Real Property Registration Act

The Real Property Registration Act (Act No. 24 of 1899) is wholly amended.

The purpose of this Act is to secure the rights of citizens by providing for a system concerning registrations to be made to notify the public of descriptions of real property and rights relating to real property, thereby contributing to the safe and smooth conduct of transactions.

In this Act, the meanings of the terms set forth in the following items are as prescribed respectively in those items:

A registration is made with regard to a description of real property or with regard to the preservation, etc. of the following rights relating to real property (the "preservation, etc." means the preservation, establishment, transfer, change, restriction on disposition, or extinction of a right; the same applies in paragraph (2) of the following Article and Article 105, item (i)):

①Unless otherwise provided for in laws and regulations, the order of priority of rights registered in relation to the same real property follows the chronological order of registration.

②The order of priority of supplemental registrations (meaning a registration of a right to be made in relation to a right already registered which is made to change or correct the relevant right already registered, or in the case of a right other than ownership, a registration of a right to be made to transfer or preserve any right established over the relevant right which needs to be publicly announced as forming a single registration together with the relevant right already registered; hereinafter the same applies in this paragraph and Article 66) follows the order of priority of the corresponding principal registrations (meaning a right already registered to which a supplemental registration is attached; hereinafter the same applies in this paragraph), and the order of priority of supplemental registrations attached to the same principal registration follows the chronological order of the supplemental registrations.

①A third party who has interfered with the filing of an application for a registration by fraud or duress may not assert the lack of the registration.

②A third party who has an obligation to file an application for a registration on behalf of another person may not assert the lack of the registration; provided, however, that this does not apply if the cause of registration (meaning a fact or juridical act that is the cause of a registration) regarding the other party's registration occurred after the cause of registration regarding the third party's own registration occurred.

①Registration affairs are administered by the Legal Affairs Bureau or District Legal Affairs Bureau or the branch bureau thereof or the branch office of any of those bureaus (hereinafter simply referred to as the "registry office") which has jurisdiction over the location of the real property in question.

②Where real property extends over the jurisdictional districts of two or more registry offices, the Minister of Justice or the Director of the Legal Affairs Bureau or District Legal Affairs Bureau designates the registry office that should take charge of administering the registration affairs relating to the real property, as provided for by Ministry of Justice Order.

③In the case prescribed in the preceding paragraph, an application for a registration may be filed with any one of those two or more registry offices, until one of them is designated under the same paragraph.

The Minister of Justice may delegate affairs that are subject to the jurisdiction of one registry office to another registry office.

In the event that a registry office is obliged to suspend its affairs for some reason, the Minister of Justice may specify a period and order the suspension of the affairs of the registry office.

The affairs of a registry office are handled by a registrar (meaning a person appointed by the Director of the Legal Affairs Bureau or District Legal Affairs Bureau from among officials of the Ministry of Justice who work at the registry office; the same applies hereinafter).

If a registrar or a registrar's spouse or relative within the fourth degree of kinship (including a person who was a registrar's spouse or relative within the fourth degree of kinship; hereinafter the same applies in this Article) is the applicant for a registration, the registrar may not make the registration. The same applies when a registrar or a registrar's spouse or relative within the fourth degree of kinship files an application for a registration as a representative of the applicants.

A registration is made through the process in which a registrar records matters to be registered in a register.

A registration record is prepared separately for the heading section and the rights section.

If the whole or part of a registration record is lost, the Minister of Justice may specify a certain period and order a registrar to take the necessary disposition to restore the registration record.

①A registry office is to keep maps and building location pictures.

②A map referred to in the preceding paragraph is to be prepared for each parcel of land or each group of two or more parcels of land, and it is to clearly define the boundaries and indicate the parcel number of each parcel of land.

③A building location picture referred to in paragraph (1) is to be prepared for each building or each group of two or more buildings, and it is to indicate the position and building number of each building.

④Notwithstanding the provisions of paragraph (1), until it has a map pursuant to the provisions of the same paragraph, a registry office may keep a drawing equivalent to a map instead.

⑤A drawing equivalent to a map referred to in the preceding paragraph is to indicate the position, shape and parcel number for each parcel of land or each group of two or more parcels of land.

⑥A map and building location picture referred to in paragraph (1) and a drawing equivalent to a map referred to in paragraph (4) may be recorded in an electronic or magnetic record.

Beyond what is provided for in this Chapter, recording methods to be employed for registers and registration records as well as for maps, building location pictures and drawings equivalent to maps, and other necessary matters concerning registration affairs are specified by Ministry of Justice Order.

①Unless otherwise provided for in laws and regulations, no registration may be made without an application filed by a party concerned or a commission issued by a government agency or public office.

