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Mengenal Apa Itu AJB: Fungsi, Syarat dan Cara Mengurusnya

Terakhir diperbarui 20 Mei 2024 · 5 min read · by Septian Nugraha

ajb atau akta jual beli

Akta Jual Beli atau AJB adalah dokumen autentik yang menjadi bukti terjadinya peralihan hak atas properti, baik tanah dan/atau bangunan karena jual-beli. 

Karena statusnya sebagai dokumen autentik, AJB tidak dibuat dan diterbitkan oleh sembarang orang. 

Dokumen ini hanya dibuat dan diterbitkan oleh Pejabat Pembuat Akta Tanah, atau biasa disebut PPAT.

Hal tersebut termaktub dalam Pasal 1 ayat 1 Peraturan Pemerintan Nomor 24 Tahun 2016 tentang Peraturan Jabatan Pejabat Pembuat Akta Tanah. 

Disebutkan dalam beleid tersebut, bahwa: 

“Pejabat Pembuat Akta Tanah, selanjutnya disebut PPAT, adalah pejabat umum yang diberi kewenangan untuk membuat akta-akta otentik mengenai perbuatan hukum tertentu mengenai hak atas tanah atau Hak Milik Atas Satuan Rumah Susun.”

Ketika membeli properti, umumnya ada biaya AJB yang perlu kamu bayar.

Namun, ada pula developer yang kerap memberikan promo Free AJB, seperti jika kamu membeli Landmark Residence di Bandung.

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Fungsi AJB

fungsi ajb

Patut diketahui, AJB bukanlah bukti kepemilikan properti.

Hal itu merujuk pada Undang-Undang No.5 Tahun 1960 tentang Dasar Pokok-pokok Agraria bahwa bukti kepemilikan properti adalah Sertifikat Hak Milik (SHM). 

Sementara, AJB hanyalah bukti dari peristiwa perdata berupa jual-beli terhadap tanah atau rumah, sehingga tidak sama sekali melegitimasi kepemilikan properti. 

Kendati demikian, AJB tetap memiliki fungsi krusial dalam peralihan hak atas tanah dan/atau bangunan karena jual beli. 

AJB yang wajib disertakan dalam proses pendaftaran tanah atau pembuatan sertifikat. 

Tanpa adanya AJB, mustahil sertifikat tanah dari rumah atau lahan yang baru saja dibeli itu diterbitkan oleh Badan Pertanahan Nasional (BPN).

Selain itu, seperti telah disebutkan, AJB merupakan bukti transaksi jual beli properti yang sah dengan kesepakatan harga dan ketentuan yang disetujui kedua belah pihak.

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Bahkan, AJB juga bisa dijadikan bukti perkara ketika salah satu pihak gagal memenuhi kewajibannya.

Karena fungsinya yang krusial, maka proses pembuatan AJB tidak bisa diabaikan. 

Lantas, bagaimana bila di lokasi tanah atau rumah tersebut tidak terdapat PPAT? 

Solusinya, AJB tersebut bisa dibuatkan oleh PPAT Sementara atau PPAT Khusus. 

PPAT Sementara adalah pejabat pemerintah yang ditunjuk untuk melaksanakan tugas PPTA di daerah yang ketersediaan PPAT-nya sangat minim atau tidak ada.

Biasanya, yang ditunjuk sebagai PPAT sementara ini adalah pejabat kelurahan atau desa setempat. 

Adapun PPAT Khusus adalah pejabat BPN yang ditunjuk untuk melaksanakan tugas PPAT dalam membuat akta PPAT. 

