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Notaries in Bali

13 firms listed updated Before you hire: what to check

13 notaries listed in Bali

13 firms

Before you hire what a quote should include, permits to ask for, warning signs

Read 5 sources

Before you hire: buying guide for notaries in Bali

Public officials who make the authentic deeds Indonesian law requires: company deeds by a notary, land transfer deeds by a PPAT. Many people hold both appointments.

This is information, not legal advice. Rules are cited with the date we read them.

What they do here

Two official roles, often held by the same person:

  • Notary (Notaris). A public official authorised to make authentic deeds (UU 2/2014, amending Article 1 of the notaries law): deeds of any act or agreement that the law requires, or that the parties want, in authentic form (Article 15(1)). A limited company, including a PT PMA, is founded by notarial deed in Indonesian (UU 40/2007 Article 7(1)).
  • Land deed official (PPAT). Appointed by the minister responsible for land for a set working area (PP 37/1998 Article 5). A PPAT makes the deeds that evidence sales, exchanges, gifts, contributions into a company and other acts over land rights, which then form the basis for registering the change at the land office (Article 2). A Hak Pakai granted over freehold land, the route by which a foreigner may own a house, is made by PPAT deed (PP 18/2021 Article 71(1)).

A notary records the deal; they do not act for one side. For advice on whether the deal is right for you, use a property lawyer.

What a quote should include

  • Which deeds are covered (company deed, sale and purchase deed, lease deed, Hak Pakai deed) and in which capacity, notary or PPAT.
  • The official’s fee, shown separately from taxes and registration costs paid to the state.
  • Whether checks at the land office before signing are included.
  • Whether a translator is provided at signing, and in which language.
  • Who will collect and hand over the registered documents, and when.

Permits and registrations to ask for

  • Notary appointment, including the official’s working area.
  • PPAT appointment and working area. A PPAT is appointed for a specific area (PP 37/1998 Article 5(2)); the land should lie within it.
  • The deed language. Deeds must be made in Indonesian; where a party does not understand it, the notary must translate or explain the deed, and an official translator is used if the notary cannot (UU 2/2014, amending Article 43).

Warning signs

  • You are asked to sign a deed you have not been given time to read in a language you understand.
  • The notary was chosen by the seller and you have no lawyer of your own.
  • The PPAT’s working area does not cover the land.
  • A deed or side agreement that gives a foreigner freehold land directly or indirectly. Such transfers are void by law and the land passes to the state (UU 5/1960 Article 26(2)).

Typical timings

We have no published sample of deed or registration timings in Bali yet. Ask the notary or PPAT for the expected date of registration at the land office and how you will be told it is done.

Sources for this guide

Read
  1. UU 2/2014 amending the law on notaries (JDIH BPK) peraturan.bpk.go.id
  2. PP 37/1998 on land deed officials (JDIH BPK) peraturan.bpk.go.id
  3. UU 40/2007 on limited companies (JDIH BPK) peraturan.bpk.go.id
  4. UU 5/1960, Basic Agrarian Law (JDIH BPK) peraturan.bpk.go.id
  5. PP 18/2021 on land rights and registration (JDIH BPK) peraturan.bpk.go.id