不動産特定共同事業法(平成六年法律第七十七号)
Act on Specified Joint Real Estate Ventures(Act No. 77 of 1994)
最終更新:平成二十五年法律第五十六号
Last Version: Act No. 56 of 2013
TOC
History

  • March 11, 2016
    • Last Version: Act No. 56 of 2013
    • Translated Date: September 24, 2014
    • Dictionary Version: 8.0

不動産特定共同事業法
Act on Specified Joint Real Estate Ventures
平成六年六月二十九日法律第七十七号
Act No. 77 of June 29, 1994
目次
Contents
第一章 総則(第一条・第二条)
Chapter I General Provisions(Article 1 and Article 2)
第二章 許可(第三条―第十三条)
Chapter II Permission(Article 3 – Article 13)
第三章 業務(第十四条―第三十一条)
Chapter III Business(Article 14 – Article 31)
第四章 監督(第三十二条―第四十条)
Chapter IV Supervision(Article 32 – Article 40)
第四章の二 特例事業者(第四十条の二)
Chapter IV-2 Special Enterprises(Article 40-2)
第五章 不動産特定共同事業協会(第四十一条―第四十三条)
Chapter V Specified Joint Real Estate Venture Associations(Article 41 – Article 43)
第六章 雑則(第四十四条―第五十一条)
Chapter VI Miscellaneous Provisions(Article 44 – Article 51)
第七章 罰則(第五十二条―第五十九条)
Chapter VII Penal Provisions(Article 52 – Article 59)
第一章 総則
Chapter I General Provisions
(目的)
(Purpose)
第一条この法律は、不動産特定共同事業を営む者について許可制度を実施して、その業務の遂行に当たっての責務等を明らかにし、及び事業参加者が受けることのある損害を防止するため必要な措置を講ずることにより、その業務の適正な運営を確保し、もって事業参加者の利益の保護を図るとともに、不動産特定共同事業の健全な発達に寄与することを目的とする。
Article 1The purpose of this Act is to ensure that business is conducted properly and to seek to protect the profits and interests of Business Partners as well as to contribute to the sound development of Specified Joint Real Estate Ventures, by enforcing a permission system for those who conduct Specified Joint Real Estate Ventures, clarifying the responsibilities associated with conducting business, and mandating measures necessary for preventing the losses that Business Partners could sustain.
(定義)
(Definitions)
第二条この法律において「不動産」とは、宅地建物取引業法(昭和二十七年法律第百七十六号)第二条第一号に掲げる宅地又は建物をいう。
Article 2(1)The term "Real Estate" as used in this Act means the building lots set forth in Article 2, item (i) of the Building Lots and Buildings Transaction Business Act (Act No. 176 of 1952)or buildings.
この法律において「不動産取引」とは、不動産の売買、交換又は賃貸借をいう。
(2)The term "Real Estate Transaction" as used in this Act means the buying or selling, exchange of, or leasing of Real Estate.
この法律において「不動産特定共同事業契約」とは、次に掲げる契約(予約を含む。)であって、契約(予約を含む。)の締結の態様、当事者の関係等を勘案して収益又は利益の分配を受ける者の保護が確保されていると認められる契約(予約を含む。)として政令で定めるものを除いたものをいう。
(3)The term "Specified Joint Real Estate Venture Contract" as used in this Act means the following contracts (including option contracts, excluding those that are specified by Cabinet Order as contracts (including option contracts) in which the protection of those who receive the distribution of proceeds or profits is ensured by taking into consideration the conditions under which the contracts are established (including option contracts) as well as the relationship between the parties:
各当事者が、出資を行い、その出資による共同の事業として、そのうちの一人又は数人の者にその業務の執行を委任して不動産取引を営み、当該不動産取引から生ずる収益の分配を行うことを約する契約
(i)a contract stipulating that contributions are made by each party, that a joint venture is established with the contributions, that the execution of business will be entrusted to one or more parties in order to conduct Real Estate Transactions, and that the proceeds generated from the said Real Estate Transactions will be distributed;
当事者の一方が相手方の行う不動産取引のため出資を行い、相手方がその出資された財産により不動産取引を営み、当該不動産取引から生ずる利益の分配を行うことを約する契約
(ii)a contract stipulating that one party contributes to the Real Estate Transactions conducted by the other party, that the other party conducts Real Estate Transactions involving the contributed assets, and that the profits generated from said Real Estate Transactions will be distributed;
当事者の一方が相手方の行う不動産取引のため自らの共有に属する不動産の賃貸をし、又はその賃貸の委任をし、相手方が当該不動産により不動産取引を営み、当該不動産取引から生ずる収益の分配を行うことを約する契約
(iii)a contract stipulating that one party leases co-owned property or entrust its lease while the other party conducts Real Estate Transactions involving said Real Estate and distributes the proceeds generated from said Real Estate Transactions;
外国の法令に基づく契約であって、前三号に掲げるものに相当するもの
(iv)a contract based on the laws and regulations of a foreign country and which is comparable to the contract set forth in the preceding three items;
前各号に掲げるもののほか、不動産取引から生ずる収益又は利益の分配を行うことを約する契約(外国の法令に基づく契約を含む。)であって、当該不動産取引に係る事業の公正及び当該不動産取引から生ずる収益又は利益の分配を受ける者の保護を確保することが必要なものとして政令で定めるもの
(v)beyond the contracts set forth in each of the preceding items, any contracts stipulating that the proceeds or profits generated from Real Estate Transactions will be distributed (including contracts based on the laws and regulations of a foreign country) and which are specified by Cabinet Order as contracts required to ensure fairness in the business of said Real Estate Transactions as well as the protection of those to whom proceeds or profits generated from said Real Estate Transactions are distributed.
