Sub division of land costs - NOTARY taking me for a ride??

jaffa

Just woke up to a mild heart attack and would welcome some advice. I'm in the process with my Indonesian partner of sub dividing some land in Klungkung. After paying BPN all sorts of stupid amounts for about 5 visits, I'm finally informed after 5 months by my solicitor that the Notary has decided upon the sub division fees - 11M per plot!!! (on top of all BPN fees and my solicitor fees) Because of the complicated nature of the sub division (the access road is considered 3 separate plots), I have a bill of Rp. 88M !!!!! Anyone got any experience or advice as to the typical fees for this?? I think this is very steep and every cost I challenge with the solicitor ends up reduced.

pollyanna

Jaffa, have you tried going to a different notaris, explaining what you're trying to do, and asking for a quote? Even with the complicated road that price sounds ridiculous to me.

sakumabali

mmmhhh you said you´ve an indonesian partner, he can´t help you with that? The NJOP value is really just 1/10th? wow... The problem with the notaris here is that you can´t choose one but instead must find 1 in the area of purchase, what you can do is bring yourself an attorney who can translate and negotiate. I think 11 million for an 7 are plot is too much jaffa! I´ll try to send you a number you can call in the next days...

sakumabali

Hi Jaffa, i´d ask for the taxpaper of the land, from the NJOP you can see how much the government class the value of your land & now it´s important how big are the new lots. It´s complicated and too be honest I don´t understand all of it BUT it´s obvious that the notaris can´t charge you as he wants and that most of the people pay too much for a notaris. From the amount of the NJOP you´ve to pay now some % (i heard 1 %?) but as the OFFICIAL tax value of a land let´s say in the south is much lower than the MARKET value there are always discrepancy, the notaris know you pay too little and now he and also the government want some "compensations" So how big is your plot? If it´s a big one 11 million could be very cheap either way expensive (small one) difficult isn´t it?

PeteD

A few questions, because it can be different depending on the state of the certificates? When you say sub-divide, do you mean it's one big plot with one certificate? Or is it many plots with certificates in different names that need to be divided up differently? The road you mention is three separate plots, you mean three separate certificates in different names? To sub-divide or even combine plots of land, if the certificates are in the same name, it's a simple procedure. But there can be no sub-dividing or combining of land plots until the certificates are in the one (same) name. Is your Notary just sub-dividing or is there change of title needed as well?

jaffa

Sukamabali, thanks for your input. the NJOP value of the land is about 1/10th the market value here. I know this because I completed on another piece of land nearby recently and the Notary (different Notary) got the buyers/sellers 5% tax based on a NJOP land value of 12M/Are (purchase price of 120M/Are). BUT that is the buyers/sellers tax and sub division is a different kettle of fish. The market value of each plot will be around 600M and they want 11M for the subdivision of each plot - the buyer still has to pay the 5% on the NJOP value when each plot is sold - We are simply sub dividing a 33 Are plot into 7 plots (Me + indonesian partner). A well known Legal firm (expat) is handling all this, but I feel they're taking me for a ride and in cohort with the Notary Know an English speaking Notary I can approach regarding this work?? J

sakumabali wroteHi Jaffa, i´d ask for the taxpaper of the land, from the NJOP you can see how much the government class the value of your land & now it´s important how big are the new lots. It´s complicated and too be honest I don´t understand all of it BUT it´s obvious that the notaris can´t charge you as he wants and that most of the people pay too much for a notaris. From the amount of the NJOP you´ve to pay now some % (i heard 1 %?) but as the OFFICIAL tax value of a land let´s say in the south is much lower than the MARKET value there are always discrepancy, the notaris know you pay too little and now he and also the government want some "compensations" So how big is your plot? If it´s a big one 11 million could be very cheap either way expensive (small one) difficult isn´t it?