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Seperti Inilah Cara Pembuatan AJB (Dilengkapi Syarat Untuk Dipenuhi)

— 14/04/2020 3.890 comments

PORTALBROMO.COM – Urusan mengenai hak milik tanah memang bisa menjadi hal yang sangat sensitif dan menimbulkan pertikaian bagi sebagian orang.

Misalnya, ditemukan banyak sekali kasus pertengkaran bahkan sesama saudara terjadi akibat legalitas serta rebutan suatu bidang tanah.

Tidak jarang keributan itu akhirnya sampai dibawa ke meja hukum dan berujung dengan saling gugat menggugat.

Mengapa urusan tanah dapat membuat banyak orang bertikai dan menjadi rebutan? Jawabannya mudah. Karena tanah adalah salah satu objek investasi yang nilainya terus berkembang, apalagi dewasa ini jumlahnya semakin sedikit sementara angka kebutuhannya terus bertambah.

Sebab itu, selalu diwanti-wanti jika Anda di kemudian hari membeli sebidang tanah agar disegerakan untuk membalik nama sertifikat menjadi atas nama Anda dari pemilik sebelumnya.

Tujuannya, selain mengesahkan legalitas di mata hukum tentu saja untuk menghindari hal-hal yang tidak diinginkan muncul di kemudian hari.

Di kutip dari laman blog 99.co oleh Tiara Syahra Syabani, beginalah cara pembuatan Akte Jual Beli (AJB).

Jual beli merupakan proses peralihan hak milik yang dapat dilakukan secara tunai maupun secara kredit. Pada ranah jual beli properti, saat pelunasan telah dilakukan, maka kedua belah pihak pun membuat AJB. Pembuatan AJB ini dilakukan ke Penjabat Pembuat Akta Tanah (PPAT) setempat.

Hal yang Harus Diperhatikan Sebelum Membuat AJB?

Apakah Anda sudah lazim mendengar mengenai akta jual beli alias AJB?

AJB merupakan sebuah dokumen yang menyatakan peralihan hak tanah dari pemilik lama ke yang baru.

Sebelum sampai pada proses pembuatan Akta Jual Beli, penjual dan pembeli harus sudah menemukan titik temu untuk semua hal.

Pembeli sudah melihat dan menerima kondisi fisik objek serta lingkungannya.

Penjual telah menunjukkan surat-surat (objek yang diperjual belikan ) dan sudah diklarifikasi kebenarannya.

Tentunya kedua belah pihak telah sepakat dengan harganya setelah melalui negosiasi.

Barulah mereka dapat melakukan transaksi jual-beli.

Ada prinsip Terang dan Tunai ketika menjalankan prosedur jual-beli yang benar.

Prinsip Terang mempunyai arti proses dilakukan di hadapan pejabat umum yang berwenang, dalam hal ini seorang notaris.

Sedangkan prinsip Tunai artinya setiap pembayaran dilakukan secara tunai sesuai kesepakatan.

Apabila salah satu prinsip ini belum terpenuhi, prosedur jual-beli ini belum sepenuhnya dilakukan secara benar sehingga AJB belum bisa dibuat.

*Data yang Diperlukan untuk Membuat AJB*

Dalam transaksi jual beli tanah dan/atau bangunan tersebut, biasanya PPAT yang bersangkutan akan meminta data-data standar, yang meliputi:

I. Data tanah

PBB (asli) 5 tahun terakhir berikut Surat Tanda Terima Setoran (bukti bayarnya);

Asli sertifikat tanah (untuk pengecekan dan balik nama);

IMB asli (bila ada dan untuk diserahkan pada pembeli setelah selesai proses pembuatan AJB);

Bukti pembayaran rekening listrik, telepon, air (bila ada);

Jika masih dibebani hak tanggungan (hipotik) harus ada surat roya dari bank yang bersangkutan.

II. Data penjual & pembeli dengan kriteria sebagai berikut:

A.Perorangan:

Fotokopi KTP suami dan istri;

Fotokopi kartu keluarga dan akta nikah;

Fotokopi keterangan WNI atau ganti nama (bila ada, untuk WNI keturunan).

B.Perusahaan:

Fotokopi KTP direksi & komisaris yang mewakili;

Fotokopi anggaran dasar lengkap berikut pengesahannya dari Menteri Kehakiman dan HAM RI;

Laporan Rapat Umum Pemegang Saham (RUPS) PT untuk menjual atau Surat Pernyataan Sebagian kecil aset.

*Hal–hal yang Harus Dipenuhi Sebelum Melakukan Pembuatan AJB*

Selain berbagai data di atas, ada pula beberapa hal yang perlu dipenuhi. Hal tersebut ialah:

Pemeriksaan keaslian sertifikat ke Badan Pertanahan Nasional;

Penjual telah membayar Pajak penghasilan (PPh) sebesar 5% dari harga transaksi;

Penjual telah membayar Pajak Jual Beli;

Calon pembeli telah membuat pernyataan bahwa dengan membeli tanah tersebut ia tidak menjadi pemegang hak atas tanah yang melebihi ketentuan batas luas maksimum;

Memiliki surat pernyataan dari penjual bahwa tanah yang dimiliki tidak dalam sengketa.