②The provisions of Article 2, item (xiv), Article 5, Article 6, paragraph (3), Article 10, and this Chapter (excluding this Article, Article 27, Article 28, Article 32, Article 34, Article 35, Article 41, Articles 43 through 46, Article 51, paragraph (5) and paragraph (6), Article 53, paragraph (2), Article 56, Article 58, paragraphs (1) and (4), Article 59, item (i), items (iii) through (vi) and item (viii), Article 66, Article 67, Article 71, Article 73, paragraph (1), items (ii) through (iv), paragraphs (2) and (3), Articles 76 through 76-4, Article 76-6, Articles 78 through 86, Article 88, Articles 90 through 92, Article 94, Article 95, paragraph (1), Article 96, Article 97, Article 98, paragraph (2), Article 101, Article 102, Article 106, Article 108, Article 112, Articles 114 through 117, and Article 118, paragraphs (2), (5) and (6)) apply mutatis mutandis to a registration procedure to be performed as commissioned by a government agency or public office.

The authority vested in an agent privately appointed by a person applying for a registration is not extinguished on the following grounds:

An application for a registration must be filed by providing a registry office with the information specified by Cabinet Order as necessary matters for applying for a registration, including the matters necessary for identifying the real property, the name of the applicant, and the purpose of registration (hereinafter referred to as "application information"), by any of the following methods:

①If application information is provided for a registry office pursuant to the provisions of the preceding Article, as provided for by Ministry of Justice Order, a registrar must accept an application for a registration pertaining to the application information.

②When two or more applications are filed in relation to the same real property, if the chronological order thereof is uncertain, those applications are deemed to have been filed simultaneously.

③If they have received an application, a registrar must assign a receipt number to the application. In this case, if two or more applications are filed simultaneously in relation to the same real property (including cases where these applications are deemed to have been filed simultaneously pursuant to the provisions of the preceding paragraph), the registrar is to assign the same receipt number to these applications.

If two or more applications for registrations of rights are filed in relation to the same real property, a registrar must make the registrations according to the order of the receipt numbers assigned to these applications.

Where an applicant themselves becomes a registered right holder by making a certain registration, if a registrar has completed the registration, as provided for by Ministry of Justice Order, the registrar must promptly give notice of the information for registration identification pertaining to the registration to the applicant; provided, however, that this does not apply when the applicant has made a notification in advance to the effect that they do not wish to be given notice of information for registration identification, and in other cases specified by Ministry of Justice Order.

When a person entitled to register and a person obliged to register jointly file an application for a registration of a right, and in other cases where a registered right holder files an application for a registration specified by Cabinet Order, the applicant must provide the information for registration identification regarding the person obliged to register (or in the case of an application for a registration specified by Cabinet Order, the registered right holder; the same applies in paragraph (1) and paragraph (2) of the following Article and the items of paragraph (4) of the same Article), together with the application information; provided, however, that this does not apply when no notice of information for registration identification is given pursuant to the provisions of the proviso to the preceding Article, and in other cases where the applicant has justifiable grounds for being unable to provide the information for registration identification.

①In the case where an applicant files an application prescribed in the preceding Article, if they are unable to provide information for registration identification pursuant to the provisions of the proviso to the same Article, the registrar must, by a method specified by Ministry of Justice Order, give notice to the person obliged to register as prescribed in the same Article to the effect that the application has been filed and that if the person considers the content of the application to be true, they should make a notification to that effect, as provided for by Ministry of Justice Order, within a period specified by Ministry of Justice Order. In this case, within the relevant period, the registrar may not make a registration for the relevant application unless the relevant notification is made.

②In cases where an application for a registration referred to in the preceding paragraph relates to ownership, if a registration of change has been made with regard to the address of the person obliged to register referred to in the same paragraph, except for cases specified by Ministry of Justice Order, before making a registration based on the application referred to in the same paragraph, the registrar must give notice under the provisions of the same paragraph and also give further notice of the filing of the application that is addressed to the previous location of the person obliged to register as recorded in the registration record, by a method specified by Ministry of Justice Order.

③The provisions of the preceding two paragraphs do not apply when the registrar is to be required to dismiss the application pursuant to the provisions of Article 25 (excluding item (x)).

④The provisions of paragraph (1) do not apply in the cases prescribed in the same paragraph, if any of the following items applies:

①In cases where an application for a registration is filed, and if a registrar finds that there are reasonable grounds sufficient to suspect that the application is filed by a person other than the one who should be the applicant, except where they should dismiss the application pursuant to the provisions of the following Article, the registrar must examine whether or not the applicant has the authority to apply, by requesting the applicant or their representative or agent to appear, asking questions of them, or requesting them to present documents or provide any other necessary information.

②If the applicant or their representative or agent prescribed in the preceding paragraph resides in a remote place or the registrar finds it appropriate for other reasons, the registrar may commission a registrar of another registry office to conduct the examination referred to in the same paragraph.

