BAHAAUDDIN, Muchammad Nizar (2026) Penerapan Prinsip Clear and Clean pada Jual Beli Tanah sebagai Pedoman Itikad Baik para Pihak (Studi Kasus Putusan Nomor 3915K/PDT/2022). Masters thesis, Universitas Jenderal Soedirman.

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Abstract

Aturan hukum mengenai perjanjian jual beli tanah yang mengatur proses peralihan hak atas tanah dibuat sangat ketat dengan tujuan utama agar proses peralihan tersebut dapat berjalan lancar tanpa menimbulkan sengketa di kemudian hari. Dalam konteks ini, prinsip Clean and Clear menjadi pondasi fundamental agar proses peralihan hak berjalan sesuai koridor perundang-undangan dan kesepakatan para pihak. Meskipun demikian, pada praktiknya prinsip ini sering terabaikan, sebagaimana terjadi dalam kasus Putusan Kasasi Nomor 3915 K/Pdt/2022. Dalam kasus ini, perjanjian jual beli dilaksanakan tanpa mematuhi prinsip clean and clean, di mana terdapat diskrepansi luas tanah dan penguasaan oleh pihak ketiga yang mengakibatkan kerugian materiil bagi pembeli. Penelitian ini bertujuan untuk menganalisis secara mendalam penerapan prinsip clean and clean sebagai tolak ukur penentuan itikad baik para pihak dalam sengketa wanprestasi, serta mengevaluasi upaya konkret Pejabat Pembuat Akta Tanah (PPAT) dalam memastikan terpenuhinya prinsip tersebut sebelum pembuatan akta guna menjamin kepastian hukum. Metode penelitian yang digunakan adalah yuridis normatif dengan pendekatan preskriptif, yang bersumber pada bahan hukum primer, sekunder, dan tersier melalui studi kepustakaan. Hasil penelitian menyimpulkan bahwa penerapan prinsip clean and clean dalam sengketa pada Putusan Nomor 3915 K/Pdt/2022 diterapkan Majelis Hakim sebagai ratio decidendi utama dalam menguji validitas syarat sahnya perjanjian. Hakim menggunakan prinsip ini sebagai instrumen uji tuntas (due diligence) terhadap fakta materiil. Kegagalan penjual menyerahkan objek yang clean and clean dikualifikasikan sebagai pelanggaran syarat objektif "suatu hal tertentu" dalam Pasal 1320 angka 3 KUHPerdata. Hal ini berimplikasi pada penetapan status wanprestasi dan itikad tidak baik penjual yang wajib melakukan pemulihan hak pembeli. Lebih lanjut, upaya preventif PPAT dilakukan melalui rekayasa hukum (legal drafting) dengan mencantumkan klausula jaminan bebas sengketa dan kepastian luas tanah dalam Akta Jual Beli. Langkah ini mengharmonisasikan kesenjangan data antara tahap obligatoir dan levering dengan menjadikan hasil ukur Badan Pertanahan Nasional (BPN) sebagai data final yang mengikat, serta menerapkan prosedur verifikasi ketat sebagai condition precedent. Kata Kunci: Jual Beli Tanah, Prinsip Clean and Clear, Wanprestasi, Pejabat Pembuat Akta Tanah (PPAT), Kepastian Hukum. ABSTRACT Legal regulations governing land sale and purchase agreements regarding the transfer of land rights are established with great stringency to ensure the process proceeds smoothly without causing future disputes. In this context, the "Clean and Clear" principle serves as a fundamental foundation to ensure the transfer of rights operates within the statutory framework and the agreement of the parties. However, in practice, this principle is often disregarded, as occurred in the case of Cassation Decision Number 3915 K/Pdt/2022. In this case, the sale and purchase agreement was executed without adhering to the "Clean and Clear" principle, involving discrepancies in land area and third-party possession, which resulted in material loss for the buyer. This study aims to analyze the application of the "Clean and Clear" principle as a benchmark for determining the parties' good faith in default (wanprestasi) disputes, and to evaluate the concrete efforts of the Land Deed Official (Pejabat Pembuat Akta Tanah or PPAT) in ensuring the fulfillment of this principle prior to deed execution to guarantee legal certainty. The research method employed is normative juridical with a prescriptive approach, utilizing primary, secondary, and tertiary legal materials through library research. The results conclude that the application of the "Clean and Clear" principle in the dispute within Supreme Court Decision Number 3915 K/Pdt/2022 was applied by the Panel of Judges as the primary ratio decidendi (legal reasoning) in assessing the validity of the agreement's legal requirements. The judges utilized this principle as an instrument of due diligence regarding material facts. The seller's failure to deliver a "Clean and Clear" object was classified as a violation of the objective requirement of "a certain subject matter" under Article 1320 point 3 of the Indonesian Civil Code (KUHPerdata). This implies a determination of default and bad faith on the part of the seller, who is obligated to perform restitution of the buyer's rights. Furthermore, the study found that the preventive efforts of the PPAT are implemented through legal drafting by including clauses guaranteeing freedom from disputes and certainty of land area within the Sale and Purchase Deed (Akta Jual Beli). This step harmonizes data discrepancies between the obligatory phase and the conveyance phase (levering) by establishing the measurement results of the National Land Agency (BPN) as final and binding data, while applying strict verification procedures as a condition precedent to ensure legal certainty. Keywords: Land Sale and Purchase, "Clean and Clear" Principle, Default (Wanprestasi), Land Deed Official (PPAT), Legal Certainty.

Item Type:	Thesis (Masters)
Nomor Inventaris:	P226029
Uncontrolled Keywords:	Jual Beli Tanah, Prinsip Clean and Clear, Wanprestasi, Pejabat Pembuat Akta Tanah (PPAT), Kepastian Hukum
Subjects:	C > C910 Covenants
Divisions:	Program Pascasarjana & Profesi > S2 Kenotariatan
Depositing User:	Mr MUCHAMMAD NIZAR BAHAAUDDIN
Date Deposited:	03 Feb 2026 08:46
Last Modified:	03 Feb 2026 08:46
URI:	http://repository.unsoed.ac.id:443/id/eprint/39382

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