T The provision of credit facilities bound by a credit agreement requires collateral as a form of legal protection for the creditor against the risk of the debtor’s inability to fulfill their obligations. such collateral becomes an object of execution that may be sold through an auction mechanism if the debtor is declared in default. however, in practice, the implementation of execution auctions is not easy to carry out. the issues discussed in this paper are how the regulation of pre-auction cancellation related to mortgage rights is arranged and what the consequences are of pre-auction cancellation in the execution of mortgage rights. this research uses a normative, descriptive research method. secondary data were collected through library research and analyzed qualitatively, with conclusions drawn using deductive reasoning. the regulation of pre-auction cancellation is stipulated in articles 36 to 39 of the minister of finance regulation number 213/pmk.06/2020 concerning auction implementation guidelines. in the case examined, the pre-auction cancellation occurred due to unlawful acts committed by the debtor and the land office in violation of article 6 in conjunction with article 20 of the mortgage law. as a result, the debtor’s assets used as collateral remain under the control of the creditor and may still be executed in accordance with article 6 in conjunction with article 20 of the mortgage law.