この法律において「不動産特定共同事業」とは、次に掲げる行為で業として行うものをいう。
(4)The term "Specified Joint Real Estate Venture" as used in this Act means the following acts carried out in the course of business:
不動産特定共同事業契約を締結して当該不動産特定共同事業契約に基づき営まれる不動産取引から生ずる収益又は利益の分配を行う行為(前項第一号に掲げる不動産特定共同事業契約若しくは同項第四号に掲げる不動産特定共同事業契約のうち同項第一号に掲げる不動産特定共同事業契約に相当するもの又はこれらに類する不動産特定共同事業契約として政令で定めるものにあっては、業務の執行の委任を受けた者又はこれに相当する者の行うものに限る。)
(i)an act of entering into a Specified Joint Real Estate Venture Contract and distributing the proceeds or profits generated from Real Estate Transactions conducted based on said contract (applicable only to an act conducted by a person that is entrusted with the carrying out business or another comparable person if a Specified Joint Real Estate Venture Contract set forth in item (i) of the preceding paragraph, a Specified Joint Real Estate Venture Contract set forth in item (iv) of the same paragraph those which is comparable to a Special Joint Real Estate Venture Contract set forth in item (i) of the same paragraph or a contract that is prescribed by Cabinet Order as similar to the type of these Specified Joint Real Estate Venture Contract, is utilized.);
不動産特定共同事業契約の締結の代理又は媒介をする行為(第四号に掲げるものを除く。)
(ii)an act of operating as agent or broker in the entering into of a Specified Joint Real Estate Venture Contract (excluding the act set forth in item (iv));
特例事業者の委託を受けて当該特例事業者が当事者である不動産特定共同事業契約に基づき営まれる不動産取引に係る業務を行う行為
(iii)an act of conducting business entrusted by a Special Enterprise in relation to Real Estate Transactions that are carried out based on the Specified Joint Real Estate Venture Contract to which the said Special Enterprise is a party;
特例事業者が当事者である不動産特定共同事業契約の締結の代理又は媒介をする行為
(iv)an act of operating as an agent or broker in the entering into of a Specified Joint Real Estate Venture Contract to which a Special Enterprise is a party.
この法律において「不動産特定共同事業者」とは、次条第一項の許可を受けて不動産特定共同事業を営む者をいう。
(5)The term "Specified Joint Real Estate Enterprise" as used in this Act means a person that conducts Specified Joint Real Estate Ventures by permission as provided for in paragraph (1) of the next Article.
この法律において「特例事業」とは、第四項第一号に掲げる行為で業として行うものであって、次の各号に掲げる要件のいずれにも該当するものをいう。
(6)The term "Special Venture" as used in this Act means an act as set forth in item (i) of paragraph (4) performed in the course of business that meets any of the following requirements:
当該行為を専ら行うことを目的とする法人(不動産特定共同事業者であるもの及び外国法人で国内に事務所を有しないものを除く。)が行うものであること。
(i)the act is conducted by a corporation with the aim of exclusively engaging in said act (excluding Specified Joint Real Estate Enterprises and foreign corporations that do not have offices in Japan);
不動産特定共同事業契約に基づき営まれる不動産取引に係る業務を一の不動産特定共同事業者(第四項第三号に掲げる行為に係る事業(以下「第三号事業」という。)を行う者に限る。)に委託するものであること。
(ii)the act constitutes business in relation to Real Estate Transactions that are based on a Specified Joint Real Estate Venture Contract entrusted to a Specified Joint Real Estate Enterprise (applicable only to a person conducting business constituting the act set forth in item (iii) of paragraph (4) (hereinafter referred to as "business referred to in item (iii)");
不動産特定共同事業契約の締結の勧誘の業務を不動産特定共同事業者(第四項第四号に掲げる行為に係る事業(以下「第四号事業」という。)を行う者に限る。)に委託するものであること。
(iii)the act constitutes the business of solicitation for the entering into of a Specified Joint Real Estate Venture Contract entrusted to a Specified Joint Real Estate Enterprise (applicable only to a person conducting business constituting the act set forth in item (iv) of paragraph (4) (hereinafter referred to as the "business referred to in item (iv)");
銀行、信託会社その他不動産に対する投資に係る専門的知識及び経験を有すると認められる者として主務省令で定める者又は資本金の額が主務省令で定める金額以上の株式会社(第四十六条の二において「特例投資家」と総称する。)を相手方又は事業参加者とするものであること。
(iv)the act will include having a bank, trust company, or other person that is specified by ordinance of the competent ministries as one who has professional knowledge and experience in relation to investment in Real Estate or a stock company with at least the amount of capital specified by ordinance of competent ministries (collectively referred to as "Special Investor" in Article 46-2) as the counterparty or Business Partner;
その他事業参加者の利益の保護を図るために必要なものとして主務省令で定める要件に適合するものであること。
(v)the act meets any other requirements specified by ordinance of the competent ministries as necessary to protect the profits and interests of the Business Partners.
この法律において「特例事業者」とは、第四十条の二第二項の規定による届出をした者をいう。
(7)The term "Special Enterprise" as used in this Act means the person that has submitted notification pursuant to the provisions of Article 40-2, paragraph (2).
この法律において「事業参加者」とは、不動産特定共同事業契約の当事者で、当該不動産特定共同事業契約に基づき不動産特定共同事業を営む者以外のものをいう。
(8)The term "Business Partner" as used in this Act means a party to a Specified Joint Real Estate Venture Contract other than those who conduct a Specified Joint Real Estate Venture based on said Specified Joint Real Estate Venture Contract.
第二章 許可
Chapter II Permission
(不動産特定共同事業の許可)
(Permission for Specified Joint Real Estate Ventures)
第三条不動産特定共同事業を営もうとする者は、主務大臣(一の都道府県の区域内にのみ事務所(本店、支店その他の政令で定めるものをいう。以下同じ。)を設置して不動産特定共同事業を行おうとする者(第三号事業又は第四号事業を行おうとする者を除く。)にあっては、当該事務所の所在地を管轄する都道府県知事)の許可を受けなければならない。
Article 3(1)A person intending to conduct a Specified Joint Real Estate Venture must obtain the permission of the competent ministers (in the case of a person intending to conduct a Specified Joint Real Estate Venture by establishing offices (meaning a head offices, branches, or other types of offices specified by Cabinet Order; the same applies hereinafter) within the boundaries of a prefecture, the permission of the prefectural governor who has jurisdiction over the location of said offices (excluding persons intending to conduct the business referred to in item (iii) or item (iv))).
