procedural inconsistencies in inherited land registration. The Jember Regency Land Office, for example, prioritises the Deed of Joint Right Division over the Deed of Inheritance Property Division on the grounds of legal prudence, despite existing regulations permitting both mechanisms. The study confirmed that registration using the Deed of Inheritance Property Division was more efficient, as it requires only a single administrative stage and prevents double taxation. From the perspective of Jeremy Bentham’s utilitarian theory, the Land Office’s restriction of registration options does not fully maximise public benefit. To enhance efficiency and legal certainty in Indonesia’s land administration system, policy harmonisation is essential. A more flexible approach should be adopted to ensure that individuals have the freedom to select the inheritance land registration mechanism best suited to their needs and circumstances

Keywords

inherited land registration; joint right division; inheritance property division; land and building acquisition duty; legal certainty

Suggested citation
Kurniawati, N.C., Widhiyanti, H.M., & Ruslijanto, P.A. (2025). Implications of public interest for the implementation of the registration of transfers of land rights due to inheritance by the Land Office. Law. Human. Environment, 16(1), 51-68. https://doi.org/10.31548/law/4.2024.51
References

[1] Ali, D.A., Deininger, K., Mahofa, G., & Nyakulama, R. (2021). Sustaining land registration benefits by addressing the challenges of reversion to informality in Rwanda. Land Use Policy, 110, article number 104317. doi: 10.1016/j.landusepol.2019.104317.

[2] Anggara, A., Sukarmi, S., & Ruslijanto, P.A. (2022). General standart changes of state-owned business entities based on general benefits. International Journal of Social Science Research and Review, 5(12), 347-356. doi: 10.47814/ijssrr.v5i12.690.

[3] Asiama, K.O., Bennett, R.M., Sevenbergen, J.A., & Da Silva Mano, A. (2019). Responsible consolidation of customary lands: A framework for land reallocation. Land Use Policy, 83, 412-423. doi: 10.1016/j.landusepol.2019.02.006.

[4] Atikah, I., Rizkia, N.D., Basri, B., Monteiro, J.M., Jaelani, E., & Silapurna, E.L. (2024). Introduction to socio-legal legal research methods. Retrieved from https://repository.penerbitwidina.com/ publications/569735/.

[5] Biddulph, R., & Hillbom, E. (2020). Registration of private interests in land in a community lands policy setting: An exploratory study in Meru district, Tanzania. Land Use Policy, 99, article number 104830. doi: 10.1016/j.landusepol.2020.104830.

[6] Choy, Y.K. (2018). Cost-benefit analysis, values, wellbeing and ethics: An indigenous worldview analysis. Ecological Economics, 145, 1-9. doi: 10.1016/j.ecolecon.2017.08.005.

[7] Clementine, J., & Putra, M.F.M. (2023). Land registration without an authentic deed: Proof of inheritance land transfer. Kertha Semaya: Journal Ilmu Hukum, 11(9), 2016-2030. doi: 10.24843/KS.2023.v11.i09.p02.

[8] Danghamsyah, E.K., & Tanaya, P.E. (2025). Analysis of the fees on acquisition of land and building rights (BPHTB) on the transfer of property rights due to the inheritance process. Kertha Semaya: Journal Ilmu Hukum, 12(12), 3397-3409. doi: 10.24843/KS.2024.v12.i12.p20.

[9] Eshafia, S.A., Masykur, M.H., & Susilo, H. (2024). The nature of the notary as a mediator in the settlement of disputes between parties. International Journal of Islamic Education, Research and Multiculturalism (IJIERM), 6(2), 567-594. doi: 10.47006/ijierm.v6i2.340.

[10] Fadhallah, R.A. (2021). Interview. Jakarta: UNJ Press.

[11] Habibah, H. (2022). Registration of transfer of land rights by inheritance. Journal of Administrative and Social Science, 3(1), 85-100. doi: 10.55606/jass.v3i1.10.

[12] ICC/ESOMAR. (2016). ICC/ESOMAR international code on market, opinion and social research and data analytics. Retrieved from https://esomar.org/uploads/attachments/ ckqtawvjq00uukdtrhst5sk9u-iccesomar-international-code-english.pdf.