Perlu dijadikan catatan, petugas PPAT dapat menolak pembuatan AJB apabila tanah yang akan dijual sedang dalam sengketa atau dalam tanggungan di bank.

*Proses Pembuatan AJB*

Setelah syarat dan kewajiban antara penjual dan pembeli telah dipenuhi, maka proses pembuatan akta ini sudah dapat dilakukan.

Syarat dapat dilakukannya pembuatan akta ini ialah:

Pembuatan akta harus dihadiri oleh penjual dan calon pembeli atau orang yang diberi kuasa dengan surat kuasa tertulis jika dikuasakan;

Pembuatan akta harus dihadiri oleh sekurang-kurangnya dua orang saksi biasanya dari perangkat desa jika melalui PPAT Sementara (camat) dan kedua pegawai notaris jika melalui notaris PPAT.

Sementara itu, berikut ini adalah ketentuan pada tahapan proses pembuatan AJB:

PPAT membacakan akta dan menjelaskan mengenai isi dan maksud pembuatan akta, termasuk juga sudah lunas atau belum untuk transaksinya;

Bila isi akta telah disetujui oleh penjual dan calon pembeli maka akta ditandatangani oleh penjual, calon pembeli, saksi-saksi, dan PPAT;

Akta dibuat dua lembar asli, satu lembar disimpan di Kantor PPAT dan satu lembar lainnya disampaikan ke kantor pertanahan untuk keperluan pendaftaran (balik nama).

Memberikan salinan akta kepada penjual dan pembeli.

Langkah selanjutnya setelah pembuatan AJB adalah pembuatan sertifikat.

Petugas PPAT akan menyerahkan AJB dan dokumen lainnya ke BPN.

Proses pembuatan AJB tidak dapat selesai dalam sehari karena pejabat yang berwenang akan memeriksa terlebih dahulu keaslian sertifikat tanah dari properti yang dijual di BPN.

AJB akan diterbitkan dalam dua lembar dan keduanya asli.

Satu lembar akan disimpan di kantor PPAT dan satu lembar lainnya disampaikan ke BPN untuk keperluan pendaftaran balik nama.

Sedangkan penjual dan pembeli akan hanya mendapat salinan dari AJB tersebut.

*Proses Balik Nama Sertifikat Tanah Jika Pemilik Sudah Meninggal*

Namun, bagaimana bila ternyata sang pemilik lahan sudah meninggal? Apakah akan lebih sulit untuk proses balik nama?

Berikut adalah cara yang harus ditempuh untuk balik nama sertifikat tanah jika pemilik telah meninggal

Tentu, Anda harus menyelesaikan proses jual beli tanah yang dimaksud sesuai dengan perjanjian dan harga yang telah disepakati.

Karena pemilik tanah sudah meninggal maka yang berhak untuk melakukan proses jual beli adalah ahli waris dari pemilik.

Siapa yang dimaksud dengan ahli waris? Agar mengetahui siapa ahli waris, maka harus dibuatkan SKW atau Surat Keterangan Waris.

Bagaimana jika ahli waris merupakan orang yang tidak cakap hukum seperti anak kecil atau sebaliknya, orang yang sudah sangat tua? Jika begini, maka perlu dibuatkan surat penetapan pengadilan untuk menentukan siapa wali yang berhak mewakili almarhum.

Serahkan dokumen yang diperlukan kepada PPAT untuk pembuatan AJB (Akta Jual Beli). Dokumen yang diperlukan antara lain:

*Bagi Penjual:*

*Sertifikat asli

*SPPT PBB tahun terakhir dan bukti pembayarannya

*Fotokopi KTP dan KK

*Fotokopi surat nikah jika pemilik sudah menikah, jika pemilik belum menikah maka diperlukan surat keterangan belum pernah menikah

*Fotokopi surat keterangan kematian

*Fotokopi SKW yang sudah dilegalisir

*Fotokopi NPWP

*Bagi Pembeli:*

*Fotokopi KTP dan KK

*Fotokopi NPWP

Setelah itu, proses jual beli dilanjutkan dengan langkah pembuatan AJB (Akta Jual Beli) oleh PPAT (Pejabat Pembuat Akta Tanah).

PPAT tentu kemudian akan mengecek lagi keabsahan sertifikat awal serta status kepemilikan tanah.

Jika semua sudah lengkap, maka PPAT bisa membawa berkas tersebut ke BPN (Badan Pertanahan Nasional) untuk kemudian mengganti nama pemilik sebelumnya dengan pembeli tanah. Proses ini memakan waktu 5 hari – 1 bulan.(*)

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