How to Check If a Japanese Property Has an Unregistered Owner

How to Check If a Japanese Property Has an Unregistered Owner

Buying real estate in Japan can be an exciting opportunity—but for those exploring akiya homes in rural areas, one common challenge is ownership uncertainty. Some properties are in legal limbo, with no clearly registered or reachable owner. This is especially common in homes that have been vacant for decades or passed down informally through generations. So how can you check if a Japanese property has an unregistered owner—and what can you do about it?

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What Does “Unregistered Owner” Mean in Japan?

In Japan, property ownership must be registered through the Legal Affairs Bureau (法務局 or houmukyoku) in order to be officially recognized. However, it’s not legally required to update this information after inheritance, so it’s common for rural properties to remain registered under a deceased family member’s name for years—or even decades.

An “unregistered” or “unclear” owner situation typically means:

• The legal title was never transferred after death
• Multiple heirs may be involved, but none have updated the registration
• The owner is unknown, unreachable, or deceased with no records of succession

These issues can delay or prevent sales, especially if no one is willing or able to complete the legal transfer process.

Step 1: Get the Property’s Address or Land Number

To check ownership, you’ll first need either:

• The formal address of the property (jūsho), or
• Its land registration number (chiban)

These can usually be found on:

• The property listing
• Akiya bank websites
• Maps or legal documents

Sometimes, you may need to go to the city or town hall to request the parcel number.

Step 2: Visit the Legal Affairs Bureau (Houmukyoku)

With that information, visit your local Legal Affairs Bureau. This is the office responsible for maintaining the real estate registry in Japan.

You can:

• Request a copy of the 登記簿謄本 (tōkibo tōhon), which is the official land registry record
• Look up the owner’s name, date of registration, and any legal encumbrances
• Check the registered address of the owner (often where legal notices must be sent)

Note: this process is typically conducted in Japanese and requires an in-person visit. Fees are usually around 300–600 yen per record.

Step 3: What If the Owner Is Deceased or Missing?

If the record shows that the owner is deceased or hasn’t updated their contact information in decades, the property likely has succession issues.

In that case:

• You (or the seller) will need to complete a legal inheritance registration (sozoku-tōki)
• This involves collecting death certificates, family registers (koseki tōhon), and other documents
• All known heirs must agree to the sale and sign relevant paperwork

If this step is skipped, you won't be able to complete a legal transfer or register yourself as the new owner.

Step 4: Use a Bilingual Liaison or Legal Support Service

Foreign buyers often run into trouble navigating this process without fluent Japanese. That's where services like Old Houses Japan can help.

We:

• Work with local city halls and legal affairs bureaus
• Coordinate with family members and heirs
• Help buyers avoid untransferable or disputed properties
• Connect you with real estate legal experts or judicial scriveners (shiho shoshi)

Final Thoughts

Checking if a Japanese property has an unregistered owner is a critical first step in any akiya purchase. While these situations can be resolved, they require time, documents, and often the cooperation of multiple family members. Without it, your dream home could remain out of legal reach.

Before falling in love with a fixer-upper, make sure its paperwork is just as solid as its bones. For expert help verifying ownership and navigating Japan’s property laws, get in touch with the team at Old Houses Japan.