前項の許可のうち主務大臣の許可を受けようとする者は、登録免許税法(昭和四十二年法律第三十五号)で定めるところにより登録免許税を納めなければならない。
(2)A person intending to obtain the permission of the competent ministers as provided for in the preceding paragraph, must pay the registration and license taxes pursuant to the provisions of the Act on Registration and License Tax (Act No. 35 of 1967).
(許可の条件)
(Conditions for Permission)
第四条主務大臣又は都道府県知事は、前条第一項の許可に条件を付し、及びこれを変更することができる。
Article 4(1)The competent ministers or prefectural governors may specify conditions for the permission specified in paragraph (1) of the preceding Article and may change these conditions.
前項の条件は、不動産特定共同事業の適正な運営を確保するため必要な最小限度のものに限り、かつ、許可を受ける者に不当な義務を課することとなるものであってはならない。
(2)The conditions referred to in the preceding paragraph are limited to the minimum necessary to ensure the proper conducting of the Specified Joint Real Estate Venture and must not impose undue obligations upon the person that obtains said permission.
(許可の申請)
(Applications for Permission)
第五条第三条第一項の許可を受けようとする者は、主務大臣又は都道府県知事に、次に掲げる事項(第四号事業を行おうとする者以外の者にあっては、第六号に掲げるものを除く。)を記載した許可申請書を提出しなければならない。
Article 5(1)A person intending to obtain the permission referred to in Article 3, paragraph (1) must submit an application for permission stating the following particulars to the competent ministers or a prefectural governor (excluding the particulars set forth in item (vi) in the case of persons other than those intending to conduct the business referred to in item (iv)):
商号又は名称及び住所
(i)the trade name or business name and address;
役員の氏名及び政令で定める使用人があるときは、その者の氏名
(ii)the names of officers and the names of employees when there are employees who are specified by Cabinet Order;
事務所の名称及び所在地並びに事務所ごとに置かれる第十七条第一項に規定する者の氏名
(iii)the names and locations of the offices and the name of persons assigned to each office pursuant to the provisions of Article 17, paragraph (1);
資本金又は出資の額
(iv)the amount of capital or contributions;
宅地建物取引業法第三条第一項の免許に関する事項
(v)particulars related to the license provided for in Article 3, paragraph (1) of the Building Lots and Buildings Transaction Business Act;
金融商品取引法(昭和二十三年法律第二十五号)第二十九条の登録(同法第二十八条第二項に規定する第二種金融商品取引業の種別に係るものに限る。次条第八号及び第四十六条第一項において同じ。)に関する事項
(vi)particulars related to the registration provided for in Article 29 of the Financial Instruments and Exchange Act (Act No. 25 of 1948) (applicable only to registration in relation to Type II Financial Instruments Business provided for in Article 28, paragraph (2) of the same Act; the same applies to item (viii) of the next Article and Article 46, paragraph (1));
業務の種別(第二条第四項各号の種別をいう。以下同じ。)
(vii)the types of business (meaning the types specified in each item of Article 2, paragraph (4); the same applies hereinafter);
他に事業を行っているときは、その事業の種類
(viii)when other business is conducted, the type of said business;
その他主務省令で定める事項
(ix)other particulars specified by ordinance of the competent ministries.
前項の許可申請書には、次に掲げる書類(第二条第四項第一号に掲げる行為に係る事業(以下「第一号事業」という。)又は第三号事業を行おうとする者以外の者にあっては、第四号に掲げるものを除く。)を添付しなければならない。
(2)The following documents must be attached to the application for permission referred to in the preceding paragraph (excluding the document specified in item (iv), provided that a person does not intend to conduct the business constituting the act set forth in Article 2, paragraph (4), item (i) (hereinafter referred to as the "business referred to in item (i)" or the business referred to in item (iii))):
定款又はこれに代わる書面
(i)the articles of incorporation or a document in lieu thereof;
登記事項証明書又はこれに代わる書面
(ii)the certificate of registered matters or a document in lieu thereof;
事務所について第十七条第一項に規定する要件を備えていることを証する書面
(iii)a document providing evidence that the offices meet the requirements provided for in Article 17, paragraph (1);
不動産特定共同事業契約約款
(iv)the general conditions of the Specified Joint Real Estate Venture Contract;
その他主務省令で定める事項を記載した書類
(v)a document stating any other particulars specified by ordinance of the competent ministries.
