For overseas law firms and investors reviewing Japanese real estate, the first requirement is often clear and reliable information: Who is the registered owner? What mortgages, attachments or other rights are recorded against the property? Is the owner a company, and who represents that company?
Seiwa Legal Office provides property registration and title reviews in Japan, corporate registry reviews, and assistance obtaining official Japanese public records. Reports and communication are available directly in English, Chinese and Japanese.
This focused service differs from a full real estate due diligence review. Where a broader review is required, we can also coordinate with collaborating lawyers, accountants, tax professionals and other qualified specialists in Japan.
Property Registration and Title Review in Japan
A Japanese property registration and title review focuses on the official real estate registry and other agreed public records. Depending on the property and the scope of the engagement, Seiwa Legal Office can assist with:
- identifying the relevant land or building;
- confirming the registered owner;
- reviewing ownership registration entries;
- checking mortgages and revolving mortgages;
- checking attachments, provisional attachments and provisional registrations;
- reviewing other registered rights or encumbrances; and
- examining relevant historical registration entries.
The purpose is to provide the client with a clear understanding of the registered ownership and title status shown in Japanese public records. This can be used as a preliminary investigation or as one part of a wider real estate due diligence process.
Corporate Registry Review for a Corporate Property Owner
Where a Japanese company is shown as the registered owner, we can also obtain and review relevant Japanese corporate registration records.
The review may confirm the company’s registered name, head office, representative directors or other registered representatives, and relevant corporate registration history. Connecting the property record with the corporate registry can be particularly helpful for overseas counsel, investors, funds, asset managers, executors and trustees.
Obtaining Official Documents in Japan
Seiwa Legal Office assists overseas clients and professional advisers with obtaining legally available documents from Japanese registries and public authorities. Depending on the request and applicable access rules, these may include:
- real estate registry certificates;
- corporate registry certificates;
- agreed cadastral maps;
- agreed land or building drawings; and
- other legally obtainable public-authority records.
Documents and findings can be organized in an English-language report for use by an overseas law firm, investor or professional adviser. Availability depends on the record, the relevant authority, the identifying information supplied and any legal restrictions on access.
How This Differs from Full Real Estate Due Diligence
| Property Registration and Title Review | Full Real Estate Due Diligence |
|---|---|
| Focused review of registered ownership, rights and agreed Japanese public records | Broader assessment of legal, financial, tax, building, leasing, regulatory, environmental and other transaction risks |
| Conducted within the professional practice of a Japanese judicial scrivener | May require lawyers, accountants, tax advisers, architects, appraisers and other specialists |
| Suitable for ownership verification, encumbrance checks and preliminary investigation | Suitable for a comprehensive assessment before an acquisition, investment or financing transaction |
A property title review does not by itself confirm every issue affecting the property. Matters such as contracts, taxes, valuation, leases, physical boundaries, occupation, building condition, regulatory compliance, seismic risk, environmental conditions or soil contamination may require separate investigation.
Coordinated Full Due Diligence Support
If a client requires a broader or full real estate due diligence review in Japan, Seiwa Legal Office can, depending on the transaction and required scope, coordinate with collaborating Japanese lawyers, accountants, tax professionals, architects, real estate appraisers and other qualified specialists.
This allows overseas clients to organize an appropriately structured professional team for legal, financial, tax, building, regulatory, environmental and other relevant matters. Seiwa Legal Office may serve as the Japan-based point of contact, assisting with Japanese public-record collection and communication between the client and the participating specialists.
The responsible professionals, scope of work, fees and reporting arrangements are confirmed separately for each engagement.
Who We Assist
Our Japanese property and corporate registry research services are designed for:
- overseas law firms requiring Japan-based support;
- foreign investors and purchasers of Japanese real estate;
- family offices, investment funds and asset managers;
- corporate and transaction advisers;
- executors, trustees and parties involved in cross-border estates; and
- clients preparing for a broader Japanese real estate due diligence review.
As a Japanese Judicial Scrivener, Administrative Scrivener and Licensed Real Estate Transaction Specialist, Emi Suehiro handles enquiries directly in English, Chinese and Japanese, without an intermediary interpreter.
Information Needed to Request a Review
To receive a quotation, please provide the available property address or registry identifiers, the expected owner’s name, the purpose of the investigation, the records required, whether the corporate owner should also be reviewed, the preferred reporting language and the requested timeframe.
Frequently Asked Questions
Is this service a full real estate due diligence?
No. The standard property registration and title review is a focused review of Japanese registration records and other agreed public records. A broader due diligence engagement can be coordinated separately where required.
Can you work directly with an overseas law firm?
Yes. We can receive instructions from overseas counsel, obtain the agreed Japanese records and provide an English-language report. We can also coordinate with other Japanese professionals where the matter requires a wider review.
Can several properties or a corporate owner be reviewed?
Yes. The scope may cover multiple identified properties and, where relevant, the Japanese corporate registration records of the registered owner.
Contact Seiwa Legal Office
Judicial Scrivener and Administrative Scrivener Seiwa Legal Office supports overseas law firms, foreign investors and international clients with Japanese real estate registration, property title review, corporate registration research and official public-record retrieval.
Contact Seiwa Legal Office About a Japan Property Title Review or Due Diligence Support
This article provides general information only and does not constitute legal, tax, accounting, investment, valuation, building or environmental advice. The precise scope and availability of records depend on the property, the relevant authority, applicable access rules and the terms of the engagement.