Ringkasan Artikel:
- AJB merupakan dokumen yang membuktikan telah terjadi transaksi jual beli tanah, sedangkan SHM merupakan bukti hak kepemilikan atas tanah.
- AJB bukan bukti kepemilikan hak atas tanah sehingga pembeli perlu melakukan proses balik nama sertifikat setelah transaksi jual beli.
- Proses balik nama sertifikat menggunakan AJB sebagai salah satu dokumen persyaratan dan dilakukan melalui PPAT serta kantor pertanahan.
- Proses AJB ke SHM meliputi pemeriksaan dokumen, pengukuran, penelitian data, pengumuman, hingga penerbitan sertifikat.
- Biaya yang perlu disiapkan antara lain biaya pengecekan sertifikat dan pelayanan balik nama di kantor pertanahan, serta biaya dan pajak lain sesuai ketentuan.
AJB ke SHM tergolong penting bagi pemilik tanah karena AJB bukan merupakan bukti kepemilikan hak atas tanah, melainkan dokumen yang membuktikan telah terjadi transaksi jual beli tanah.
Sertifikat Hak Milik (SHM) dan Akta Jual Beli (AJB) merupakan dua jenis dokumen legalitas properti.
Kedua dokumen tersebut bisa dibilang saling terkait dan memiliki fungsi yang krusial dalam transaksi jual beli properti.
Apakah Perlu AJB ke SHM?
AJB adalah dokumen yang menyatakan telah terjadinya peralihan hak kepemilikan atas rumah dan/atau tanah melalui jual beli.
AJB dibuat dan diterbitkan oleh Pejabat Pembuat Akta Tanah (PPAT) sehingga tidak tergolong sebagai bukti kepemilikan properti.
Pasalnya, bukti autentik mengenai hak kepemilikan properti adalah sertifikat, sebagaimana dijelaskan dalam Undang-Undang Nomor 5 Tahun 1960 tentang Peraturan Dasar Pokok-Pokok Agraria (UUPA).
Sementara itu, AJB adalah bukti dari peristiwa perdata berupa jual beli terhadap tanah atau rumah, sedangkan SHM adalah bukti kepemilikan terhadap tanah atau rumah tersebut.
Nah, untuk memastikan kepemilikan atas properti yang baru dibeli tercatat secara resmi, pembeli perlu melakukan proses balik nama sertifikat menggunakan AJB sebagai salah satu dokumen persyaratan.
Baca juga:
Memahami Perbedaan AJB dan SHM untuk Keamanan Transaksi Properti Anda
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Apa Syarat Mengubah AJB ke SHM?
Pada prosesnya, cara mengubah AJB ke SHM memerlukan sejumlah dokumen persyaratan yang harus dipenuhi, meliputi:
- Menyertakan AJB
- Pembuatan surat bebas sengketa yang menyatakan bahwa tanah yang dimaksud tidak dalam keadaan sengketa, serta ditandatangani oleh RT dan RW, lalu disahkan oleh kelurahan setempat.
- Sertifikat Hak Atas Tanah (sertifikat lama yang masih atas nama pemilik lama atau penjual)
- Fotokopi KTP penjual dan pembeli
- Fotokopi Kartu Keluarga (KK)
- Fotokopi NPWP
- Bukti lunas pembayaran PPh dan BPHTB
Setelah mempersiapkan dokumen yang telah disebutkan di atas, Anda tinggal mengikuti tahapan-tahapan pengurusan AJB ke SHM urus sendiri di bawah ini!
Bagaimana Cara Mengurus AJB ke SHM?
1. Mengajukan Permohonan Sertifikat ke PPAT
Hal pertama yang harus dilakukan adalah mendatangi PPAT setempat.
Langkah ini didasari pada Peraturan Pemerintah Nomor 24 Tahun 1997 tentang Pendaftaran Tanah.
Pada Pasal 37, disebutkan bahwa setiap pengurusan balik nama sertifikat tanah harus melalui PPAT.
Dalam proses ini, PPAT akan memeriksa kesesuaian data yuridis dan data teknis sertifikat tanah pemilik lama di BPN.
Khusus untuk penjual tanah, dibutuhkan syarat lain seperti bukti pembayaran PBB (Pajak Bumi dan Bangunan).
Selain itu, perlu dilampirkan pula sertifikat tanah dan surat pernyataan dari penjual, yang menyatakan bahwa tanah tersebut tidak dalam keadaan sengketa.
2. Pengukuran ke Lokasi
Setelah semua berkas lengkap dan pemohon mendapat tanda terima dokumen dari kantor pertanahan, petugas BPN akan melakukan pengukuran ke lokasi tanah.
Pengukuran dilakukan oleh petugas dengan cara ditunjukkan batas-batas oleh pemohon atau kuasanya.
3. Pengesahan Surat Ukur
Hasil dari pengukuran bidang tanah tersebut akan didokumentasikan dan dipetakan di Badan Pertanahan Nasional.
Selanjutnya, surat ukur akan disahkan atau ditandatangani oleh pejabat yang berwenang.
Baca juga:
Apa Itu SHM, Bagaimana Cara Mengurusnya & Apa Bedanya dengan HGB?
4. Penelitian oleh Petugas Panitia A
Selanjutnya, dilakukan penelitian dari Panitia A yang dilakukan di Sub-Seksi Pemberian Hak Tanah.