(欠格事由)
(Grounds for Disqualification)
第六条次の各号のいずれかに該当する者は、第三条第一項の許可を受けることができない。
Article 6A person that falls under any of the following items cannot obtain the permission provided for in Article 3, paragraph (1):
法人でない者(外国法人で国内に事務所を有しないものを含む。)
(i)a person that is not a corporation (including a foreign corporation that does not have an office in Japan);
宅地建物取引業法第三条第一項の免許を受けていない法人
(ii)a corporation that has not obtained the license provided for in Article 3, paragraph (1) of the Building Lots and Buildings Transaction Business Act;
第三十六条の規定により第三条第一項の許可を取り消され、その取消しの日から五年を経過しない法人又はこの法律に相当する外国の法令の規定により当該外国において受けている同種の許可(当該許可に類する登録その他の行政処分を含む。第六号チにおいて同じ。)を取り消され、その取消しの日から五年を経過しない法人
(iii)a corporation whose permission under Article 3, paragraph (1) was rescinded pursuant to the provisions of Article 36, when period of five years has not yet elapsed from the date of rescission; or a corporation whose permission of a similar nature obtained in a foreign country was rescinded pursuant to the laws and regulations of said foreign country that are comparable to this Act (including registration and administrative disposition similar to that associated with the said permission. The same applies in item (vi) (h)), when a period of five years has not yet elapsed from the date of rescission;
第三十六条各号のいずれかに該当するとして第三条第一項の許可の取消しの処分に係る行政手続法(平成五年法律第八十八号)第十五条の規定による通知があった日から当該処分があった日又は処分をしないことの決定があった日までの間に第十一条第一項第四号に該当する旨の同項の規定による届出をした法人で当該届出の日から五年を経過しないもの
(iv)a corporation that submitted a notification pursuant to the provisions of Article 11, paragraph (1) that said corporation falls under Article 11, paragraph (1), item (iv), within a period from the day on which the notice was issued pursuant to the provisions of Article 15 of the Administrative Procedure Act (Act No. 88 of 1993) that pertains to a disposition to rescind the permission under Article 3, paragraph (1) on the grounds that said corporation falls under any one of the items of Article 36, to the day on which said disposition took effect or the day on which the decision not to implement the disposition was announced, and a period of five years has not yet elapsed from the date of said notification;
この法律、宅地建物取引業法若しくは出資の受入れ、預り金及び金利等の取締りに関する法律(昭和二十九年法律第百九十五号)又はこれらに相当する外国の法令の規定により罰金の刑(これに相当する外国の法令による刑を含む。)に処せられ、その刑の執行を終わり、又はその刑の執行を受けることがなくなった日から五年を経過しない法人
(v)a corporation that became subject to the imposition of a fine (including a comparable punishment provided for in laws and regulations of a foreign country) pursuant to the provisions of this Act, Building Lots and Buildings Transaction Business Act or the Act Regulating the Receipt of Contributions, the Receipt of Deposits, and Interest Rates (Act No. 195 of 1954), or any comparable provisions of laws and regulations of a foreign country, and a period of five years has not yet elapsed from the day on which the execution of punishment was completed or the execution of punishment was suspended;
役員(業務を執行する社員、取締役若しくは執行役又はこれらに準ずる者をいい、相談役、顧問、その他いかなる名称を有する者であるかを問わず、法人に対し業務を執行する社員、取締役若しくは執行役又はこれらに準ずる者と同等以上の支配力を有するものと認められる者を含む。以下この号、次条第三号及び第三十五条第一項第六号において同じ。)又は政令で定める使用人のうちに次のいずれかに該当する者のある法人
(vi)a corporation that has officers (meaning executive members, directors or executive officers, or other comparable persons including consultants, advisors, and those who are found to possess a level of authority that is equal to or greater than that of executive members, directors, or executive officers, or other comparable persons who act in an executive capacity with regard to business for the corporation regardless of their job titles; the same applies hereunder in this item as well as in item (iii) of the next Article and Article 35, paragraph (1), item (vi)) or employees specified by Cabinet Order who fall under any of the following sub-items:
成年被後見人若しくは被保佐人又は外国の法令上これらと同様に取り扱われている者
(a)an adult ward or person under curatorship or a person treated in the same manner under the laws and regulations of a foreign country;
破産者で復権を得ない者又は外国の法令上これと同様に取り扱われている者
(b)a bankrupt person who has not been discharged from bankruptcy or a person treated in the same manner under the laws and regulations of a foreign country;
禁錮以上の刑(これに相当する外国の法令による刑を含む。)に処せられ、その刑の執行を終わり、又はその刑の執行を受けることがなくなった日から五年を経過しない者
(c)a person that was sentenced to imprisonment without work or more severe punishment (including any comparable punishment under the laws and regulations of a foreign country) and a period of five years has not yet elapsed from the day on which the execution of punishment was completed or the execution of punishment was suspended;
前号に規定する法律若しくは暴力団員による不当な行為の防止等に関する法律(平成三年法律第七十七号)の規定(同法第三十二条の三第七項及び第三十二条の十一第一項の規定を除く。)若しくはこれらに相当する外国の法令の規定に違反したことにより、又は刑法(明治四十年法律第四十五号)第二百四条、第二百六条、第二百八条、第二百八条の二、第二百二十二条若しくは第二百四十七条の罪若しくは暴力行為等処罰に関する法律(大正十五年法律第六十号)の罪を犯したことにより、罰金の刑(これに相当する外国の法令による刑を含む。)に処せられ、その刑の執行を終わり、又はその刑の執行を受けることがなくなった日から五年を経過しない者
(d)a person that became subject to the imposition of a fine (or any comparable punishment under the laws and regulations of a foreign country) for committing an act in violation of the laws set forth in the preceding item or the provisions of the Act on Prevention of Unjust Acts by Organized Crime Group Members (Act No. 77 of 1991) (excluding the provisions of Article 32-3, paragraph (7) and Article 32-11, paragraph (1) of the same Act) or comparable provisions of the laws and regulations of a foreign country, or for otherwise committing a crime punishable under Article 204, Article 206, Article 208, Article 208-2, Article 222, or Article 247 of the Penal Code (Act No. 45 of 1907) or the Act on Punishment of Physical Violence and Others (Act No. 60 of 1926) and a period of five years has not yet elapsed from the day on which the execution of punishment was completed or the execution of punishment was suspended;
暴力団員による不当な行為の防止等に関する法律第二条第六号に規定する暴力団員又は同号に規定する暴力団員でなくなった日から五年を経過しない者(次号において「暴力団員等」という。)
(e)a person that is a member of an organized crime group as provided for in Article 2, item (vi) of the Act on Prevention of Unjust Acts by Organized Crime Group Members or for whom a period of five years has not yet elapsed from the day on which they ceased to be a member of an organized crime group as provided for in same item (referred to as a "current or former member of an organized crime group" in the next item);
不動産特定共同事業者が第三十六条の規定により第三条第一項の許可を取り消された場合において、その取消しの処分に係る行政手続法第十五条の規定による通知があった日前六十日以内に当該不動産特定共同事業者の役員であった者で当該取消しの日から五年を経過しないもの