In the following cases, a registrar must dismiss an application for a registration, by a decision stating the reasons therefor; provided, however, that this does not apply where defects in the application can be corrected, and if the applicant has corrected them within a reasonable period specified by the registrar:

Beyond what is provided for in this Chapter, the method for providing application information, the necessary information to be provided along with the application information and the method for providing it, and other necessary matters concerning the procedure of filing an application for registration are specified by Cabinet Order.

The matters to be registered for a registration of a description of land and a building are to be as follows:

A registration of a description may be made by a registrar by their own authority.

①Where an application for a registration of a description is filed pursuant to the provisions of Article 18, or where a registrar intends to make a registration of a description by their own authority pursuant to the provisions of the preceding Article, if they find it necessary, the registrar may examine the matters concerning the description of the real property.

②Where a registrar conducts the examination referred to in the preceding paragraph and if they find it necessary, they may, only during the period from sunrise to sunset, inspect the real property, request the owner of the real property or other persons concerned to present a document or matters that are recorded in an electronic or magnetic record and indicated by a method specified by Ministry of Justice Order, or ask these persons questions. In this case, the registrar must carry their identification card and present it if requested to do so by any person concerned.

Where it is possible for a heading-section owner or registered holder of ownership to be an applicant for a registration of a description, if an inheritance or other general succession is made with regard to the heading-section owner or registered holder of ownership, their heirs or other general successors may file an application for the registration of the description.

For a registration of change or a registration of correction regarding the name or address of a heading-section owner, no person other than the heading-section owner may file an application.

No registration may be made with regard to a change to a heading-section owner or their share unless a registration of preservation of ownership is made in relation to the real property, and subsequently a procedure for registration of transfer of the ownership is performed.

①Where the owner of real property is not the same as the heading-section owner of that real property, no person other than the owner of the real property may file an application for a registration of correction regarding the heading-section owner.

②In the case referred to in the preceding paragraph, the owner of the real property may not file an application without the consent of the heading-section owner.

③For a registration of correction regarding the share of a co-owner who is a heading-section owner of real property, no person other than the co-owner may file an application.

④A co-owner who makes a registration of correction referred to in the preceding paragraph may not file an application without the consent of the other co-owners whose share is to be corrected as a result of the registration of correction.

①Beyond what is set forth in the items of Article 27, the matters to be registered for a registration of a description of land are to be as follows:

②The necessary matters concerning the land category referred to in item (iii) of the preceding paragraph and the parcel area referred to in item (iv) of the same paragraph are specified by Ministry of Justice Order.

A registry office must specify the districts in which parcel numbers should be assigned (referred to as the "numbered districts" in Article 39, paragraph (2) and Article 41, item (ii)), and assign a parcel number to each parcel of land in such districts, as provided for by Ministry of Justice Order.

A person who has acquired ownership of newly created land or land for which no heading registration must file an application for a heading registration within one month from the date of the acquisition of ownership.

①If there has been a change to the land category or parcel area, the heading-section owner or registered holder of ownership must file an application for a registration of change regarding the land category or parcel area within one month from the day on which such change occurred.

②A person who has become a heading-section owner or registered holder of ownership after there has been a change to the land category or parcel area must file an application for a registration of change regarding the land category or parcel area within one month from the day on which a registration of correction regarding the heading-section owner or registration of ownership was made with respect to such person.

For a registration of correction regarding the matters to be registered set forth in Article 27, item (i), item (ii) or item (iv) (in the case of the matters referred to in item (iv), limited to those specified by Ministry of Justice Order) or Article 34, paragraph (1), item (i), item (iii) or item (iv), no person other than the heading-section owner or registered holder of ownership may file an application.

①No person other than the heading-section owner or registered holder of ownership may file an application for registration of a parcel subdivision or parcel consolidation.

②Even in the absence of the application referred to in the preceding paragraph, if part of a parcel of land has come to fall within a different land category or a different numbered district (including the smallest district called "aza" which is not a numbered district; the same applies in Article 41, item (ii)), a registrar must make a registration of a subdivision of such parcel of land by their own authority.

③Even in the absence of the application referred to in paragraph (1), if a registrar finds it necessary in order to prepare a map referred to in Article 14, paragraph (1), they may make a registration of a parcel subdivision or parcel consolidation, by their own authority, only where no objection is made by the heading-section owner or registered holder of ownership prescribed in paragraph (1).

In cases where a registrar makes a registration of a parcel subdivision in relation to the land for which a registration of a right other than a registration of ownership is made, and if together with the application information regarding the registration of the parcel subdivision they are provided with information certifying that the registered holder of the right pertaining to the registration of the right (if the relevant registration of the right is a registration of a mortgage and mortgage securities have been issued, including the holder or endorser of the mortgage securities) has consented to having the right be extinguished for any of the subdivisions of the land (when a registration is made concerning a third party's right established over the relevant right, limited to the cases in which the information certifying that the third party has given consent is provided together), as provided for by Ministry of Justice Order, they must make a registration to the effect that the right has been extinguished in relation to the land for which the consent has been given.

