10 Mandatory Checklist Items Before Signing a Sale and Purchase Deed (AJB)

The Sale and Purchase Deed — known in Indonesia as Akta Jual Beli (AJB) — is the legal document that marks the final point of a property transaction. Once the AJB is signed before a PPAT (Land Deed Official), the sale is considered legally binding and cannot simply be cancelled. This is exactly why the moment before signing the AJB is your last real opportunity to make sure everything is genuinely safe and in order.

Unfortunately, many homebuyers rush through this stage because they've already waited a long time and are eager to finally own their dream home. As a result, legal problems, disputes, or financial losses often surface only after the deed has been signed — when it's already too late to fix them.

This article presents 10 mandatory checklist items you must verify before signing the AJB, so your property transaction proceeds safely, legally, and free from future complications.

1. Verify the Certificate Is Original and Free of Problems

The first and most critical step is verifying the authenticity of the land certificate. Don't rely solely on a photocopy shown by the seller. Request to see the original certificate and conduct a direct check at the local National Land Agency office (BPN).

This verification will tell you:

• Whether the certificate is genuinely registered and valid

• Whether there are any blocks, seizures, or disputes recorded against the land

• Whether the certificate is currently being used as collateral at another bank

Many property fraud cases occur because of duplicate or counterfeit certificates that look visually convincing but are not actually registered in the BPN system.

2. Match the Seller's Identity With the Name on the Certificate

The name listed on the certificate must exactly match the identity of the seller who will sign the AJB. If the seller is representing another party — for example, selling an inheritance or a property belonging to deceased parents — make sure the following are in place:

• A valid power of attorney if the seller is acting on someone else's behalf

• An inheritance statement letter and consent from all heirs if the property is part of an inheritance

• A divorce decree or spousal consent letter if the property is jointly owned marital property

Overlooking this point can have serious consequences — the transaction could later be challenged by a third party who genuinely holds rights over the property.

3. Check the Land and Building Tax (PBB) Payment Status

Before signing the AJB, make sure that PBB has been fully paid up through the current year. Any outstanding PBB will become the new owner's responsibility if not settled before the transaction, which can create administrative headaches down the line.

Ask for proof of PBB payments for recent years as supporting documentation, and cross-check the land/building area listed on the PBB receipt against the figures on the certificate.