[13] Kaawoan, Y.O., Wisnuwardhani, D.A., & Widhiyanti, H.N. (2024). Legal protection for substitute notaries in civil court proceedings. International Journal of Islamic Education, Research and Multiculturalism (IJIERM), 6(3), 846-865. doi: 10.47006/ijierm.v6i3.364.

[14] Lutfiah, P.H., Cahyandari, D., & Sjafiʼi, I.R. (2024). Notary/PPAT responsibility for misuse of tax fund custody by parties. International Journal of Islamic Education, Research and Multiculturalism (IJIERM), 6(2), 637-654. doi: 10.47006/ijierm.v6i2.355.

[15] Mahfufah, M. (2015). The position and function of the Wori sub-district head as a temporary land deed official (PPAT) in the process of making land deeds in North Minahasa Regency. Lex Et Societatis, 3(8), 76-87. doi: 10.35796/les.v3i8.9528.

[16] McCarthy, J.F., Dhiaulhaq, A., Afiff, S., & Robinson, K. (2022). Land reform rationalities and their governance effects in Indonesia: Provoking land politics or addressing adverse formalisation? Geoforum, 132, 92-102. doi: 10.1016/j.geoforum.2022.04.008.

[17] Nugroho, S.L., Istislam, I., & Dian, N. (2024). Legal implications of oral agreements prior to the making of grant deeds. Law Journal of the National Academy of Internal Affairs, 14(3), 66-77. doi: 10.56215/naia-chasopis/3.2024.66.

[18] Pratiwi, E., Negoro, T., & Haykal, H. (2022). Jeremy Bentham’s utilitarianism theory: Legal purpose or methods of legal products examination? Jurnal Konstitusi, 19(2), 268-293. doi: 10.31078/jk1922.

[19] Probe, R. (2022). In depth interview: Characteristics, purpose, and advantages. Retrieved from https://broadwayshr.com/blog/in-depth-interview/.

[20] Putri Saleh, T.A. (2023). The precautionary principle in issuing certificates of land rights that are in dispute in the PTSL Programme. UNES Law Review, 6(1), 3560-3571. doi: 10.31933/unesrev. v6i1.1156.

[21] Rahmi, R., & Sudjito, S. (2020). Juridical aspects of registration of transfer of land rights by inheritance. Jurnal Ilmu Hukum, 9(1), 63-76. doi: 10.30652/jih.v9i1.7868.

[22] Recruitese. (2024). Semi-structured interview – definition, overview & FAQ. Retrieved from https://recruitese.com/glossary/semi-structured-interview/.

[23] Regulation of the Government of the Republic of Indonesia No. 24 “On Land Registration”. (1997, July). Retrieved from https://peraturan.bpk.go.id/Details/56273/pp-no-24-tahun-1997.

[24] Regulation of the Government of the Republic of Indonesia No. 37 “On the Rules of the Office of the Deed-maker of the Land”. (1998, March). Retrieved from https://peraturan.bpk.go.id/Details/55057/pp-no-37-tahun-1998.

[25] Regulation of the Minister of Agrarian and Spatial Planning/Head of the National Land Agency of the Republic of Indonesia No. 16 “On the Third Amendment to Regulation of the Minister of Agrarian Affairs/Head of the National Land Agency Number 3 of 1997 on the Provisions for the Implementation of Government Regulation Number 24 of 1997 on Land Registration”. (2021, April). Retrieved from https://peraturan.bpk.go.id/Details/209808/permen-agrariakepala-bpn-no-16-tahun-2021.

[26] Roestamy, M., Martin, A.Y., Rusli, R.K., & Fulazzaky, M.A. (2022). A review of the reliability of land bank institution in Indonesia for effective land management of public interest. Land Use Policy, 120, article number 106275. doi: 10.1016/j.landusepol.2022.106275.

[27] Sholihah, A. (2021). Implementation of registration of transfer of land rights due to inheritance in connection with the deed of division of joint rights (APHB) in Semarang City. (Master diploma, Sultan Agung Islamic University Semarang, Semarang, Indonesia).

[28] Suryaningsih, R.L., Hadi, T.S., & Jamin, M. (2015). The role of PPAT in the process of joint titles of inherited land in Surakarta. Repertorium, 3, 108-122.