ATR/BPN Aligns Four Key Stakeholders to Achieve Integrated Rights Transfer

There are four key nodes that cause differences in perception between the National Land Agency (BPN) and the public.

The Director General of Rights Determination and Land Registration (Dirjen PHPT) of the Ministry of ATR/BPN, Asnaedi, stated that aligning these four nodes is an effort to provide certainty regarding service timelines for the public by implementing the Integrated Rights Transfer (PERINTIS) system, with a target completion period of 10 days.

According to him, the four involved nodes include the buyer and seller, Land Deed Officials (PPAT), local government units managing regional revenue, and the Ministry of Agraria and Spatial Planning/National Land Agency (ATR/BPN) through the Land Offices (Kantah).

“There are four nodes that cause differences in perception between BPN and the community,” Asnaedi said in a statement in Jakarta on Sunday.

He noted that because many parties are involved, obstacles and constraints sometimes arise, which ultimately hinder the process of rights transfer or the updating of certificates.

To synchronise the process and provide service time certainty for the public, the Ministry of ATR/BPN is implementing the Integrated Rights Transfer (PERINTIS) with a 10-day completion target.

Before the service was implemented, the Ministry of ATR/BPN researched the four nodes involved in the Rights Transfer process and formulated steps that could be taken to accelerate service. Improvements begin at the stage before the application is submitted to the Land Office.

During the initial document check, he continued, PPATs are only permitted to conduct checks if, firstly, the seller and buyer have declared their readiness to be present at the time of deed signing.

“Secondly, a statement must be made that the PPAT will only perform the check once the seller and buyer are aware of the costs they must pay. Thus, the seller and buyer understand the entire process and know that after the check, there are further stages to be completed,” he said.

Once the check is complete, the buyer proceeds to apply for the payment of Land and Building Transfer Duty (BPHTB) to the local revenue office. Simultaneously, the seller performs the Income Tax (PPh) payment.

“After it reaches the Regional Revenue Agency (Bapenda), we give them a three-day deadline to declare whether the BPHTB payment is approved or not. Usually, the billing code for BPHTB payments is valid for 14 days, but if the Rights Transfer process is to be completed within 10 days, the parties involved must pay their taxes on the first day,” he explained.

During the BPHTB validation stage by the local government, a ‘positive fiction’ mechanism has been established as one of the rules to ensure process certainty. This mechanism allows the process to proceed if the inspection has not been conducted within the specified timeframe.

After the BPHTB validation is complete, within a 2-day deadline, the seller and buyer perform the signing, and the PPAT reports the deed. The process continues with document verification at the Land Office within a maximum period of 3 days.

Once the deed is verified, it is followed by the issuance of the Non-Tax State Revenue (PNBP) invoice (SPS), followed by the payment of PNBP within one day, accompanied by the obligation of the PPAT to submit physical files to the Land Office on the same day.

The verified payment status is followed by the recording of the rights transfer and the issuance of the Certificate within 2 working days, which can be checked via the ‘Sentuh Tanahku’ electronic vault.

“We are implementing two mechanisms. First, the ‘first in, first out’ principle, where files received earlier are examined first. Second, the ‘positive fiction’ mechanism. If the files have not been examined within three days, the process proceeds with the issuance of the SPS. Once the SPS is issued, payment must be made on the same day. Similarly, the submission of physical documents must also be done on the same day,” he said.

The Integrated Rights Transfer service, with a target completion of a maximum of 10 days, has begun implementation in 17 Land Offices. Its implementation is part of the Ministry of ATR/BPN’s efforts to provide time certainty for the public in land services.