On 21 June 2019 Minister of Agrarian Affairs and Spatial Planning/Head of the National Land Agency (MOA) Regulation 9/2019 on Integrated Mortgage Services through Electronic Systems came into effect. The regulation aims to develop mortgage services by:

  • improving disclosure, punctuality, simplicity and affordability (among other things); and
  • adapting mortgages to reflect changes in law, technology and the public’s needs.

Scope of services

The National Land Agency provides integrated mortgage services through electronic systems (HT-El) for:

  • mortgage registration;
  • mortgage transfers (eg, due to a loan assignment);
  • creditor name changes; and
  • mortgage deregistration.

HT-El users

HT-El users are:

  • ‘creditors’ (as defined under the Mortgage Law (4/1996), which can be individuals or legal entities; and
  • National Land Agency officials.

Therefore, under the new regulation, an application for a mortgage registration, for instance, should be submitted by the creditor (previously, the Land Deed Making Official (PPAT) assisted with this process).

In order to use HT-El, creditors must be registered with the HT-El system. Registration requires submission of the following evidence online through the HT-El:

  • electronic proof of domicile (ie, an email);
  • a certificate of registration from the Financial Services Authority;
  • a written statement that the registrant meets the relevant requirements and an acknowledgement of the provisions that apply to registered users; and
  • other requirements that the MOA may impose.

Thus, if a creditor cannot satisfy the above requirements (eg, where it is a foreign party and therefore does not hold a certificate of registration from the Financial Services Authority), the mortgage must be registered manually (ie, not online).

General requirements

The general requirements introduced by the regulation are as follows:

  • Applications must be submitted online. Therefore, applicants can keep the originals of the relevant documents (eg, land certificates). Applicants must submit a written statement to the effect that they take responsibility for the validity and correctness of the data in the electronic documents submitted.
  • The land registered under a mortgage must be registered in the debtor’s name. As such, the system cannot accommodate the provision of a mortgage or security by a third party.
  • Following the submission of the application, the National Land Agency will issue, via the system:
    • a mortgage certificate with an electronic signature; and
    • an annotation of the mortgage, in the form of electronic documents.

The creditor can then print out the annotation issued by the National Land Agency and affix it to the relevant certificates (ie, land or condominium certificates). The printed annotation will become an inseparable part of the mortgage certificate.

  • Mortgage certificates issued for a mortgage transfer, change of creditor or deregistration of a mortgage will be issued under the same number as the previous certificate containing the latest data. A special mark will be placed on the previous certificate to show that it is no longer valid.

Main differences

Based on the MOA regulation and current practice, the main differences between the conventional (non-electronic) and electronic system are set out below.

Conventional (non-electronic) Electronic system


Land deed official (PPAT)

Land deed official (PPAT)


Power of attorney (POA) granted to PPAT Proxy under POA visits National Land Agency Mortgage deed uploaded to National Land Agency system Mortgage application submitted electronically
Mortgage certificate received from PPAT on seventh day following submission of registration application Registration fee paid Copies of mortgage deed and land certificate submitted to bank Registration fee paid
Mortgage certificate issued in hard copy Mortgage certificate collected from the National Land Agency on seventh day following registration Mortgage certificate received electronically
Land certificate with annotation regarding mortgage received Hard copy mortgage certificate issued Mortgage certificate issued automatically on seventh day following registration
Mortgage certificate issued in PDF format with electronic signature
Printout of annotation regarding mortgage affixed to land certificate


At present, mortgage registration applications can be submitted through the abovementioned online system or manually. However, in future, the government aims for all such applications to be submitted online. To achieve this goal, the government will continuously upgrade the HT-El system.

For further information on this topic please contact Tesalonika Barus or Kurniawan Tanzil at Makarim & Taira S by telephone (+62 21 252 1272) or email (tesalonika.barus@makarim.com or kurniawan.tanzil@makarim.com). The Makarim & Taira S website can be accessed at www.makarim.com.