(f)if the permission of a Specified Joint Real Estate Enterprise specified in Article 3, paragraph (1) was rescinded pursuant to the provisions of Article 36, a person that was an officer of said Specified Joint Real Estate Enterprise within a period of 60 days prior to the day on which the notice concerning the disposition of rescission was issued pursuant to the provisions of Article 15 of the Administrative Procedure Act and a period of five years has not yet elapsed from the date of said rescission;
不動産特定共同事業者が第三十六条各号のいずれかに該当するとして第三条第一項の許可の取消しの処分に係る行政手続法第十五条の規定による通知があった日から当該処分があった日又は処分をしないことの決定があった日までの間に第十一条第一項第四号に該当する旨の同項の規定による届出をした場合において、当該通知があった日前六十日以内に当該不動産特定共同事業者の役員であった者で当該届出の日から五年を経過しないもの
(g)if a Specified Joint Real Estate Enterprise has submitted a notification pursuant to the provisions of Article 11, paragraph (1) that falls under Article 11, paragraph (1), item (iv), within a period from the day on which the notice was issued pursuant to the provisions of Article 15 of the Administrative Procedure Act that pertains to the disposition to rescind the permission under Article 3, paragraph (1) on the grounds that said Specified Joint Real Estate Enterprise falls under any item of Article 36 to the day on which said disposition took effect or the day on which the decision not to implement the disposition was announced, a person who was an officer of said Specified Joint Real Estate Enterprise within a period of 60 days prior to the day on which said notification was issued, and a period of five years has not yet elapsed from the date of said notification;
この法律に相当する外国の法令の規定により当該外国において受けている同種の許可を取り消され、その取消しの日から五年を経過しない者(当該許可を取り消された法人の当該取消しの日前六十日以内に役員に相当する者であった者で当該取消しの日から五年を経過しないものを含む。)
(h)a person granted with permission that was obtained in a foreign country pursuant to the provisions of the laws and regulations of said foreign country that are comparable to this Act, where the permission was rescinded and a period of five years has not yet elapsed from the date of said rescission (including a person that was an officer of the relevant corporation within a period of 60 days prior to the day on which the permission was rescinded and a period of five years has not yet elapsed from the date of said rescission);
暴力団員等がその事業活動を支配する法人
(vii)a corporation with business activities controlled by a current or former member of an organized crime group;
第四号事業を行おうとする場合にあっては、金融商品取引法第二十九条の登録を受けていない法人
(viii)a corporation that has not been registered under Article 29 of the Financial Instruments and Exchange Act, if said corporation intends to conduct the business referred to in item (iv).
(許可の基準)
(Standards for Permission)
第七条主務大臣又は都道府県知事は、第五条の規定による許可の申請をした者が次に掲げる基準(第一号事業又は第三号事業を行おうとする者以外の者にあっては、第五号に掲げるものを除く。)に適合していると認めるときでなければ、第三条第一項の許可をしてはならない。
Article 7The competent ministers or prefectural governors must not grant permission under Article 3, paragraph (1) unless it is found that the person that has applied for permission pursuant to the provisions of Article 5 meets the following standards (excluding the provisions of item (v) provided that a person intends to conduct the business referred to in item (i) or in item (iii)):
その資本金又は出資の額が事業参加者の保護のため必要かつ適当なものとして業務の種別ごとに政令で定める金額を満たすものであること。
(i)the amount of capital or contributions is equal to or greater than the amount specified by Cabinet Order for each type of business as is necessary and appropriate for the protection of the Business Partners;
その資産の合計額から負債の合計額を控除した額が資本金又は出資の額の百分の九十に相当する額を満たすものであること。
(ii)the amount obtained by deducting the total amount of liabilities from the total amount of assets is equal to or greater than 90 percent of the amount of capital or contributions;
その者又はその役員若しくは政令で定める使用人が当該許可の申請前五年以内に不動産特定共同事業に関し不正又は著しく不当な行為をしたものでないこと。
(iii)the applicant, its officer, or an employee specified by Cabinet Order has not engaged in a wrongful or seriously unjust act in relation to the Specified Joint Real Estate Venture, within a period of five years prior to the said application for permission;
その事務所が第十七条第一項に規定する要件を満たすものであること。
(iv)the offices meet the requirements specified in Article 17, paragraph (1);
その不動産特定共同事業契約約款の内容が政令で定める基準に適合するものであること。
(v)the content of the general conditions of the Specified Joint Real Estate Venture Contract complies with the standards specified by Cabinet Order;
不動産特定共同事業を適確に遂行するに足りる財産的基礎及び人的構成を有するものであること。
(vi)the applicant has an adequate foundation of assets and a personnel structure sufficient to properly conduct the Specified Joint Real Estate Venture.
(変更の許可)
(Permission for Changes)
第八条不動産特定共同事業者が第三条第一項の許可を受けた後次の各号のいずれかに該当して引き続き不動産特定共同事業を営もうとする場合(業務の種別の変更をしようとする場合を除く。)においては、第五条の規定にかかわらず、第一号又は第二号に該当するときは当該各号に定めるその有し、又は設置することとなった事務所の所在地を管轄する都道府県知事に対し、第三号に該当するときは主務大臣に対し、主務省令で定めるところにより、同条第一項第三号及び第九号に掲げる事項を記載した許可申請書を提出しなければならない。
Article 8(1)When a Specified Joint Real Estate Enterprise that falls under any of the following items after said Specified Joint Real Estate Enterprise has obtained permission under Article 3, paragraph (1) intends to continuously conduct a Specified Joint Real Estate Venture (excluding cases where the Specified Joint Real Estate Enterprise intends to change the type of business), the provisions of Article 5 notwithstanding, the Specified Joint Real Estate Enterprise must submit the application for permission stating the particulars set forth in paragraph (1), item (iii) and item (ix) of the same Article, with the prefectural governor who has jurisdiction over the location where the Specified Joint Real Estate Enterprise owns or will set up the offices as specified in each item as specified by ordinance of the competent ministries when the Specified Joint Real Estate Enterprise falls under item (i) or item (ii) and must submit the application for permission stating the particulars set forth in Article 5, paragraph (1), item (iii) and item (ix) with the competent ministers as specified by ordinance of the competent ministries when the venture falls under item (iii):
主務大臣の許可を受けた者(第三号事業又は第四号事業を行う者以外の者に限る。)が一の都道府県の区域内にのみ事務所を有することとなったとき。
(i)when a person that has obtained permission from the competent ministers is going to own offices in only one prefecture (applicable only to a person other than those conducting the business referred to item (iii) or item (iv));
都道府県知事の許可を受けた者が当該都道府県の区域内における事務所を廃止して、他の一の都道府県の区域内に事務所を設置することとなったとき。
(ii)when a person that has obtained permission from a prefectural governor is going to disestablish offices in the said prefecture and is going to establish offices in another prefecture;
都道府県知事の許可をじ受けた者が二以上の都道府県の区域内に事務所を有することとなったとき。
(iii)when a person that has obtained permission from a prefectural governor is going to own offices in two or more prefectures.
