Juridical analysis of legal protection for creditors on the validity of the Power of Attorney to Encumber Mortgage (SKMHT) executed before a notary from the perspective of security law

https://doi.org/10.35912/ajh.v4i2.3421
Published: Sep 4, 2025

Abstract:

Purpose: This study analyzes the legal protection of creditors regarding the validity of the Power of Attorney to Encumber Mortgage Rights (Surat Kuasa Membebankan Hak Tanggungan/SKMHT) made before a Notary. It specifically examines differences in SKMHT formats between Notaries and Land Deed Officials (PPAT) and their implications for creditor protection and integration with land registration systems.

Methodology: A descriptive juridical-sociological approach was employed, combining normative legal analysis with empirical research. Data collection involved statutory and literature reviews as well as field research, including interviews with notaries, PPATs, and land office officials.

Results: The study reveals that creditor protection in Indonesia remains fragmented under several legal instruments such as the Civil Code, Mortgage Law, Banking Law, and Notary Law. Land offices generally require SKMHTs to comply with formats issued by the Head of the National Land Agency for integration with the electronic mortgage system (HT-el), creating challenges for SKMHTs drafted by Notaries.

Conclusion: The research concludes that harmonization between the Notary Law and agrarian laws is essential to ensure uniform recognition of SKMHTs across institutions, thereby strengthening legal certainty for creditors and improving the effectiveness of the electronic mortgage registration system.

Limitation: The study is limited to SKMHT implementation in Indonesia and does not include a comparative assessment with other jurisdictions.

Contribution: This research contributes by identifying regulatory gaps and offering harmonization measures to reinforce creditor protection, improve procedural uniformity, and support the effective operation of the electronic mortgage registration framework.

Keywords:
1. Creditors
2. Legal Protection
3. Notary
4. SKMHT
Authors:
1 . Metta Tjia
Batam University, Batam, Kepulauan Riau, Indonesia
2 . Markus Gunawan
Batam University, Batam, Kepulauan Riau, Indonesia
3 . Irpan Husein Lubis
Batam University, Batam, Kepulauan Riau, Indonesia
View PDF
How to Cite
Tjia, M., Gunawan, M., & Lubis, I. H. (2025). Juridical analysis of legal protection for creditors on the validity of the Power of Attorney to Encumber Mortgage (SKMHT) executed before a notary from the perspective of security law. Annals of Justice and Humanity, 4(2), 141–153. https://doi.org/10.35912/ajh.v4i2.3421
Download Citation
  1. Endnote/Zotero/Mendeley (RIS)
  2. BibTeX

Downloads

Download data is not yet available.
Issue & Section
Vol. 4 No. 2 (2025): June
Articles
Creative Commons License

This work is licensed under a Creative Commons Attribution-ShareAlike 4.0 International License.

References

    Acharya, V. V., Cetorelli, N., & Tuckman, B. (2024). Where Do Banks End and NBFIs Begin?. SSRN Electronic Journal, 1-53. doi:https://doi.org/10.2139/ssrn.4760963

    Aldaba, R., & Roisah, K. (2025). Kedudukan Personal Guarantee dan Benda yang Dijaminkan dalam Kepailitan Debitor. Jurnal Ilmu Hukum, Humaniora dan Politik, 5, 2370-2376. doi:http://dx.doi.org/10.38035/jihhp.v5i3.4235

    Badriyah, S. M., Suharto, R., & Kashadi, K. (2019). Implikasi Hukum Penggunaan Surat Kuasa Membebankan Hak Tanggungan Sebagai Jaminan dalam Perjanjian Kredit Pemilikan Rumah. Law, Development and Justice Review, 2(1), 58-71. doi:https://doi.org/10.14710/ldjr.v2i1.5140

    Baihaqi. (2024). Perkembangan Pinjaman Online Terhadap Pertumbuhan Ekonomi Masyarakat Pidie Jaya. Jurnal Al-Mizan, 11(1), 1-12. doi:https://doi.org/10.54621/jiam.v11i1.820

    Famdale, G., N,. (2021). Tinjauan Yuridis Terhadap Bentuk Akta Skmht yang Dibuat Oieh Notaris Menurut Pasal 38 Undang-Undang Nomor 2 Tahun 2014 Tentang Perubahan Atas Undang-Undang Nomor 30 Tahun 2004 Tentang Jabatan Notaris. Jurnal Hukum Adigama, 4(2). doi:https://doi.org/10.24912/adigama.v4i2.17126?utm_source=chatgpt.com