Anggota Panitia A sendiri terdiri dari petugas BPN dan lurah setempat.
5. Pengumuman Data Yuridis di Kelurahan dan BPN
Setelah dilakukan penelitian oleh Panitia A, petugas BPN akan memajang data yuridis permohonan hak tanah di kantor kelurahan dan BPN selama 60 hari.
Tujuannya untuk menjamin tidak ada klaim atau keberatan terkait permohonan hak atas tanah tersebut dari pihak lain.
6. Terbitnya SK Hak Atas Tanah
Selanjutnya, tanah yang sebelumnya berstatus girik tersebut akan terbit dalam bentuk Sertifikat Hak Milik (SHM).
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7. Pembayaran Bea Perolehan Hak atas Tanah (BPHTB)
BPHTB dibayar sesuai luas tanah yang dimohonkan.
Jumlahnya mengacu dari Nilai Jual Objek Pajak (NJOP) dan luas tanah.
Pembayaran BPHTB baru bisa dilakukan pada saat surat ukur telah selesai dibuat.
8. Pendaftaran SK Hak untuk Penerbitan Sertifikat
SK Hak kemudian dilanjutkan prosesnya dengan penerbitan sertifikat pada subseksi Pendaftaran Hak dan Informasi (PHI).
9. Pengambilan Sertifikat di Badan Pertanahan Nasional
Proses AJB ke SHM sampai penerbitan sertifikat dapat berbeda-beda.
Namun, umumnya sertifikat bisa diambil setelah melalui proses selama 6 bulan.
Lalu, AJB ke SHM biaya berapa?
Baca juga:
Agar Tak Salah Kaprah, Kenali Perbedaan PPJB dan AJB
Berapa Biaya AJB ke SHM?
Ada beberapa biaya AJB ke SHM di Kantor BPN, salah satunya biaya pengecekan keabsahan sertifikat tanah senilai Rp50.000.
Selain itu, ada pula biaya pelayanan balik nama sertifikat yang besarannya dapat dihitung menggunakan rumus berikut ini:
- Nilai tanah (per meter persegi) x luas tanah (meter persegi) : 1.000
Misalnya, Anda membeli tanah untuk membangun rumah seluas 100 m² dengan harga Rp1 juta per 2, maka perhitungannya adalah sebagai berikut:
- Rp1.000.000 x 100 meter persegi : 1.000 = Rp100.000
Jadi, total biaya pengecekan keabsahan sertifikat tanah dan biaya pelayanan balik nama sertifikat di Kantor BPN adalah Rp150.000.
Baca juga:
Biaya AJB dan Cara Menghitungnya dengan Mudah
***
Sekian penjelasan dan informasi mengenai proses pengalihan AJB menjadi SHM.
Semoga informasi ini bermanfaat!
Saatnya punya hunian impian di Rumah123 sekarang juga karena #RumahUntukSemua.
FAQ
Apakah AJB perlu diubah menjadi SHM?
AJB tidak diubah menjadi SHM. AJB merupakan bukti telah terjadi jual beli tanah, sedangkan SHM merupakan bukti hak atas tanah. Setelah transaksi, pembeli perlu melakukan proses balik nama sertifikat dengan menggunakan AJB sebagai salah satu dokumen persyaratan.
Apa saja syarat AJB ke SHM?
Dokumen yang umumnya diperlukan antara lain AJB, sertifikat tanah lama, KTP penjual dan pembeli, Kartu Keluarga, NPWP, serta bukti pembayaran pajak seperti PPh dan BPHTB. Persyaratan dapat berbeda sesuai kondisi dan jenis permohonan.
Bagaimana cara mengurus AJB ke SHM?
Pengurusan dilakukan melalui PPAT dan kantor pertanahan. Tahapannya meliputi pemeriksaan dokumen, pengajuan permohonan, pengukuran jika diperlukan, penelitian data tanah, pengumuman data, pembayaran biaya dan pajak, hingga penerbitan sertifikat atas nama pemilik baru.
Berapa lama proses AJB ke SHM?
Lama proses pengurusan dapat berbeda-beda. Dalam kondisi tertentu, proses hingga sertifikat dapat diambil membutuhkan waktu sekitar 6 bulan.
Berapa biaya AJB ke SHM?
Biaya AJB ke SHM tidak hanya terdiri dari satu jenis biaya. Komponen yang dapat muncul antara lain biaya pengecekan sertifikat, pelayanan balik nama, pajak, serta biaya PPAT. Besarannya dapat berbeda sesuai nilai dan kondisi tanah serta layanan yang digunakan.
Berapa biaya balik nama sertifikat di BPN?
Biaya pelayanan balik nama sertifikat dapat dihitung berdasarkan nilai tanah dan luas tanah dengan rumus nilai tanah per meter persegi dikalikan luas tanah, kemudian dibagi 1.000. Selain itu, terdapat biaya pengecekan sertifikat dan komponen biaya lain sesuai ketentuan.
Apakah AJB sudah cukup sebagai bukti kepemilikan tanah?
Tidak. AJB membuktikan adanya transaksi jual beli tanah, tetapi bukan merupakan sertifikat hak atas tanah. Bukti hak atas tanah dibuktikan dengan sertifikat yang diterbitkan oleh kantor pertanahan.
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