None of the following registrations of parcel consolidation may be made:

In the event of the loss of land, the heading-section owner or registered holder of ownership must file an application for a registration of the loss of the land within one month from the date of the loss.

①The matters to be registered for a registration of a description of land within a river area referred to in Article 6, paragraph (1) of the River Act (Act No. 167 of 1964) (including as applied mutatis mutandis pursuant to Article 100, paragraph (1) of the same Act; the same applies in item (i)) are to include, beyond what is set forth in the items of Article 27 and the items of Article 34, paragraph (1), a statement to the effect that the land in question is the land referred to in item (i), and in the case of the land set forth in items (ii) through (v), also include each of the statements specified in the respective items:

②If the whole or part of a parcel of land has become land within a river area referred to in item (i) of the preceding paragraph, land within a special area of a high-grade bank referred to in item (ii) of the same paragraph, land within a greenbelt area referred to in item (iii) of the same paragraph, land within a specified greenbelt area referred to in item (iv) of the same paragraph or land within a three-dimensional river area referred to in item (v) of the same paragraph, the river administrator must commission a registry office to make a registration to that effect without delay.

③If the whole or part of a parcel of land has ceased to be land within a river area referred to in paragraph (1), item (i), land within a special area of a high-grade bank referred to in item (ii) of the same paragraph, land within a greenbelt area referred to in item (iii) of the same paragraph, land within a specified greenbelt area referred to in item (iv) of the same paragraph or land within a three-dimensional river area referred to in item (v) of the same paragraph, the river administrator must commission a registry office to cancel the registration to that effect without delay.

④If commissioning a registration pursuant to the provisions of the preceding two paragraphs in relation to part of a parcel of land, the river administrator may commission a registry office to make a registration of the parcel subdivision of the land on behalf of the heading-section owner or registered holder of ownership of the land or their heirs or other general successors.

⑤If the whole of a parcel of land within a river area referred to in each item of paragraph (1) is lost, the river administrator must commission a registry office to make a registration of loss of the land without delay.

⑥If part of a parcel of land within a river area referred to in each item of paragraph (1) is lost, the river administrator must commission a registry office to make a registration of change regarding the parcel area of the land without delay.

①Beyond what is set forth in the items of Article 27, the matters to be registered for a registration of a description of a building are to be as follows:

②The necessary matters concerning the type, structure and floor area of the building referred to in items (iii), (v) and (vii) of the preceding paragraph are specified by Ministry of Justice Order.

A registry office must assign a building number to each building, as provided for by Ministry of Justice Order.

If a registrar makes the first registration of a description in the heading section in relation to a right of site to a condominium unit, they must make a registration with regard to the registration record of the land on which the right of site is established, by their own authority, to the effect that the ownership, superficies or other rights registered in the registration record are categorized as a right of site.

①A person who has acquired ownership of a newly constructed building or a building other than a condominium unit for no heading registration is made must file an application for a heading registration within one month from the date of the acquisition of ownership.

②Where a building which is to exist as a condominium unit is newly constructed, if an inheritance or other general succession is made with regard to its owner, their heirs and other general successors may also file an application for a heading registration relating to the building by designating the predecessor as the heading-section owner.

①Where a single building to which a condominium unit belongs is newly constructed or where condominium units are newly constructed adjoining a building for which no heading registration is made and they constitute a single building, an application for a heading registration relating to the relevant condominium unit must be filed along with an application for a heading registration relating to the relevant newly constructed single building or other condominium units which belong to a single building to which the relevant condominium units have become to belong.

②In the case referred to in the preceding paragraph, the owner of the relevant condominium unit may file an application for a heading registration relating to the other condominium units on behalf of the owners of the other condominium units.

③Where a condominium unit is newly constructed adjoining a building for which a heading registration is made (excluding a condominium unit), an application for a heading registration relating to the condominium unit must be filed along with an application for a registration of change of the heading section relating to the building for which the heading registration is made.

④In the case referred to in the preceding paragraph, the owner of the condominium unit may file an application for a registration of change of the heading section relating to the building for which a heading registration is made, on behalf of the heading-section owner or registered holder of ownership of the building for which a heading registration is made or their heirs or other general successors.