    Fauzan, F., Diana, N. N., Amelia, R., & Latif, A. (2025). Jenis-Jenis Hak Jaminan Dalam Perspektif Hukum Perdata dan Hukum Islam: Studi Konseptual. Socius: Jurnal Penelitian Ilmu-Ilmu Sosial, 2(9), 1-7. doi:https://doi.org/10.5281/zenodo.15178682

    Firmansyah, M. A. W., & Rosando, A. F. (2023). Perlindungan hukum terhadap kreditur akibat hapusnya hak milik atas tanah sebagai objek jaminan hak tanggungan. SEIKAT: Jurnal Ilmu Sosial, Politik dan Hukum, 2(6), 600-605. doi:https://doi.org/10.55681/seikat.v2i6.1069

    Hamid, W. A., & Leviza, J. (2024). Pembatalan Surat Kuasa Membebankan Hak Tanggungan Pada Putusan Nomor 663/PDT. G/2019/PN. MDN. Jurnal Media Akademik (JMA), 2(1).

    Hana, K., & Djaja, B. (2024). Kajian Yuridis Peralihan Kewajiban Kepada Konsumen Setelah Penandatanganan Akta Jual Beli. Ranah Research: Journal of Multidisciplinary Research and Development, 6(4), 1088-1094. doi:https://doi.org/10.38035/rrj.v6i4.980

    Irmayanti, A., Simanjuntak, K., & Naim, S. (2024). Perlindungan Hukum Bagi Kreditur Akibat Berakhirnya Jangka Waktu Hak Guna Bangunan Yang Dibebani Hak Tanggungan. Judge: Jurnal Hukum, 5(2), 120-132. doi:https://badge.dimensions.ai/details/doi/10.54209/judge.v5i02.669?domain=https://journal.cattleyadf.org

    Junaidi. (2023). Pinjaman Keuangan: Analisis Akad Pembiayaan Multiguna dengan Agunan SK PNS di Bank Aceh Syariah. LABATILA: Jurnal Ilmu Ekonomi Islam, 7(2), 81-93. doi:https://doi.org/10.33507/lab.v7i02.1199

    Khoidin, M. (2017). Hukum Jaminan (Hak-Hak Jaminan, Hak Tanggungan dan Eksekusi Hak Tanggungan). Surabaya: Laksbang Yustisia.

    Lamabelawa, V. S. (2025). Hambatan Pelaksanaan Putusan Pengadilan oleh Pemerintah. Kajian Ilmiah Hukum dan Kenegaraan, 4(1), 11-26. doi:https://doi.org/10.35912/kihan.v4i1.5064

    Mekka, M. F. (2022). Juridical Analysis of The Discrepancy in The Format of The Certificate of Charge for The Right of Protection in Terms of Law Number 30 of 2004 Concerning The Position of Notary. LEGAL BRIEF, 11(4), 2604-2612.

    Munthe, D., Respationo, H. M. S., & Erniyanti, E. (2025). Juridical Analysis of Notaries' Role in Drafting and Ratifying Deeds of Amendment to Limited Liability Companies' Articles of Association for Shareholders' Legal Certainty. Annals of Justice and Humanity, 4(2), 85-97. doi:https://doi.org/10.35912/ajh.v4i2.3412

    Pranoto, W. S. A., & Soemartono, G. P. (2023). Legal Certainty of Creditor's Rights in The Fiduciary Agreement. UNES Law Review, 6(1), 3054-3068. doi:https://doi.org/10.31933/unesrev.v6i1.1097

    Prasetyo, D. I., & Zuroidah, Z. N. (2024). Legal Framework and Creditor Rights in Bankruptcy: Analyzing Property Collateral Protection. Acitya Wisesa Journal of Multidisciplinary Research, 3(1), 71-83. doi:https://doi.org/10.56943/jmr.v3i1.636

    Rachman, A. H. (2024). Pemecahan Sertifikat Hak atas Tanah yang Masih Dibebani Hak Tanggungan. JURNAL ILMIAH NUSANTARA, 1(4), 290-298. doi:https://doi.org/10.61722/jinu.v1i4.1747

    Salim, H., & Nurbani, E., S,. (2019). Penerapan Teori Hukum pada Penelitian Tesis dan Disertasi. RajaGrafindo Persada, Jakarta.