前項の規定による許可申請書の提出があった場合においては、主務大臣又は都道府県知事は、前条の規定にかかわらず、その提出をした者が同条第三号、第四号及び第六号に掲げる基準に適合すると認めるときは、第三条第一項の許可をしなければならない。
(2)When an application is submitted pursuant to the provisions of the preceding paragraph, the competent ministers or prefectural governor must grant permission under Article 3, paragraph (1) when it is found that the applicant meets the standards set forth in item (iii), item (iv), and item (vi) of the preceding Article, the provisions of the same Article notwithstanding.
(許可換えの場合における従前の許可の効力)
(Validity of Previous Permission in Cases of Change of Permission)
第八条の二主務大臣又は都道府県知事の第三条第一項の許可を受けた者がその業務の種別又は事務所の所在地の変更をして引き続き不動産特定共同事業を営もうとする場合において、同項又は前条第二項の規定により新たに都道府県知事又は主務大臣の第三条第一項の許可を受けたときは、その者に係る従前の主務大臣又は都道府県知事の同項の許可は、その効力を失う。
Article 8-2If a person, who obtained permission under Article 3, paragraph (1) from the competent ministers or a prefectural governor, intends to change the type of business or the location of offices while continuing to conduct a Specified Joint Real Estate Venture, and has newly obtained permission under Article 3, paragraph (1) from the competent ministers or another prefectural governor pursuant to the provisions of the same paragraph or paragraph (2) of the preceding Article, the previous permission of the competent ministers or prefectural governor in relation to said person ceases to be effective.
(変更の認可)
(Approval for Changes)
第九条不動産特定共同事業者は、業務の種別の変更をしようとするとき(主務大臣又は都道府県知事の第三条第一項の許可を受けた者が同項の規定により新たに都道府県知事又は主務大臣の同項の許可を受けなければならないときを除く。)、又は第五条第二項第四号に掲げる不動産特定共同事業契約約款の追加若しくは変更(不動産特定共同事業契約約款に記載された事項の追加又は変更で主務省令で定める軽微なものを除く。第四十六条第四項及び第五十三条第二号において同じ。)をしようとするときは、主務省令で定めるところにより、第三条第一項の許可を受けた主務大臣又は都道府県知事の認可を受けなければならない。
Article 9(1)When a Specified Joint Real Estate Enterprise intends to change the type of business (excluding cases where a person, who obtained permission under Article 3, paragraph (1) from the competent ministers or a prefectural governor, is required to obtain permission under the same paragraph newly from the competent ministers or a prefectural governor pursuant to the provisions of the same paragraph) or otherwise add or change the general conditions of the Specified Joint Real Estate Venture Contract set forth in Article 5, paragraph (2), item (iv) (excluding the addition or change of the particulars stated in the general conditions of the Specified Joint Real Estate Venture Contract that are the minor addition or change specified by ordinance of the competent ministries; the same applies in Article 46, paragraph (4) and Article 53, item (2)), the Specified Joint Real Estate Enterprise must obtain approval from the competent ministers or another prefectural governor by whom permission under Article 3, paragraph (1) was granted as specified by ordinance of the competent ministries.
不動産特定共同事業者が、事務所を追加して設置しようとするとき(第八条第一項各号に掲げるときを除く。)も、前項と同様とする。
(2)The provisions of the preceding paragraph apply similarly when a Specified Joint Real Estate Enterprise intends to establish additional offices (excluding the cases set forth in each item of Article 8, paragraph (1)).
(変更の届出)
(Notification of Changes)
第十条不動産特定共同事業者は、第五条第一項各号(第五号から第七号までを除く。)に掲げる事項について変更(同項第三号に掲げる事務所の所在地の変更については、第八条第一項各号及び前条第二項の規定に該当するものを除く。)があったときは、三十日以内に、主務省令で定めるところにより、その旨を第三条第一項の許可を受けた主務大臣又は都道府県知事に届け出なければならない。
Article 10When there has been a change in the particulars set forth in each item of Article 5, paragraph (1) (excluding item (v) through item (vii) (in the case of the change of the location of an office specified in item (iii) of the same paragraph, the change that falls under each item of Article 8, paragraph (1) and paragraph (2) of the preceding Article is excluded)), the Specified Joint Real Estate Enterprise must submit a notification to that effect to the competent ministers or prefectural governor from whom permission under Article 3, paragraph (1) was granted, within a period of 30 days as specified by ordinance of the competent ministries.