①When two or more buildings are combined into one building, if any of the cases set forth in the following items apply, the person provided for in each respective item must, within one month from the date of the relevant combination, file applications for a heading registration of a building relating to the building resulting from the combination and for cancellation of the registration of the heading section of a building relating to the buildings that existed prior to the combination (hereinafter collectively referred to as a "registration, etc. by reason of combination"). In this case, an application for a registration of ownership must also be filed while designating the owner of the building for which no heading registration is made in the case set forth in item (ii), the heading-section owner of the building for which a heading registration is made (excluding the building for which a registration of ownership is made; hereinafter the same applies in this Article) in the case set forth in item (iv), and the owner of the building for which no heading registration is made and the heading-section owner of the building for which a heading registration is made in the case set forth in item (vi), as the registered right holder for the building resulting from the combination, when each respective item applies:

②When two or more buildings are combined into one building and if no heading registration is made for any of the buildings that existed prior to the combination, the provisions of Article 47 and of paragraphs (1) and (2) of the preceding Article apply mutatis mutandis to an application for a heading registration relating to those buildings. In this case, the phrase "A person who has acquired ownership of a newly constructed building or a building other than a condominium unit for which no heading registration is made" in Article 47, paragraph (1) is to be deemed to be replaced with "Where two or more buildings for none of which a heading registration is made are combined into one building, the person who owns the building resulting from the combination at the time of the combination, or where the building resulting from the combination is a building other than a condominium unit for no heading registration is made, the person who has acquired ownership from the person who owned the building at the time of the combination"; the phrase "Where a building which is to exist as a condominium unit is newly constructed" in Article 47, paragraph (2) and the phrase "Where a single building to which a condominium unit belongs is newly constructed or where condominium units are newly constructed adjoining a building for which no heading registration is made and they constitute a single building" in paragraph (1) of the preceding Article is to be deemed to be replaced with " Where two or more buildings for none of which a heading registration is made are combined into a single building"; the phrase "the relevant newly constructed single building or a single building to which the relevant condominium units have become to belong" in paragraph (1) of the preceding Article is to be deemed to be replaced with "a single building to which the condominium unit resulting from the combination belongs."

③In the cases set forth in paragraph (1), item (i), item (ii) or item (vi), after the two or more buildings (in the case set forth in item (vi), the three or more buildings) are combined into one building, if a person has acquired a share in the building resulting from the combination which is equivalent to the ownership of any of the buildings that existed prior to the combination for which no heading is made from the owner of the relevant building that existed prior to the combination for which there no heading registration is made, the person must file an application for a registration by reason of combination within one month from the date of the acquisition of the share.

④In the cases set forth in the items of paragraph (1), after the two or more buildings (in the case set forth in item (vi) of the same paragraph, the three or more buildings) are combined into one building, if a person has become the heading-section owner of any of the buildings that existed prior to the combination for which a heading registration is made or the registered holder of ownership of any of the buildings that existed prior to the combination for which a registration of ownership is made, the person must file an application for a registration by reason of combination within one month from the day on which a registration of correction regarding the heading-section owner or registration of ownership was made with respect to such person.

Where a registrar makes a registration, etc. by reason of combination in relation to a building for which a registration of a right is made other than a registration of ownership, etc. (meaning ownership, superficies, farming right, servitude and the right of quarrying; hereinafter the same applies in this Subsection and Article 118, paragraph (5)), and, in addition to the application information regarding the registration, etc. by reason of combination, when they are provided with the information certifying that the registered holder of the right pertaining to the registration of the right (when the registration of the right is a registration of a mortgage and mortgage securities have been issued, including the holder or endorser of the mortgage securities) has consented to have the right be extinguished for the building resulting from the combination (when a registration is made concerning a third party's right established over the relevant right, limited to the cases in which the information certifying that the third party has given consent is provided together), as provided for by Ministry of Justice Order, they must make a registration to the effect that the right has been extinguished.

①If there has been a change to any of the matters to be registered set forth in the items of Article 44, paragraph (1) (excluding item (ii) and item (vi)), the heading-section owner or registered holder of ownership (in the case of a building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made, the owner) must file an application for a registration of change regarding the relevant matters to be registered within one month from the day on which the relevant change occurred.

②A person who has become a heading-section owner or registered holder of ownership after there was a change to any of the matters to be registered referred to in the preceding paragraph must file an application for a registration of change regarding the relevant matters to be registered within one month from the day on which a registration of correction regarding the heading-section owner or registration of ownership was made with respect to the person.

③If a registration of categorization as a common element or registration of categorization as a common element of a housing complex has been made after there was a change to any of the matters to be registered referred to in paragraph (1), the owner (excluding the persons who must file an application for registration pursuant to the provisions of the preceding two paragraphs) must file an application for a registration of change regarding the relevant matters to be registered within one month from the day on which the registration of categorization as a common element or registration of categorization as a common element of a housing complex was made.

④If a person who has acquired the ownership of a building for a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made after there was a change to any of the matters to be registered referred to in paragraph (1) (excluding the persons who must file an application for registration pursuant to the provisions of the preceding paragraph), the person must file an application for a registration of change regarding the relevant matters to be registered within one month from the date of the acquisition of ownership.

