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Lengkap! Cara Mengubah PPJB ke SHM Beserta Biayanya

Terakhir diperbarui 22 Maret 2024 · 5 min read · by Miyanti Rahman

PPJB ke SHM

Foto: housing.com

Perjanjian Pengikatan Jual Beli (PPJB) dan Sertifikat Hak Milik (SHM) merupakan dua dokumen penting dalam jual beli properti. Bagaimana mengubah PPJB ke SHM?

Artikel ini akan menjelaskan jawaban dari tiga pertanyaan yang sering diajukan oleh netizen, yaitu sebagai berikut.

  • Apakah PPJB bisa SHM?
  • Apakah PPJB bisa dijadikan bukti kepemilikan?
  • Bisakah PPJB untuk balik nama sertifikat?

Seperti diketahui, sertifikat PPJB adalah dokumen kesepakatan pengingat antara penjual dan pembeli. Surat ini dibuat sebelum Akta Jual Beli (AJB) dikeluarkan oleh notaris.

Pembuatan sertifikat PPJB bertujuan agar properti yang dijual tidak jatuh ke tangan orang lain, dan pembeli sepakat untuk melakukan transaksi jual beli dengan penjual.

Namun, baik PPJB maupun AJB tak dapat membuktikan kepemilikan properti. Perlu konversi dari PPJB ke SHM agar status Anda sebagai pemilik properti kuat di mata hukum.

Seperti diketahui, SHM adalah adalah bukti kepemilikan di level tertinggi. Jadi, penting memastikan komitmen penjual untuk menyediakan surat kepemilikan ini sebelum beli rumah.

Nah, contoh developer yang menjual rumah dengan surat kepemilikan lengkap ialah PT Mitra Selaras Sejati (MSS Land). Pengembang ini hadirkan Kemang Eminence di Bogor.

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Sekilas tentang PPJB

Sekilas Tentang PPJB

Foto: ipleaders.in

Seperti disebutkan sebelumnya, PPJB adalah dokumen yang berisi perjanjian antara penjual dan pembeli yang bersifat mengikat. Di sini baru ada kesepakatan, belum ada peralihan hak.

Ada dua jenis PPJB yang perlu Anda ketahui sebelum beli rumah, yaitu PPJB belum lunas dan PPJB sudah lunas. Mari kita simak pengertian lengkap tentang kedua jenis PPBJ ini.

Jenis-jenis PPJB

  • PPJB belum lunas adalah perjanjian pengikatan jual beli yang baru, di mana pembeli belum melakukan pembayaran harga properti secara penuh.
  • PPJB lunas adalah perjanjian yang dilakukan secara lunas, akan tetapi belum bisa dilanjutkan proses PPJB ke AJB. Alasannya beragam, salah satunya ialah ada proses yang belum selesai, misalnya pemecahan sertifikat. Ada pun biaya pengurusan PPJB ke AJB yang perlu Anda ketahui, yaitu 0,25%–1% dari total nilai keseluruhan transaksi.
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Syarat Pembuatan PPJB

Jika ingin membuat PPJB, terdapat beberapa syarat yang harus dipenuhi yakni:

  • Status kepemilikan tanah.
  • Hal yang diperjanjikan.
  • Hak guna bangunan (HGB).
  • Ketersediaan sarana, prasarana, fasilitas umum.
  • Keterbangunan setidaknya mencapai 20%.

Baca juga:

Begini Cara Mengubah HGB ke SHM melalui Kantor BPN

Kekuatan Hukum PPJB

Berdasarkan Peraturan Pemerintah (PP) Nomor 24 Tahun 1997 PPJB yang sah harus dibuat di hadapan Pejabat Pembuat Akta Tanah (PPAT) atau notaris.

Dalam peraturan tersebut dikatakan peralihan hak atas tanah atau hunian dengan cara lainnya hanya berlaku di mata hukum melalui akta yang dibuat oleh PPAT.

PPJB adalah dokumen otentik yang digunakan sebagai bentuk perjanjian. Namun kekuatan hukumnya tergolong lemah bila digunakan untuk membuktikan kepemilikan properti.

Oleh sebab itu, mengandalkan perjanjian pengikatan ini saja tak cukup, lagipula PPJB bersifat sementara. Sebaiknya, ubah PPJB ke SHM agar kedudukannya lebih kuat secara hukum.

Cara Ubah PPJB ke SHM

Cara Ubah PPJB ke SHM

Foto: dklassgh.net

Langkah pertama mengubah PPJB ke SHM adalah membuat AJB terlebih dahulu. Seperti yang sudah disebutkan, penandatangan AJB dilakukan setelah PPJB disepakati.

Adapun syarat-syarat membuat AJB, yaitu sebagai berikut.

Data Properti

  • Pajak Bumi Bangunan (PBB) 5 tahun terakhir dan disertai Surat Tanda Terima Setoran (STTS).
  • Surat Izin Mendirikan Bangunan (IMB).
  • Bukti pembayaran rekening listrik, telepon dan air.
  • Surat roya dari bank (jika masih hipotik).

Data penjual dan pembeli

  • Fotokopi Kartu Tanda Penduduk (KTP) suami dan istri (bila sudah menikah).
  • Fotokopi Kartu Keluarga (KK).
  • Fotokopi akta nikah/cerai.

Kedua belah pihak perlu membawa AJB untuk berjaga-jaga. Selain itu, penjual harus sudah membayar Pajak Penghasilan (PPh) sebesar 5% dari harga jual, dan pajak jual beli lainnya.

Bila membutuhkan informasi lengkap tentang AJB, termasuk biaya PPJB ke AJB, silakan lihat panduan lengkap mengurus AJB.

Biaya Pengurusan AJB ke SHM

Biaya Pengurusan AJB ke SHM

Foto: uproperties.us

Mengurus sertifikat hunian tentu membutuhkan biaya tambahan, termasuk biaya AJB ke SHM di notaris maupun mandiri agar proses pengurusannya lancar.

Nah, budget yang diperlukan untuk membayar biaya AJB ke SHM secara mandiri ini sekitar Rp780.000, dengan rincian sebagai berikut.

  • Biaya pengukuran sebesar Rp340.000.
  • Biaya panitia Rp390.000.
  • Biaya pendaftaran Rp50.000.

Sedangkan mengubah AJB ke SHM via notaris butuh dana sekitar Rp2.400.000. Selain itu, ada bea balik nama Rp750.000 dan biaya surat kuasa membebankan hak tanggungan Rp250.000.

Anda juga harus menyiapkan biaya pemberian hak tanggungan yang nilainya mencapai Rp1.200.000. Bagaimana sudah menyiapkan dana untuk membayar itu semua?

Ya, mengurus sertifikat memang membutuhkan tenaga dan biaya lebih. Jadi sebaiknya beli rumah dengan SHM untuk mempermudah jual beli.

Begitulah cara pengurusan PPJB ke SHM dan persyaratannya. Semoga artikel ini bermanfaat bagi Anda.

Ada pertanyaan? Ngobrol tentang hukum properti di Teras123!

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