(廃業等の届出)
(Notification of Discontinuance of Business)
第十一条不動産特定共同事業者が次の各号のいずれかに該当することとなった場合においては、当該各号に定める者は、三十日以内に、主務省令で定めるところにより、その旨を第三条第一項の許可を受けた主務大臣又は都道府県知事に届け出なければならない。
Article 11(1)When any of the following cases applies to a Specified Joint Real Estate Enterprise, the person specified in each of said item must submit a notification to that effect to the competent ministers or prefectural governor from whom permission under Article 3, paragraph (1) was granted, within a period of 30 days as specified by ordinance of the competent ministries:
合併により消滅した場合 消滅した法人を代表する役員であった者
(i)in the case of the extinction of the corporation by merger, the person that was the officer representing the extinct corporation;
破産手続開始の決定により解散した場合 破産管財人
(ii)in the case of dissolution due to an order to commence bankruptcy procedures, the bankruptcy trustee;
合併及び破産手続開始の決定以外の理由により解散した場合 清算人
(iii)in the case of dissolution due to reasons other than a merger and a order to commence bankruptcy procedures, the liquidator;
不動産特定共同事業を廃止した場合(外国法人にあっては、国内に事務所を有しないこととなった場合を含む。) 不動産特定共同事業者であった法人を代表する役員
(iv)in the case of discontinuance of a Specified Joint Real Estate Venture (including cases where a foreign corporation has ceased to own any offices in Japan), the officer who represents the corporation that was a Specified Joint Real Estate Enterprise.
不動産特定共同事業者が前項各号のいずれかに該当することとなったときは、当該不動産特定共同事業者に対する第三条第一項の許可は、その効力を失う。
(2)When a Specified Joint Real Estate Enterprise falls under any item of the preceding paragraph, the permission under Article 3, paragraph (1) granted to said Specified Joint Real Estate Enterprise ceases to be effective.
(不動産特定共同事業者名簿)
(Lists of Specified Joint Real Estate Enterprises)
第十二条主務大臣及び都道府県知事は、主務大臣にあっては、その第三条第一項の許可を受けた不動産特定共同事業者に関する第五条第一項第一号から第八号までに掲げる事項その他主務省令で定める事項を、都道府県知事にあっては、その第三条第一項の許可を受けた不動産特定共同事業者及び同項の主務大臣の許可を受けた不動産特定共同事業者で当該都道府県の区域内に主たる事務所を有するものに関するこれらの事項を登載した不動産特定共同事業者名簿を備えなければならない。
Article 12The competent ministers and prefectural governors must prepare the following lists of Specified Joint Real Estate Enterprises: in the case of the competent ministers, the list stating the particulars set forth in Article 5, paragraph (1), item (i) through item (viii) concerning Specified Joint Real Estate Enterprises that have obtained permission under Article 3, paragraph (1) from the competent ministers; in the case of the prefectural governors, the list stating the particulars concerning the Specified Joint Real Estate Enterprises that have obtained permission under Article 3, paragraph (1) from the prefectural governor as well as the Specified Joint Real Estate Enterprises that have obtained permission under the same paragraph from the competent ministers and that own main offices in said governor's prefecture.
(不動産特定共同事業者名簿等の閲覧)
(Inspections of Lists of Specified Joint Real Estate Enterprises)
第十三条主務大臣又は都道府県知事は、主務省令で定めるところにより、第五条第二項第一号から第四号までに掲げる書類、不動産特定共同事業者名簿その他主務省令で定める書類を一般の閲覧に供しなければならない。
Article 13The competent ministers or prefectural governors must make the documents set forth in Article 5, paragraph (2), item (i) through item (iv), the list of Specified Joint Real Estate Enterprises and other documents pursuant to the provisions of ordinance of competent ministries available for public inspection, as specified by ordinance of the competent ministries.
第三章 業務
Chapter III Business
(業務遂行の原則)
(Principles of Conducting Business)
第十四条不動産特定共同事業者は、信義を旨とし、誠実にその業務を行わなければならない。
Article 14(1)Specified Joint Real Estate Enterprises must conduct business sincerely and in good faith.
不動産特定共同事業者は、その業務を行うに当たっては、不動産の適正かつ合理的な利用の確保に努めるとともに、投機的取引の抑制が図られるよう配慮しなければならない。
(2)Specified Joint Real Estate Enterprises must endeavor to ensure reasonable and appropriate use of Real Estate and make sure that speculative transactions are controlled when conducting business.
(名義貸しの禁止)
(Prohibition on Lending of Names)
第十五条不動産特定共同事業者は、自己の名義をもって、他人に不動産特定共同事業を営ませてはならない。
Article 15Specified Joint Real Estate Enterprises must not allow other persons to conduct a Specified Joint Real Estate Venture under its own name.
(標識の掲示)
(Displaying of Signs)
第十六条不動産特定共同事業者は、事務所ごとに、公衆の見やすい場所に、主務省令で定める様式の標識を掲示しなければならない。
Article 16(1)Specified Joint Real Estate Enterprises must display signs in the form specified by ordinance of the competent ministries at each office and in places that can be easily seen by the public.
不動産特定共同事業者以外の者は、前項の標識又はこれに類似する標識を掲示してはならない。
(2)Those other than Specified Joint Real Estate Enterprises must not display the signs mentioned in the preceding paragraph or similar signs.
(業務管理者)
(Business Managers)
第十七条不動産特定共同事業者は、事務所ごとに、第二十四条第二項、第二十五条第二項及び第二十八条第三項の規定による業務のほか、当該事務所における次に掲げる業務の実施に関し必要な助言、指導その他の監督管理を行わせるため、その従業者であって宅地建物取引業法第十八条に規定する登録を受けていることその他主務省令で定める要件を満たす者を置かなければならない。
Article 17(1)Specified Joint Real Estate Enterprises must assign to each office a person that is the employee registered pursuant to the provisions of Article 18 of the Building Lots and Buildings Transaction Business Act as well as in satisfaction of other requirements specified by ordinance of the competent ministries to provide advice, guidance as well as supervision and management necessary for conducting the following activities at the office in addition to the particulars provided for in Article 24, paragraph (2); Article 25, paragraph (2);and Article 28, paragraph (3):
不動産特定共同事業契約の締結の勧誘
(i)solicitation for the entering into of Specified Joint Real Estate Venture Contracts;
不動産特定共同事業契約の内容についての説明
(ii)explanation regarding the content of Specified Joint Real Estate Venture Contracts;
第二十八条第一項の規定による業務
(iii)operations provided for in Article 28, paragraph (1).