⑤Where a building is a condominium unit, a registration of change regarding any of the matters to be registered set forth in Article 44, paragraph (1), item (i) (limited to the matters pertaining to a building which is a condominium unit) or items (vii) through (ix) (with regard to the matters to be registered set forth in item (ix), limited to those specified by Ministry of Justice Order; the same applies in the following paragraph and Article 53, paragraph (2)) have the effect as a registration of change made in relation to other condominium units which belong to the same single building together with the condominium unit pertaining to the relevant registration.

⑥In the case referred to in the preceding paragraph, if a registration of change has been made with regard to any of the matters to be registered prescribed in the same paragraph, a registrar must, by their own authority, make a registration of change regarding the matters to be registered with respect to other condominium units which belong to the relevant single building.

①Where a condominium unit is newly constructed adjoining a building (excluding a condominium unit) for which a heading registration is made and they constitute a single building, and this has caused the building for which a heading registration is made to become a condominium unit, an application for a registration of change of the heading section relating to the building for which a heading registration is made must be filed along with an application for a heading registration relating to the newly constructed condominium unit.

②In the case referred to in the preceding paragraph, the heading-section owner or registered holder of ownership of the building for which a heading registration is made may file an application for a heading registration relating to the newly constructed condominium unit on behalf of the owner of the newly constructed condominium unit.

③When all of the two or more buildings (excluding condominium units) for which a heading registration is made have become condominium units mutually adjoining as a result of an extension or any other constructions, applications for registrations of change of the heading section relating to the two or more buildings for which a heading registration is made must be filed at one time.

④In the case referred to in the preceding paragraph, the heading-section owner or registered holder of ownership of any one of those two or more buildings for which a heading registration is made may file an application for registration of the heading section relating to other buildings for which a heading registration is made, on behalf of the heading-section owners or registered holders of ownership of the other buildings the heading registration is made or their heirs or other general successors.

①For a registration of correction regarding the matters to be registered set forth in Article 27, item (i), item (ii) or item (iv) (in the case of the matters referred to in item (iv), limited to those specified by Ministry of Justice Order) or the items of Article 44, paragraph (1) (excluding items (ii) and (vi)), no person other than the heading-section owner or registered holder of ownership (in the case of a building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made, the owner) may file an application.

②In the case of a building which is a condominium unit, the provisions of Article 51, paragraphs (5) and (6) apply mutatis mutandis to a registration of correction of the heading section regarding any of the matters to be registered as prescribed in paragraph (5) of the same Article.

①No person other than the heading-section owner or registered holder of ownership may file an application for any of the following registrations:

②For a registration of separation of buildings or registration of division into units in relation to a building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made, no person other than the owner of the building may file an application.

③The provisions of Article 40 apply mutatis mutandis when making a registration of separation of buildings or registration of division into units in relation to a building for which a registration of a right other than a registration of ownership, etc. is made.

①In relation to a condominium unit with a registered right of site (meaning a building for which a right of site for a condominium unit is registered; the same applies in Article 73, paragraphs (1) and (3), Article 74, paragraph (2), and Article 76, paragraph (1)) for which a specified registration is made (meaning a registration of a right other than a registration of ownership, etc., which has the effect as a registration made relating to a right of site pursuant to the provisions of Article 73, paragraph (1); hereinafter the same applies in this Article), when a registrar makes a registration of change of the registered right of site on the grounds that it has become possible to dispose of a right to use the site referred to in Article 44, paragraph (1), item (ix) separately from the proprietary elements owned by the unit owner, if they are provided, in addition to the application information regarding the registration of change, with information certifying that the registered holder of the right pertaining to the specified registration (when the specified registration is a registration of a mortgage and mortgage securities have been issued, including the holder or endorser of the mortgage securities) has consented to have the right pertaining to the specified registration be extinguished for the relevant condominium unit after the registration of change is made, or for the land on which the registered right of site existed (when a registration is made concerning a third party's right established over the right pertaining to the specified registration, limited to the cases in which the information certifying that the third party has given consent is provided together), they must make a registration to the effect that the right pertaining to the specified registration has been extinguished in relation to the condominium unit or land for which the consent has been given, as provided for by Ministry of Justice Order.

②The provisions of the preceding paragraph apply mutatis mutandis to a registration of correction of the heading section relating to a condominium unit for which a specified registration is made which is to be made by reason of the non-existence of a right of site. In this case, the phrase "a registration of change of the registered right of site on the grounds that it has become possible to dispose of a right to use the site referred to in Article 44, paragraph (1), item (ix) separately from the proprietary elements owned by the unit owner" in the same paragraph is to be deemed to be replaced with "a registration of correction of the heading section by reason of the non-existence of a right of site," and the phrase "the registration of change" in the same paragraph is to be deemed to be replaced with "the registration of correction."

