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Zagdim Reader Desk · Japan title due diligence

Title search and due diligence in JapanRegistered rights, restrictions on use and document checks

Whether you need to confirm title before buying, or the register for a property you already own does not match reality, what has to be checked differs. The Zagdim Reader Desk first establishes the property and your concerns, then shortlists suitable Japanese professionals.

Book a free 20-minute callSee what the service covers
A residential street in Japan
Who it is forBuyers before signing, and owners with registration discrepancies
Handled byJudicial scriveners, takkenshi, land and house investigators and lawyers
LanguagesEnglish or Japanese; other languages on request
Reader Desk feeFree of charge

Information checked: 29 October 2026

01 · ABOUT

The register alone is not enough: start with your current stage

A title search and due diligence (デューデリジェンス) starts from the certificate of registered matters (登記事項証明書) and the property documents, checking the owner, the registered rights and the subject of the transaction. Registration documents reflect only what is registered; they must still be compared with the actual condition, the seller’s statements and the records of other authorities.

Boundaries, building use, occupation by tenants and deterioration of the building are each investigated by a different professional. Before engaging, the items to be checked and the parts that cannot be confirmed must be set out.

  • Restrictions on useUse and building restrictions must be checked separately.
  • Condition of the buildingA building inspection does not replace a check of title.
  • Flag missing documentsA document that has not been obtained must not be treated as showing there is no problem.

Where it is handled

Legal Affairs BureauLegal Affairs Bureau

Certificates of registered matters and registration of title. Jurisdiction depends on where the property is.

Logos belong to the respective bodies and are shown only to identify where a matter is handled. Zagdim is not affiliated with them.

Former main building of the Ministry of Justice, Kasumigaseki, Tokyo
Former main building of the Ministry of Justice, Kasumigaseki, Tokyo
A seal of the kind used on registration documents
A seal of the kind used on registration documents

Start with your current stage

Closest to your situation:

Before purchase

  • What to checkThe owner and registered encumbrances are checked by a judicial scrivener (司法書士); restrictions on use are explained by a takkenshi (licensed real estate transaction specialist) before signing.
  • What to prepareParcel number (地番), building number (家屋番号), property documents and the draft contract.
  • CostsA certificate of registered matters costs ¥490–600 per copy, depending on how it is requested; land and building are usually requested separately. Everything else is quoted by item checked.

Next steps

  1. Tell the Reader Desk the property address and the planned signing date

Register and reality differ

  • What to checkArea and boundaries are investigated and surveyed by a land and house investigator (土地家屋調査士); title and address records are checked by a judicial scrivener.
  • What to prepareExisting certificates, past contracts and site plans.
  • Change of address or nameFrom 1 April 2026, a change in the address or name of the registered owner must be registered within 2 years of the change. For changes made before that date and not yet registered, the deadline is 31 March 2028.
  • CostsOut-of-pocket cost of certificates, plus professional fees for surveying and registration (quoted by scope).

Next steps

  1. List the discrepancies (area, address or rights)

Tenanted, on leased land or co-owned

  • What to checkWhether the tenancy, the land lease and the co-ownership match the register. Disputes over rights and legal questions on contracts are reviewed by a lawyer (弁護士, bengoshi).
  • What to prepareTenancy agreement, land lease, co-ownership details and registration records.
  • CostsOut-of-pocket cost of certificates, plus professional fees for reading the documents and legal advice (quoted by depth of review).

Next steps

  1. Have the current tenancy agreement and co-owner details ready, then book a consultation

Sources: Ministry of Justice – registration fees; mandatory registration of changes of address and name / Ministry of Land, Infrastructure, Transport and Tourism – explanation of important matters. Checked 29 October 2026.

02 · SERVICE

What do the professionals check?

Who charges what

What the Reader Desk does at no charge

Establishes what you need, sets it out in a written brief, shortlists and introduces professionals, and follows up until the introduction is made.

Professional fees

Quoted by the professional handling the matter according to the items checked. If you engage them, you contract with, pay and receive receipts from them directly.

How payments flow

Zagdim does not charge readers a matching fee and does not handle payments for professional services. Providers quote case by case, and you contract with and pay the provider directly.

  1. 01Checking the register

    A judicial scrivener checks the registered rights and the documents needed for transfer.

  2. 02Checking restrictions on use

    The licensed real estate broker establishes the statutory restrictions covered by the explanation of important matters.

  3. 03Boundary and area survey

    A land and house investigator examines plans and surveys on site, within the agreed scope.

  4. 04Legal and building questions

    Depending on the concern, a Japanese lawyer or a qualified architect (建築士) gives an opinion.

03 · CASES

What can a title search not show?

In every caseUnregistered rights, actual occupation, the legality of the building and soil conditions must each be investigated separately, according to the scope of the engagement.

A sunlit apartment living room in Japan with wooden floor, sofa and round table
Interior of a Japanese home
Documents sorted with coloured clips beside a pair of glasses on a desk
Title and transaction documents

04 · SERVICE PROCESS

From listing your concerns to conclusions: who does each step?

List the concerns first, then engage item by item; each item is checked by the professional responsible.

English or JapaneseOther languages on request

  1. Confirm the property and the purpose of the check

    You provide the property documents and your concerns.