Syarat Pembuatan AJB

syarat ajb

Lantas, bagaimana proses atau cara membuat AJB, serta apa saja dokumen persyaratan yang harus disiapkan? Berikut beberapa hal yang biasanya diminta oleh petugas PPAT:

1. Data Tanah

  • Pajak Bumi Bangunan (PBB) 5 tahun terakhir dan disertai Surat Tanda Terima Setoran
  • Sertifikat tanah (dilampirkan untuk pengecekan balik nama)
  • Surat Izin Mendirikan Bangunan (IMB)
  • Bukti pembayaran rekening listrik, telepon dan air
  • Surat Roya dari Bank (jika masih hipotik)

2. Data Penjual dan Pembeli (Perorangan)

  • Fotokopi KTP suami dan istri (bila sudah menikah)
  • Fotokopi Kartu Keluarga
  • Fotokopi Akta Nikah
  • Fotokopi keterangan WNI

3. Persyaratan Umum

  • Memeriksa keaslian sertifikat ke BPN
  • Penjual telah membayar Pajak Penghasilan (PPh) sebesar 5% dari harga jual
  • Penjual telah membayar Pajak Jual beli
  • Memiliki surat pernyataan dari penjual bahwa tanah yang dimiliki tidak dalam sengketa.

Proses Pembuatan AJB

Setelah menyiapkan semua dokumen persyaratan di atas, pemohon tinggal mendatangi kantor PPAT setempat dan menyerahkan semua berkas pembuatan AJB tersebut. 

Lalu, PPAT akan melakukan pemeriksaan keaslian sertifikat properti yang menjadi objek jual-beli. 

Pasalnya, AJB akan melindungi transaksi properti yang sudah bersertifikat. 

Maka itu, dalam proses pengurusannya, diperlukan salinan dan dokumen asli sertifikat tanah dari properti tersebut. 

Pada prosesnya, PPAT akan memeriksa secara detail dokumen legalitas dari objek jual beli dengan menyesuaikan data dalam Buku Tanah di kantor pertanahan.

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Tujuan pemeriksaan ini adalah memastikan tanah tidak dalam sengketa dan terjamin dari penyitaan.

Apabila dalam pemeriksaan sertifikat ditemukan fakta bahwa properti tersebut dalam status sengketa, maka PPAT tidak akan menerbitkan AJB yang diminta. 

1. Pemeriksaan PBB

Selain sertifikat asli, PPAT juga akan memeriksa SPPT PBB dari objek jual-beli.

Tujuannya untuk mengetahui apakah ada atau tidaknya tunggakan pajak dari objek jual-beli tersebut. 

2. Penerbitan AJB

Jika semua objek jual beli dinyatakan tidak ada sengketa dan tidak ada penunggakan pajak, petugas akan membacakan akta, menjelaskan isi dan maksud pembuatan akta. 

Selanjutnya, jika penjual dan calon pembeli setuju dengan isi akta, maka akta akan diterbitkan dan ditandatangani secara bersama-sama dengan saksi dan PPAT.

tessa rumah123 Biaya Pembuatan AJB

Biaya pembuatan AJB sudah diatur dalam Peraturan Menteri (Permen) ATR/Kepala BPN No.33 Tahun 2021 tentang Uang Jasa Pejabat Pembuat Akta Tanah.

Disebutkan dalam Pasal 1 beleid tersebut, biaya jasa PPAT terkait pembuatan akta tidak boleh melebihi 1% dari harga transaksi yang tercantum di dalam akta. 

Hal itu sudah termasuk honorarium saksi dalam pembuatan akta. 

Kemudian, dijelaskan juga dalam Pasal 4 Permen 33/2021, rincian biaya transaksi pembuatan AJB, meliputi:

  • Untuk nilai transaksi kurang dari atau sampai dengan Rp500 juta, biaya jasa pembuatan akta paling banyak sebesar 1%;
  • Untuk nilai transaksi lebih dari Rp500 juta sampai dengan Rp1 miliar, biaya jasa pembuatan akta paling banyak sebesar 0,75%;
  • Untuk nilai transaksi lebih dari Rp1 miliar sampai dengan Rp2,5 miliar, biaya jasa pembuatan akta paling banyak sebesar 0,5%; serta
  • Untuk nilai transaksi lebih dari Rp2,5 miliar, biaya jasa pembuatan akta paling banyak sebesar 0,25%.
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Nah, itulah informasi mengenai AJB yang bisa dijadikan sebagai referensi.

Semoga bermanfaat, ya.

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