③The provisions of paragraph (1) apply mutatis mutandis to a registration, etc. by reason of combination or registration of merger of buildings when a condominium unit for which a specified registration is made becomes a condominium unit without a right of site as a result of its combination or merger with another building. In this case, the phrase "a registration of change of the registered right of site on the grounds that it has become possible to dispose of a right to use the site referred to in Article 44, paragraph (1), item (ix) separately from the proprietary elements owned by the unit owner" in the same paragraph is to be deemed to be replaced with "makes a registration, etc. by reason of combination or registration of merger of buildings when the condominium unit becomes a condominium unit without a right of site as a result of its combination or merger with another building," and the phrase "the registration of change" in the same paragraph is to be deemed to be replaced with "the registration, etc. by reason of combination or the registration of merger of the buildings."

④The provisions of paragraph (1) apply mutatis mutandis to a registration of loss of a condominium unit for which a specified registration is made. In this case, in the same paragraph, the phrase "a registration of change of the registered right of site on the grounds that it has become possible to dispose of a right to use the site referred to in Article 44, paragraph (1), item (ix) separately from the proprietary elements owned by the unit owner" is to be deemed to be replaced with "makes a registration of loss of the condominium unit," the phrase "the registration of change" is to be deemed to be replaced with "the registration of loss of the condominium unit," the phrase "the condominium unit or the land on which the registered right of site existed" is to be deemed to be replaced with "the land on which the registered right of site existed," and the phrase "the condominium unit or land for which the consent has been given" is to be deemed to be replaced with "the land."

None of the following registrations of merger of buildings may be made:

In the event of the loss of a building, the heading-section owner or registered holder of ownership (in the case of a building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made, the owner) must file an application for a registration of loss of the building within one month from the date of the loss.

①Beyond what is set forth in the items of Article 27 (excluding item (iii)) and the items of Article 44, paragraph (1) (excluding item (vi)), the matters to be registered for a registration of a description of a building for making a registration of categorization as a common element or registration of categorization as a common element of a housing complex are to be as follows:

②For a registration of categorization as a common element or registration of categorization as a common element of a housing complex, no person other than the heading-section owner or registered holder of ownership of the building for which the registration of categorization as a common element or the registration of categorization as a common element of a housing complex is to be made may file an application.

③For a registration of categorization as a common element or registration of categorization as a common element of a housing complex, if a registration of a right other than a registration of ownership, etc. is made for the building which is the common element or the common element of a housing complex, no application may be filed without the consent of the registered holder of the right pertaining to the registration of the right (when the registration of the right is a registration of a mortgage and mortgage securities have been issued, including the holder or endorser of the mortgage securities) (when a registration is made concerning a third party's right established over the right, limited to the cases in which the consent of the third party is obtained).

④If a registrar makes a registration of categorization as a common element or registration of categorization as a common element of a housing complex, they must, by their own authority, cancel the registration of the heading-section owner or registration of the right in relation to the building.

⑤For a registration of change or registration of correction regarding any of the matters to be registered set forth in the items of paragraph (1), no person other than the owner of the building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made may file an application.

⑥When the owner of a building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made has abolished the rule that categorizes the building as a common element or common element of a housing complex, they must file an application for a heading registration of the building within one month from the date of the abolition of the rule.

⑦A person who has acquired ownership of the building after the abolition of the rule referred to in the preceding paragraph must file an application for a heading registration of the building within one month from the date of the acquisition of ownership.

The matters to be registered for a registration of a right are to be as follows:

Unless otherwise provided for in laws and regulations, an application for a registration of a right must be filed jointly by a person entitled to register and a person obliged to register.

When filing an application for a registration of a right, unless otherwise provided for in laws and regulations, the applicant must provide the information certifying the cause of registration along with the application information.

Where it is possible for a person entitled to register, person obliged to register or registered right holder to be an applicant for a registration of a right, if an inheritance or other general succession is made with regard to the person entitled to register, person obliged to register or registered right holder, their heirs or other general successors may file an application for the registration of the right.

①Notwithstanding the provisions of Article 60, Article 65 or Article 89, paragraph (1) (including as applied mutatis mutandis pursuant to paragraph (2) of the same Article (including as applied mutatis mutandis pursuant to Article 95, paragraph (2)) and Article 95, paragraph (2)), for a registration based on a final and binding judgment to order either of the persons who must file an application jointly pursuant to these provisions to perform the registration procedures, the application may be filed independently by the other person who must jointly file the application.

②An application for a registration of transfer of a right as a result of inheritance or merger of a juridical person may be filed independently by the person entitled to register.

③An application for a registration of transfer of ownership by reason of bequest (limited to bequest to an heir) may, notwithstanding the provisions of Article 60, be filed independently by the person entitled to register.