  2. Obtain registration and related documents

    A judicial scrivener obtains and checks the registration records.

  3. Item-by-item checks and site visits where needed

    Each professional investigates within the scope of their engagement.

  4. Set out conclusions and open points

    The results are explained and the parts that could not be confirmed are marked.

Not included

  • Geological or soil testing that has not been commissioned
  • A full building inspection that has not been commissioned
  • Any promise about title or the outcome of litigation

What you need to prepare

  • Parcel number and building number
  • Purchase contract and plans
  • Documents supplied by the seller
  • Arrangements for access to the property

05 · TIME

How long does it take, and what does it depend on?

Timing depends on obtaining documents, arranging site visits and the scope of the check; the professional you engage will explain.

  1. Before the sale contract is concluded

    Explanation of important matters

What you can do in advance: have the parcel number, building number and existing contracts ready.

06 · FEES

What do the search and the checks cost?

Taxes and official fees

  • Certificate of registered matters¥600 / ¥520 / ¥490(Per copy, in order: paper application; online application with postal delivery; online application with collection at the counter. A surcharge applies above 50 pages.)

Professional and service fees

  • Document reading and legal reviewQuoted once your situation is understood(By depth of review.)
  • Surveying and building inspectionQuoted once your situation is understood(Commissioned item by item.)
  • Zagdim Reader DeskFree of charge(Consultation, clarifying what you need and shortlisting professionals)

Professional fees are quoted item by item. Ask the provider to state in the written quote whether out-of-pocket costs such as certificates are charged separately. Quotes, contracts and payments are handled by the professional concerned.

07 · EXPERTS & PROFESSIONALS

Which Japanese professionals carry out the checks?

Depending on the case, different Japanese professionals are involved.

Judicial scrivener

司法書士 · shihō shoshi

Checks the registration of title and the registration documents.

Real estate transaction specialist

宅地建物取引士 · takkenshi

Explains the important matters of the transaction and the restrictions on use.

Lawyer

弁護士 · bengoshi

Reviews disputes over rights and legal questions on contracts.

MATCHING

How Zagdim shortlists the right professionals

What you need
Zagdim Reader Desk
  • Clarifying the need
  • Matching providers
  • Follow-up at key points
The right professional

Zagdim Reader Desk

Establishes what you need · shortlists and introduces · follows up

No charge to readers

Professionals in Japan

Professional advice and handling

Quote · contract · payment · receipt

Can a professional be arranged where the property is?

  1. You tell the Reader DeskWhere the property is and the concerns to be checked
  2. The Reader Desk checksWhether the relevant professional can be arranged locally
  3. The Reader Desk repliesIf it can be arranged, we say which kind of professional will take it on. If no suitable provider is available for now, we say so plainly

08 · CONSULTATION

What happens next?

Zagdim Reader DeskFirst understand the situation, then shortlist the right professionals

Four steps after you get in touch

  1. Contact the Reader DeskArrange a call by WhatsApp or email.
  2. A written briefThe Reader Desk turns the property documents and your concerns into a list. Once you confirm it, you agree to the introduction.
  3. Introduction to a local professionalMade by property location and items to be checked. Before the introduction, the written quote, out-of-pocket costs and conditions for extra charges are confirmed with the provider.
  4. Quote and engagementYou read the quote and decide whether to engage. You contract with and pay the provider directly.

Have these points ready before you get in touch, so the Reader Desk can go straight to what matters.

  • The property address, parcel number or building number
  • Whether you are buying or already own it, and the planned signing date
  • The concerns found so far
WhatsAppEmail the Reader Desk

The Zagdim Reader Desk handles contact and follow-up.

Send us your details

The more you tell us, the better the Zagdim Reader Desk understands your situation before we speak.

09 · FAQ

Title search and due diligence in Japan: common questions

Is the register extract enough on its own?

No. The register extract reflects only what is registered; restrictions on use, actual occupation and the condition of the building must be checked separately.

Is the official certificate the same as other online searches?

No. The certificate of registered matters is the official certificate; the results of other online searches cannot simply take its place.

Can the land boundary be measured at the same time?

It can be commissioned separately. A land and house investigator can carry out the surveys of location, area and similar matters needed for registration; the extent of any boundary determination must be agreed first.

Does a title search include a building inspection?

Not automatically. For a building condition survey, the inspector and the scope must be confirmed separately.

Can a building inspection prove there is no unauthorised construction?

No. An ordinary building condition survey looks at deterioration; it does not determine whether building regulations have been breached.

Does an out-of-date registered address affect a transaction?

It may affect preparation for registration. The actual position must be checked against the register, and you should confirm whether the change of address has been registered.

List your concerns about the property first, then arrange the checks.

Book a free 20-minute call

The relevant applications are received and examined by the Legal Affairs Bureau, and official fees follow the current notices of the Japanese authorities. Quotes, contracts, payments and receipts for professional services are handled by the professional concerned; neither the Zagdim Reader Desk nor the professionals guarantee that any application or review will succeed. This page is general information and is not legal or tax advice. Information checked to 29 October 2026.

Photographs of institutions (Wikimedia Commons): former main building of the Ministry of Justice, Kasumigaseki, Tokyo, Kakidai (CC BY-SA 4.0); a seal of the kind used on registration documents, Culture Japon (CC BY-SA 4.0)

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