The Risks of Buying Land Without a Certificate:

In everyday life, it’s common to meet people who bought land many years ago and only made an AJB (Akta Jual Beli / Deed of Sale and Purchase) without continuing the process at the National Land Agency (BPN) to obtain an official land certificate. This may seem harmless, but it can lead to serious legal problems in the future.

What Is an AJB?

An AJB is an official document prepared before a Land Deed Official (PPAT) as proof of a land sale transaction. It shows the transfer of ownership rights between the seller and buyer. However, an AJB is not proof of legal ownership. Unless it is followed by a registration process at BPN, the buyer's name will not appear as the legal owner of the land.

AJB vs. Land Certificate

There is a key difference:

• AJB = Proof of transaction

• Land Certificate = Legal proof of ownership issued by BPN

Only the land certificate is recognized by the state as official ownership of land.

Risks of Relying Solely on an AJB

If you only hold an AJB and never proceed to the certification stage, you are exposed to several risks:

• The land is still legally registered under the seller's name at BPN.

• Legal disputes may arise—for example, if the seller’s heirs claim the land.

• It will be difficult to sell the land in the future without a valid certificate.

• You can’t use the land as collateral for a loan.

• You may fall victim to fraud, especially if the seller (or others) tries to resell the land.
  
  

Why Do Many People Skip Certification?

Some common reasons include:

• Lack of awareness about the importance of certification.

• Belief that holding the AJB is “safe enough.”

• Wanting to avoid additional costs (taxes, name transfer fees, BPN charges).

• Assuming that since they don’t plan to sell, certification is unnecessary.
  
  

What Should Be Done After AJB?

After executing the AJB, you should immediately:

1. Settle any taxes (PPh and BPHTB).

2. Process the name transfer at the local BPN office.

3. Apply for certification to officially become the legal owner.
   
   

Don’t Wait Too Long

Even if your transaction happened years ago, it is still possible to get the land certified. However, the longer you wait, the higher the chance of complications, such as:

• The seller is no longer reachable.

• Changes have occurred in the land’s legal or physical status.

• Important documents may be missing.
  
  

Conclusion

The AJB is important, but it’s not the final step. Only a land certificate issued by BPN gives you full and secure legal ownership. Don’t wait until problems arise—take action now.

If you currently only have an AJB, consult a trusted notary or PPAT to guide you through the certification process.