①An application for a registration of change or registration of correction regarding the name or address of a registered right holder may be filed independently by the registered right holder.

②Where mortgage securities are issued, an application for a registration of change or registration of correction regarding the name or address of the obligor may be filed independently by the obligor.

An application for a registration of change of a right subject to provisions on prohibition of division of property in co-ownership must be filed jointly by all registered right holders who are co-owners of the right.

A registration of change or registration of correction of a right may be made by the supplemental registrations, only when a third party who has an interest in the registration (including the holder or endorser of the mortgage securities who has an interest in the registration of change or registration of correction of a right; hereinafter the same applies in this Article) gives consent and where there is no relevant third party.

①A registrar, if they have found any error or omission regarding a registration of a right, must give notice to the person entitled to register and person obliged to register (or the registered right holder if there is no person entitled to register and no person obliged to register; the same applies in paragraph (3) and Article 71, paragraph (1)) to that effect without delay; provided, however, that if there are two or more persons entitled to register, persons obliged to register or registered right holders, respectively, it is sufficient to give notice to any one of the respective persons.

②In the case referred to in the preceding paragraph, if the error or omission regarding the registration has been caused by a mistake committed by a registrar, the registrar must correct the registration without delay, with the permission of the Director of the Legal Affairs Bureau or District Legal Affairs Bureau who supervises the registrar; provided, however, that if there is a third party who has an interest in the registration (including the holder or endorser of the mortgage securities who has an interest in the correction of the registration; hereinafter the same applies in this paragraph), these provisions apply only when that third party gives consent.

③If a registrar has corrected the registration referred to in the preceding paragraph, they must give notice to the person entitled to register and person obliged to register to that effect. In this case, the provisions of the proviso to paragraph (1) apply mutatis mutandis.

④The notice referred to in paragraph (1) and the preceding paragraph must also be given to the subrogee. In this case, the provisions of the proviso to paragraph (1) apply mutatis mutandis.

An application for cancellation of a registration of a right, if there is any third party who has an interest in the registration (including the holder or endorser of the mortgage securities who has an interest in the cancellation of the registration; hereinafter the same applies in this Article), may be filed only when the third party gives consent.

Where there is a registration to the effect that the registered right is to be extinguished upon the death of a particular person or the dissolution of a particular juridical person, and if the relevant right has been extinguished upon such death or dissolution, the person entitled to register may, notwithstanding the provisions of Article 60, independently file an application for cancellation of the registration of right pertaining to the relevant right.

Where a registration is made concerning a special agreement on redemption, and if ten years have elapsed from the date of the agreement, the person entitled to register may, notwithstanding the provisions of Article 60, independently file an application for cancellation of the relevant registration,.

①If a person entitled to register is unable to file an application for cancellation of registration of a right jointly with those with whom the person entitled to register should jointly file the application for cancellation of registration due to their whereabouts being unknown, the person entitled to register may file a petition for public notification prescribed in Article 99 of the Non-Contentious Case Procedures Act (Act No. 51 of 2011).

②When the registration referred to in the preceding paragraph is a registration concerning superficies, farming right, pledge, right of lease or right of quarrying, or a registration concerning special agreement on redemption, and when the registered duration or the period for redemption has expired, if the whereabouts of those with whom the person entitled to register should jointly file the application for cancellation of registration cannot be ascertained even after conducting an investigation by a method specified by Ministry of Justice Order as one through which a reasonable inspection is found to have been conducted, the provisions of the same paragraph are applied by deeming that their whereabouts are unknown.

③In the cases referred to in the preceding two paragraphs, if an order of nullification of right prescribed in Article 106, paragraph (1) of the Non-Contentious Case Procedures Act is made, the person entitled to register may, notwithstanding the provisions of Article 60, independently file an application for cancellation of the registration referred to in paragraph (1).

④In the case prescribed in paragraph (1), if the person entitled to register has provided the information specified by Cabinet Order as information certifying the extinction of the claim secured by the registered statutory lien, pledge or mortgage, the person entitled to register may, notwithstanding the provisions of Article 60, independently file an application for cancellation of a registration of such security interest. In the case prescribed in the same paragraph, the same applies when twenty years have elapsed since the due date of the secured claim and money equivalent to the total of the amounts of the secured claim, interest thereon, and damage arising from default has been deposited.

When a person entitled to register is unable to file an application for cancellation of a registration of statutory lien, pledge or mortgage jointly with a juridical person with whom the person entitled to register should jointly file the application for cancellation of the registration because the juridical person has been dissolved and the whereabouts of its liquidator cannot be ascertained even after conducting an investigation by the method prescribed in paragraph (2) of the preceding Article, if 30 years have elapsed since the due date of the secured claim and 30 years have elapsed since the date of the dissolution of the juridical person, the person entitled to register may, notwithstanding the provisions of Article 60, independently file the application for cancellation of the registration.