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OWNERSHIP OF LAND RIGHTS BY FOREIGNERS USING THE NAME OF INDONESIAN CITIZENS
Abstract
National land law prohibits land ownership by foreigners, in accordance with Article 9 of the Agrarian Law, which states that only Indonesian citizens can own property rights to land. Meanwhile, Article 26 Paragraph (2) of the Agrarian Law also prohibits the transmission of land ownership rights from Indonesian citizens to foreigners, either directly or indirectly. However, many foreigners control land through certain agreements made before a notary or PPAT. This research is intended to determine and evaluate the validity of land rights acquisition by foreigners and the legal consequences of such acquisition if certain agreements are used. The research method in this research uses a normative legal approach, which focuses on examining legal norms and analyzing library materials to examine the application of positive law. This research indicates that even though formally land ownership by foreigners can be considered legal, it violates Article 26 Paragraph (2) of the Agrarian Law because it is an indirect way to transmit property rights to foreigners. As a legal consequence, land ownership by foreigners through certain agreements is considered null and void, as evidenced in Gianyar District Court Decision Number 259/Pdt.G/2020/PN.Gin because it does not fulfill the objectual requirements under Article 1320 of the Civil Code.
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Perkembangan Zaman tidak hanya membawa perubahan dalam berbagai aspek kehidupan, melainkan juga perubahan pada aturan-aturan perundang-undangan. Perubahan akan aturan perundang-undangan yang ada saat ini diharapkan dapat meningkatkan perekonomian melalui investasi baik dari dalam ataupun luar negeri disamping kondisi pandemi Covid-19. Lahirnya Undang-Undang Nomor 11 Tahun 2020 tentang Cipta Kerja (UU CipKer) pada Paragraf 3 tentang Satuan Rumah Susun untuk Orang Asing Pasal 143-145 membawa perluasan makna bagi kepemilikan Hak Milik atas Satuan Rumah Susun (HMSRS), Peralihan hak serta penjaminannya sangat luas pemaknaannya hingga timbul ketidakpastian hukum khusunya bagi WNI. Untuk itu perlu dibahas untuk diketahui perluasan makna dalam pemberian kepemilikan HMSRS, peralihan hak serta penjaminan yang diberikan kepada orang asing. Metode penelitian yang digunakan yaitu penelitian hukum normatif dengan pendekatan undang-undang dan konseptual. Penelitian ini mempunyai isu hukum yaitu akibat hukum diberikan hak milik dan peralihan atas HMSRS kepada orang asing. Hasil penelitian ini, yaitu bahwa dengan diberikannya HMSRS kepada Orang Asing, dapat mengurangi kesejahteraan rakyat dalam mendapatkan tempat tinggal. Kedua, Peralihan Hak atas Tanah dan penjaminan khususnya HMSRS yang diberikan untuk dan antar Orang Asing dapat membawa ketidakpastian hukum, terlebih tidak diaturnya aturan mengenai jelasnya peralihan dan penjaminan yang dapat dilakukan.
Technologically, a multi-storey building system whose spaces can be used individually has long been known in Indonesia. The system of building ownership is a single ownership system that is now being developed which is ownership of a multi-storey building with shared property, which is called rumah susun, condominium, or strata title. Ownership of Satuan Rumah Susun (HMSRS) is a new institution of material rights, this HMSRS is individual and separate, in addition to ownership of the apartment unit the ownership rights to the apartment unit (HMSRS) concerned also include joint ownership of what is called a joint part, shared objects, and shared land where all are inseparable from the SRS concerned.ABSTRAKSecara teknologi, sistem Gedung bertingkat yang ruang-ruangnya dapat dipakai secara individu sudah lama dikenal di Indonesia. Sistem pemilikan Gedung tersebut adalah sistem pemilikan tunggal yang sekarang dikembangkan adalah kepemilikan Gedung bertingkat dengan milik bersama, yang disebut dengan rumah susun, kondominium, atau strata title. Hak Milik Satuan Rumah Susun (HMSRS) merupakan suatu Lembaga baru hak kebendaan, HMSRS ini bersifat perorangan dan terpisah, selain pemilikan atas satuan rumah susun hak pemilikan atas satuan rumah susun (HMSRS) yang bersangkutan meliputi juga kepemilikan bersama atas apa yang disebut bagian bersama, benda bersama, dan tanah bersama di mana semuanya merupakan suatu kesatuan yang tidak terpisahkan dengan SRS yang bersangkutan.
This writing aims to find out how land ownership rights for Foreign Citizens as regulated in the Agrarian Basic Law (UPPA) Number 5 of 1960, in the UPPA regulate the prohibition on land ownership for Foreign Citizens. This is to reduce the existence of ownership rights to land for foreigners. Because in addition to keeping the land of Indonesian citizens not controlled by the foreigners also helping Indonesian citizens to be able to use their land to support their lives. Prohibition of land ownership rights for foreign nationals as stipulated in Article 21 of the BAL there are also exceptions to the prohibition, foreigners can use the right to use to build buildings or open a business. The method used is the empirical normative legal research method, namely the incorporation of normative legal provisions (laws) with empirical elements (legal events in society/social elements).
