What Is It
The Property Registry Certificate (登記事項証明書, toki jiko shomeisho) is the single most important document in any Japanese property transaction. It is an official extract from the real property register maintained by Japan's Legal Affairs Bureau (法務局, homukyoku), and it serves as the definitive record of a property's legal status.
Every parcel of land and every building in Japan that has been registered has a corresponding entry in the registry. The certificate provides a complete snapshot of that entry, including the current owner, the full chain of title, any liens or mortgages (抵当権), easements, and other encumbrances. It is the document that buyers, lenders, and legal professionals rely on to confirm who owns a property and what claims exist against it.
There are two main types. The 全部事項証明書 (complete certificate) shows the entire history of the property, including past owners and cancelled rights. The 現在事項証明書 (current certificate) shows only the information that is currently in effect. For most due diligence purposes, the complete certificate is preferred.
Who Needs It
- Property buyers — to verify ownership and check for liens before purchasing
- Property sellers — to provide proof of ownership to buyers and agents
- Mortgage lenders — to confirm clear title before approving a loan
- Legal professionals — for due diligence in transactions, disputes, and litigation
- Heirs and executors — for inheritance proceedings and estate settlement
- Tax advisors — for filing property-related taxes and verifying ownership periods
- Foreign investors — to verify property details before cross-border acquisitions
What's Included
- Property identification — lot number, block, district, and registered address
- Land details — land category (地目), area in square meters
- Building details — structure type, floor area, number of stories, construction material
- Ownership section (甲区) — current and past owners, dates of registration, basis of ownership (sale, inheritance, gift, etc.)
- Rights section (乙区) — mortgages, liens, easements, leasehold rights, and other encumbrances with dates and creditor details
- Registration numbers — unique identifiers for each entry
How to Obtain
The standard process is to visit the nearest Legal Affairs Bureau (法務局) in person. You fill out an application form (登記事項証明書交付請求書), specify the property by its lot number, and pay the fee. The certificate is issued on the spot, typically within 30 minutes.
Alternatively, you can request a non-certified version online through the 登記情報提供サービス (Registry Information Service) at registinfo.moj.go.jp. This provides a PDF viewable on screen, but it is not a certified copy and may not be accepted for all purposes.
Through JapanPropertyDocs: We handle the entire process — from identifying the correct property number to obtaining the certified certificate from the Legal Affairs Bureau. You provide the address, we deliver the document with an English summary of its contents.
Processing Time
In person at the Legal Affairs Bureau, a registry certificate is typically issued the same day, often within 30 minutes. When requested by mail or through the online system, expect 2 to 3 business days for delivery. Through JapanPropertyDocs, standard processing takes 3 to 5 business days including translation and delivery.