Can a Hak Pakai be cancelled if the foreigner ceases to meet the requirements?

Markit

factgasm wroteOne example could be someone who owns the Hak Milik and wants nothing more to do with the property. Thing is though, is that the beauty of owning a Hak Milik is that the Hak Milik holder can grant permission to someone else (Indonesia or foreigner) use of their land (Hak Pakai) for say 25 years and when that Hak Pakai expires (and isn't renewed), the land returns to the Hak Milik holder by default.

Your first statement is nebulous as there is not a piece of this planet that isn't owned by somebody or that isn't coveted by somebody - be it every so horrible. Check out the people that are presently killing each other over pieces of rocky desert.

davita wroteThere is a distinction between 'Hak Pakai' and 'Leasehold' in Indonesia. Facto has it correct...if a title holder of 'Hak Milik' wishes to transfer that title to 'Hak Pakai' it will be registered in the Government Title as such and it can be recovered later to 'Hak Milik' A leasehold doesn't go through any Gov't titling officially...it is a contract between the owner of property and the lessor..... and is notarised.

This is very, very old news. There is also a provision in HP where upon completion of the leasehold time the property reverts to (surprise, surprise) government ownership and also the title will revert to the original HP owner upon death or loss of permission to reside in Indonesia so all you people sitting happily congratulating yourselves on having a "safe" title HP make sure your owner doesn't have you run over with a truck or thrown out of the country for any reason...

factgasm

Markit wroteYour first statement is nebulous as there is not a piece of this planet that isn't owned by somebody or that isn't coveted by somebody - be it every so horrible. Check out the people that are presently killing each other over pieces of rocky desert.

There speaks the Oracle.

Markit

factgasm wroteThere speaks the Oracle.

Show me one piece of this planet that isn't owned or claimed by someone? Feck all to so with oracular prescience, more to do with a well developed Bull Sh*t filter.

factgasm

Whatever.

Markit

Factasm let's start again. I'm not trying to upset our offend you but simply wanted to "drill-down" into your knowledge base to expand my own. If your feelings were hurt by my methods of doing that then I apologize. That was not my intention. Your daft reply "There speaks the oracle" wasn't particularly polite or informative. You seem to be someone that has given the subject some thought and a little research hence my interest. In my experience most of us are like the Balinese - when we don't know any more we either don't admit it or get angry. The subject of Indonesian land/property ownership causes that a lot! My Bad.

factgasm

Markit wroteIn example 3 who would the buyer buy the property from? Either from the previous Hak Milik/Pakai owner or it was public land - there is no land without a previous owner. HP is always for a limited time.

In the case where a Hak Pakai expires and there is no underlying Hak Milik, the land is returned to the Indonesian state.

factgasm

Markit wrote My Bad.

My bad too. In post #17 in this thread I quoted your post #16 when I should have quoted spicyayam's post #15. Apologies for any confusion. Under severe stress at the mo.

factgasm

[B]So, can a Hak Pakai be cancelled if the foreigner ceases to meet the requirements?[/B] If you want the quick answer please refer to the text of the Peraturan Pemerintah 41 of 1996 below, otherwise here's my understanding: [B]There are three ways in which someone can hold a Hak Pakai:[/B] (1) On top of a Hak Milik held by an Indonesian. (2) On state land. (3) Neither (1) nor (2) - effectively a limited term freehold. Visual representation: [ATTACH]2446.vB[/ATTACH] [B][U]Remember:[/U] A Hak Pakai expires after a limited period (say 25 years). It can be renewed before expiry.[/B] Method (3) is the strongest form of Hak Pakai ownership as it is a direct ownership (albeit for a limited period). It removes any potentially vexacious Indonesian third parties. Method (3) ownership comes about using an '[B]Akte Jual Beli[/B]' where the Hak Milik owner surrenders their Hak Milik to the buyer who then converts it to a Hak Pakai, permanently ending the Hak Milik owner's underlying interest in the property. [B]So what's the answer then? When can a Hak Pakai be cancelled?[/B] According to Peraturan Pemerintah 41 of 1996 a foreigner's Hak Pakai can be cancelled if: (a) The Hak Pakai is on top of a Hak Milik held by an Indonesian or (b) The Hak Pakai is on state land. . . . and the foreigner is no longer resident in Indonesia (ie absent from Indonesia for more than twelve months). That's it. Those are the only two circumstances. A foreigner's Hak Pakai cannot be cancelled in situation (3) above, even if they are absent for more than twelve months. Provided their Hak Pakai was acquired legally, they continue to own it regardless of how often they come in and out of Indonesia. In short a Hak Pakai can only be cancelled if an Indonesian (private individual or state) has an underlying interest in the property. If no Indonesian has an underlying interest in the property the foreigner's Hak Pakai is safe (subject to the rules of renewal). [SIZE=3][COLOR="#000080"][B]Peraturan Pemerintah 41 of 1996[/B]:[/COLOR][/SIZE] [COLOR="#000080"] [CENTER][SIZE=3][B]Pasal 6[/B][/SIZE][/CENTER] (1) Apabila orang asing yang memiliki rumah yang dibangun di atas tanah Hak Pakai atas tanah Negara, atau berdasarkan perjanjian dengan pemegang hak atas tanah tidak lagi berkedudukan di Indonesia, maka dalam jangka waktu satu tahun wajib melepaskan atau mengalihkan hak atas rumah dan tanahnya kepada orang lain yang memenuhi syarat. (2) Apabila dalam jangka waktu sebagaimana dimaksud dalam ayat (1) hak atas tanah tersebut belum dilepaskan atau dialihkan kepada pihak lain yang memenuhi syarat, maka apabila: a. Rumah tersebut dibangun di atas tanah Hak Pakai atas tanah Negara, rumah beserta tanahnya dikuasai Negara untuk dilelang; [B]Penjelasan:[/B] Hasil pelelangan tersebut akan diberikan kepada orang asing yang bersangkutan setelah dikurangi dengan biaya lelang serta barang-barang atau ongkos-ongkos lain yang telah dikeluarkan. b. Rumah tersebut dibangun di atas tanah berdasarkan perjanjian sebagaimana dimaksud dalam Pasal 2 angka 1 huruf b, rumah tersebut menjadi milik pemegang hak atas tanah yang bersangkutan. [B]Penjelasan:[/B] Peralihan kekayaan claim ayat ini juga merupakan obyek pajak penghasilan sebagaimana dimaksud dalam Undang-undang Nomor 7 Tahun 1983 tentang Pajak Penghasilan sebagaimana telah beberapa kali diubah, terakhir dengan Undang-undang Nomor 10 Tahun 1994.[/COLOR]

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