This paper is going to discuss the sorts of land rights recognized by laws and the implementation of such rights and recopceptualisation related to the land reform program. Library and field researches are conducted to obtain the data. Library research is conducted by exploring the relevant laws and literatures while field research is conducted by interviewing relevant informants. The research shows that there are about 13 rights of the land that can be found in the regulations. Most of the rights on land is based on customary law which has communal concept. However, amongst such rights in the implementation still faces unjust in dividing its benefit, there is a tendency to increase the gap in owning the land and to disobey the need of housing that more complex in the limited number of it; hence the reconceptualisation is required for the rights.
Keywords: Recopceptualisation; Land Rights; Law Reform
ABSTRAK
Tulisan ini dimaksudkan untuk menjelaskan mengenai macam-macam hak atas tanah yang dikenal dalam ketentuan perundang-undangan, pelaksanaan berbagai macam hak atas tanah tersebut dan rekonseptualisasi hak-hak atas tanah dikaitkan dengan restrukturisasi penguasaan tanah. Untuk mendapatkan data bagi kepentingan penulisan ini dilakukan penelitian kepustakaan dan penelitian lapangan. Penelitian kepustakaan dilakukan dengan cara menelaah ketentuan perundang-undangan dan literatur yang relevan, sedangkan penelitian lapangan dilakukan dengan cara mewawancarai para nara sumber yang terkait. Hasil penelitian menunjukkan bahwa paling tidak terdapat 13 (tiga belas) macam hak atas tanah yang terdapat pengaturannya dalam ketentuan perundang-undangan. Sebagian besar hak-hak atas tanah tersebut bersumberkan pada hukum adat yang berkonsepsi kumunalistik. Namun diantara hak-hak atas tanah tersebut dalam pelaksanaannya ada yang masih mengandung unsur pemerasan, cenderung semakin meningkatkan ketimpangan dalam penguasaan tanah dan cenderung tidak dapat mengakomodir kebutuhan tanah yang semakin komplek dalam keterbatasan ketersediaannya, karena itu diperlukan rekonseptualisasi hak-hak atas tanah.
Kata kunci: Rekonseptualisasi; Hak Atas Tanah; Pembaharuan Hukum
Land or land rights can be obtained by someone as an heir, either a biological child or a living spouse, either individually or jointly between the biological child and the living spouse. The acquisition of property rights over land occurs through inheritance, which is the transfer of land rights due to the death of a person or heir who holds land rights. The objective of this research is to identify and analyze the regulation of land ownership rights for foreign nationals according to Article 21 Paragraph 3 of the Basic Agrarian Law (UUPA) and to identify and comprehend the implementation of land ownership rights by the State for foreign nationals at the Badung Regency Land Office. This research applies empirical legal research method with statutory approach, legal concept analysis and factual approach. The results of this research indicate that the regulation of the acquisition of property rights to land for foreign nationals according to Article 21 Paragraph 3 of the Basic Agrarian Law is that heirs with foreign citizenship are obliged to relinquish the right within a period of 1 year since the loss of Indonesian citizenship. The implementation of the granting of land ownership rights by the State for foreign nationals in the Badung Regency Land Office is that a foreign national may receive inheritance of land and/or buildings with property rights status (such as a house). However, within one year, the foreign national must transfer his/her rights to the land and/or building to another person.
This research is entitled The Characteristics of Ownership Rights of Foreign Citizen Apartment Units domiciled in Indonesia and is based on normative research through the Legislative Approach and Conceptual Approach. In this study, we will discuss the problems between the Laws and Regulations, namely Law No. 5 of 1960 and Law no. 11 of 2020 concerning Work Copyright and other implementing regulations that have no confirmation regarding the subject of Land Rights in the form of Building Use Rights. We already know that foreign citizens are not subjects who can have land rights in the form of building use rights, foreign citizens can only have Apartment Units on State Land or Management Rights with Building Use Rights or Use Rights. Based on these problems, two problem formulations are taken regarding (a) the ratio legis on ownership of Flat Units for Foreign Citizens domiciled in Indonesia; (b) Types of land rights that can be granted to foreign citizens for ownership of apartment units in Indonesia. It is hoped that the preparation of this thesis can produce legal problem solutions for foreign citizens who wish to establish Flats in Indonesia.
Indonesia is known to have a good resource potential. Nevertheless, it has turned out it is not enough to attract investors. All that should be coupled with the ease of the procedure, the availability of law and good services to investors. This study attempted to correlate between the government's policies of home ownership for foreign with efforts to increase investment. It is expected to be answered on how the residential home ownership for foreigners in Indonesia? and how the concept of home ownership for foreigners in order to accelerate the increase in investment in Indonesia ?. using scientific principles the results of this study explained that the application of positive law pertaining to houses and buildings have ignored the principle of horizontal separation adopted in BAL and customary law, in practice the ownership of homes and buildings tend to use the principle of sticking always attach rights to land with the house or building that is on it, this has resulted in WNA difficult to get home because the houses built over the right to use is limited. To overcome this problem needs to be realized registration of houses and buildings by awarding certificate proof of right to a home or building or property that can be transferred, charged to a right of material, to realize the ideals Article 8 UUBG by Presidential Decree as mandated in Article 12 paragraph 4 of the Indonesian Government Regulation No. 36 Year 2005 concerning the Implementing Regulations of Law BG. Thus the application of the principle of horizontal separation adopted in BAL and customary law, in practice the ownership of homes and buildings will allow foreigners have a house to attract foreign investment to invest in Indonesia. Finally with the ease is expected to have an impact on increased investment in Indonesia until this is less good, especially when compared with neighboring countries.
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