SQL & PL/SQL

Connected to Oracle Database 10g Enterprise Edition Release 10.1.0.5.0

create table d_comments
(order_no varchar2(12),
line_no number(11),
comments clob);

INSERT INTO d_comments
	(order_no,
	 line_no,
	 comments)
VALUES
	('A12345',
	 '1',
	 'THIS IS THE BEGINNING
     PAYMENT TERMS ~~~~~~~~~~~~~~~~
60 Days Nett Monthly
.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
THIS IS THE END');

What i am trying to do is filter out PAYMENT TERMS ~~~~~~~~~~~~~~~~
60 Days Nett Monthly
.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ in the test thus returning
THIS IS THE BEGINNING
THIS IS THE END

I've tried this but it is returning null

SELECT TRANSLATE(dbms_lob.substr( COMMENTS, 4000, 1 ),'THIS IS THE BEGINNING
PAYMENT TERMS ~~~~~~~~~~~~~~~~
60 Days Nett Monthly
.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~',null) FROM D_COMMENTS


any help will be most appreciated. Thanks