    Samudra, F. G. M., & Baidhowi, B. (2025). Kedudukan Hukum Surat Kuasa Membebankan Hak Tanggungan Dalam Pemberian Fasilitas Kredit Pemilikan Rumah Subsidi. Jurnal Ilmiah Nusantara, 2(4), 675-683. doi:https://doi.org/10.61722/jinu.v2i4.5163

    Siregar, D. (2024). Legal Effects of Credit Agreement Restructuring on Collateral in an Effort to Rescue Non-Performing Loans. Jurnal Hukum Prasada, 11(1), 1-8. doi:https://doi.org/10.22225/jhp.11.1.2024.1-8

    Suwondo, D., & Saputra, I. (2019). Peran dan Tanggung Jawab Pejabat Pembuat Akta Tanah dalam Pelaksanaan Kegiatan Pendaftaran Tanah. Jurnal Hukum, 35(2), 185-205. doi:http://dx.doi.org/10.26532/jh.35.2.185-205

    Tiendas, K. B. I. (2024). Tinjauan Hukum Persoalan Kepemilikan Atas Kapal Laut Dikaitkan dengan Hak Jaminan Kebendaan Menurut Hukum di Indonesia. Lex Privatum, 13(5), 1-12.

    Usman, R. (2024). Hukum jaminan Kebendaan Tanah (Hak Tanggungan). Malang: PT Literasi Nusantara Abadi Grup.

    Wahyuni, H. H., & Purwanto, P. (2024). Analisis Hukum Terhadap Jaminan Kredit Dalam Perspektif Pencegahan Kredit Macet. Binamulia Hukum, 13(2), 297-311. doi:https://doi.org/10.37893/jbh.v13i2.954

  1. Acharya, V. V., Cetorelli, N., & Tuckman, B. (2024). Where Do Banks End and NBFIs Begin?. SSRN Electronic Journal, 1-53. doi:https://doi.org/10.2139/ssrn.4760963
  2. Aldaba, R., & Roisah, K. (2025). Kedudukan Personal Guarantee dan Benda yang Dijaminkan dalam Kepailitan Debitor. Jurnal Ilmu Hukum, Humaniora dan Politik, 5, 2370-2376. doi:http://dx.doi.org/10.38035/jihhp.v5i3.4235
  3. Badriyah, S. M., Suharto, R., & Kashadi, K. (2019). Implikasi Hukum Penggunaan Surat Kuasa Membebankan Hak Tanggungan Sebagai Jaminan dalam Perjanjian Kredit Pemilikan Rumah. Law, Development and Justice Review, 2(1), 58-71. doi:https://doi.org/10.14710/ldjr.v2i1.5140
  4. Baihaqi. (2024). Perkembangan Pinjaman Online Terhadap Pertumbuhan Ekonomi Masyarakat Pidie Jaya. Jurnal Al-Mizan, 11(1), 1-12. doi:https://doi.org/10.54621/jiam.v11i1.820
  5. Famdale, G., N,. (2021). Tinjauan Yuridis Terhadap Bentuk Akta Skmht yang Dibuat Oieh Notaris Menurut Pasal 38 Undang-Undang Nomor 2 Tahun 2014 Tentang Perubahan Atas Undang-Undang Nomor 30 Tahun 2004 Tentang Jabatan Notaris. Jurnal Hukum Adigama, 4(2). doi:https://doi.org/10.24912/adigama.v4i2.17126?utm_source=chatgpt.com
  6. Fauzan, F., Diana, N. N., Amelia, R., & Latif, A. (2025). Jenis-Jenis Hak Jaminan Dalam Perspektif Hukum Perdata dan Hukum Islam: Studi Konseptual. Socius: Jurnal Penelitian Ilmu-Ilmu Sosial, 2(9), 1-7. doi:https://doi.org/10.5281/zenodo.15178682
  7. Firmansyah, M. A. W., & Rosando, A. F. (2023). Perlindungan hukum terhadap kreditur akibat hapusnya hak milik atas tanah sebagai objek jaminan hak tanggungan. SEIKAT: Jurnal Ilmu Sosial, Politik dan Hukum, 2(6), 600-605. doi:https://doi.org/10.55681/seikat.v2i6.1069
  8. Hamid, W. A., & Leviza, J. (2024). Pembatalan Surat Kuasa Membebankan Hak Tanggungan Pada Putusan Nomor 663/PDT. G/2019/PN. MDN. Jurnal Media Akademik (JMA), 2(1).
  9. Hana, K., & Djaja, B. (2024). Kajian Yuridis Peralihan Kewajiban Kepada Konsumen Setelah Penandatanganan Akta Jual Beli. Ranah Research: Journal of Multidisciplinary Research and Development, 6(4), 1088-1094. doi:https://doi.org/10.38035/rrj.v6i4.980
  10. Irmayanti, A., Simanjuntak, K., & Naim, S. (2024). Perlindungan Hukum Bagi Kreditur Akibat Berakhirnya Jangka Waktu Hak Guna Bangunan Yang Dibebani Hak Tanggungan. Judge: Jurnal Hukum, 5(2), 120-132. doi:https://badge.dimensions.ai/details/doi/10.54209/judge.v5i02.669?domain=https://journal.cattleyadf.org
  11. Junaidi. (2023). Pinjaman Keuangan: Analisis Akad Pembiayaan Multiguna dengan Agunan SK PNS di Bank Aceh Syariah. LABATILA: Jurnal Ilmu Ekonomi Islam, 7(2), 81-93. doi:https://doi.org/10.33507/lab.v7i02.1199
  12. Khoidin, M. (2017). Hukum Jaminan (Hak-Hak Jaminan, Hak Tanggungan dan Eksekusi Hak Tanggungan). Surabaya: Laksbang Yustisia.
  13. Lamabelawa, V. S. (2025). Hambatan Pelaksanaan Putusan Pengadilan oleh Pemerintah. Kajian Ilmiah Hukum dan Kenegaraan, 4(1), 11-26. doi:https://doi.org/10.35912/kihan.v4i1.5064
  14. Mekka, M. F. (2022). Juridical Analysis of The Discrepancy in The Format of The Certificate of Charge for The Right of Protection in Terms of Law Number 30 of 2004 Concerning The Position of Notary. LEGAL BRIEF, 11(4), 2604-2612.
  15. Munthe, D., Respationo, H. M. S., & Erniyanti, E. (2025). Juridical Analysis of Notaries' Role in Drafting and Ratifying Deeds of Amendment to Limited Liability Companies' Articles of Association for Shareholders' Legal Certainty. Annals of Justice and Humanity, 4(2), 85-97. doi:https://doi.org/10.35912/ajh.v4i2.3412
  16. Pranoto, W. S. A., & Soemartono, G. P. (2023). Legal Certainty of Creditor's Rights in The Fiduciary Agreement. UNES Law Review, 6(1), 3054-3068. doi:https://doi.org/10.31933/unesrev.v6i1.1097
  17. Prasetyo, D. I., & Zuroidah, Z. N. (2024). Legal Framework and Creditor Rights in Bankruptcy: Analyzing Property Collateral Protection. Acitya Wisesa Journal of Multidisciplinary Research, 3(1), 71-83. doi:https://doi.org/10.56943/jmr.v3i1.636
  18. Rachman, A. H. (2024). Pemecahan Sertifikat Hak atas Tanah yang Masih Dibebani Hak Tanggungan. JURNAL ILMIAH NUSANTARA, 1(4), 290-298. doi:https://doi.org/10.61722/jinu.v1i4.1747
  19. Salim, H., & Nurbani, E., S,. (2019). Penerapan Teori Hukum pada Penelitian Tesis dan Disertasi. RajaGrafindo Persada, Jakarta.
  20. Samudra, F. G. M., & Baidhowi, B. (2025). Kedudukan Hukum Surat Kuasa Membebankan Hak Tanggungan Dalam Pemberian Fasilitas Kredit Pemilikan Rumah Subsidi. Jurnal Ilmiah Nusantara, 2(4), 675-683. doi:https://doi.org/10.61722/jinu.v2i4.5163
  21. Siregar, D. (2024). Legal Effects of Credit Agreement Restructuring on Collateral in an Effort to Rescue Non-Performing Loans. Jurnal Hukum Prasada, 11(1), 1-8. doi:https://doi.org/10.22225/jhp.11.1.2024.1-8
  22. Suwondo, D., & Saputra, I. (2019). Peran dan Tanggung Jawab Pejabat Pembuat Akta Tanah dalam Pelaksanaan Kegiatan Pendaftaran Tanah. Jurnal Hukum, 35(2), 185-205. doi:http://dx.doi.org/10.26532/jh.35.2.185-205
  23. Tiendas, K. B. I. (2024). Tinjauan Hukum Persoalan Kepemilikan Atas Kapal Laut Dikaitkan dengan Hak Jaminan Kebendaan Menurut Hukum di Indonesia. Lex Privatum, 13(5), 1-12.
  24. Usman, R. (2024). Hukum jaminan Kebendaan Tanah (Hak Tanggungan). Malang: PT Literasi Nusantara Abadi Grup.
  25. Wahyuni, H. H., & Purwanto, P. (2024). Analisis Hukum Terhadap Jaminan Kredit Dalam Perspektif Pencegahan Kredit Macet. Binamulia Hukum, 13(2), 297-311. doi:https://doi.org/10.37893/jbh.v13i2.954