不動産特定共同事業者は、主務省令で定めるところにより、事務所ごとに、前項の規定により置かれた者(以下「業務管理者」という。)の氏名その他主務省令で定める事項を記載した名簿(以下「業務管理者名簿」という。)を備え置き、事業参加者(不動産特定共同事業契約の締結をしようとする者を含む。)から請求があったときは、これをその者の閲覧に供しなければならない。
(2)Specified Joint Real Estate Enterprises must keep a list stating the name of the person assigned to each office pursuant to the provisions of the preceding paragraph (hereinafter referred to as the "Business Manager") and other particulars specified by ordinance of the competent ministry and provide the list for inspection at the request of Business Partners (including persons intending to enter into a Specified Joint Real Estate Venture Contract) (hereinafter referred to as the "List of Business Managers").
不動産特定共同事業者は、第一項の規定に抵触する事務所を開設してはならず、既存の事務所が同項の規定に抵触するに至ったときは、二週間以内に、同項の規定に適合させるため必要な措置を執らなければならない。
(3)Specified Joint Real Estate Enterprises must not open an office in conflict with the provisions of paragraph (1) and must take all necessary measures within two weeks to conform to the provisions of the same paragraph when an existing office has come to conflict with the provisions of the same paragraph.
(広告の規制)
(Regulation of Advertisements)
第十八条不動産特定共同事業者は、宅地の造成又は建物の建築に関する工事の完了前においては、当該工事に関し必要とされる都市計画法(昭和四十三年法律第百号)第二十九条第一項又は第二項の許可、建築基準法(昭和二十五年法律第二百一号)第六条第一項の確認その他法令に基づく許可等の処分で政令で定めるものがあった後でなければ、当該工事に係る宅地又は建物について不動産特定共同事業に関する広告をしてはならない。
Article 18(1)Specified Joint Real Estate Enterprises must not place advertisements concerning the Specified Joint Real Estate Venture with regard to building lots or buildings subject to the work after-mentioned before the completion of the work related to the development of said building lots or the construction of said buildings, except the cases where the permission required with regard to said work under Article 29, paragraph (1) or paragraph (2) of the City Planning Act (Act No. 100 of 1968), confirmation pursuant to the provisions of Article 6, paragraph (1) of the Building Standards Act (Act No. 201 of 1950), and other dispositions specified by Cabinet Order such as permission based on laws and regulations have been issued.
不動産特定共同事業者は、その行おうとする不動産特定共同事業に関する広告をするときは、自己が不動産特定共同事業契約の当事者となるか、若しくはその代理人となるか、又は不動産特定共同事業契約の締結の媒介を行うかの別及び当該不動産特定共同事業契約の第二条第三項各号に掲げる契約の種別を明示しなければならない。
(2)When Specified Joint Real Estate Enterprises place an advertisement concerning a Specified Joint Real Estate Venture, there must be a clear indication as to whether the Specified Joint Real Estate Enterprise is a party to the Specified Joint Real Estate Venture Contract, its agent, or broker for the contract, as well as the type of the Specified Joint Real Estate Venture Contract as set forth in each item of Article 2, paragraph (3).
不動産特定共同事業者は、その業務に関して広告をするときは、不動産取引による利益の見込みその他主務省令で定める事項について、著しく事実に相違する表示をし、又は著しく人を誤認させるような表示をしてはならない。
(3)When placing an advertisement concerning business, Specified Joint Real Estate Enterprises must not indicate anything that is significantly different from the facts or extremely misleading with respect to expected profits from Real Estate Transactions and any other particulars specified by ordinance of the competent ministries.
(事業実施の時期に関する制限)
(Restrictions on Time Frames for Conducting Business)
第十九条不動産特定共同事業者は、宅地の造成又は建物の建築に関する工事の完了前においては、当該工事に関し必要とされる都市計画法第二十九条第一項又は第二項の許可、建築基準法第六条第一項の確認その他法令に基づく許可等の処分で政令で定めるものがあった後でなければ、当該工事に係る宅地又は建物について不動産特定共同事業を行ってはならない。
Article 19Specified Joint Real Estate Enterprises must not conduct a Specified Joint Real Estate Venture with regard to building lots or buildings subeject to the work after-mentioned before the completion of work related to the development of said building lots or the construction of said buildings, except the cases where permission required with regard to the said work under Article 29, paragraph (1) or paragraph (2) of the City Planning Act, confirmation pursuant to the provisions of Article 6, paragraph (1) of the Building Standards Act, and other dispositions specified by Cabinet Order such as other permission based on laws and regulations have been issued.
(不当な勧誘等の禁止)
(Prohibition of Unjust Solicitation)
第二十条不動産特定共同事業者は、不動産特定共同事業契約の締結の勧誘をするに際し、その相手方に対し、当該不動産特定共同事業契約に関する事項であってその相手方の判断に影響を及ぼすこととなる重要なものにつき、故意に事実を告げず、又は不実のことを告げる行為をしてはならない。
Article 20(1)When soliciting the entering into of a Specified Joint Real Estate Venture Contract, a Specified Joint Real Estate Enterprises must not intentionally refrain from informing the counterparty of facts with regard to any important matter, nor provide any false information concerning the particulars related to said Specified Joint Real Estate Venture Contract that may affect the judgment of said other party.
不動産特定共同事業者は、不動産特定共同事業契約の解除(組合からの脱退を含む。以下同じ。)を妨げるため、事業参加者に対し、当該不動産特定共同事業契約に関する事項であって事業参加者の判断に影響を及ぼすこととなる重要なものにつき、不実のことを告げる行為をしてはならない。
(2)Specified Joint Real Estate Enterprises must not provide false information to Business Partners regarding an important matter which may affect the judgment of said Business Partners and which is related to a Specified Joint Real Estate Venture Contract, in order to prevent the cancellation of said Specified Joint Real Estate Venture Contract (including withdrawal from the partnership; the same applies hereinafter).
第二十一条不動産特定共同事業者又はその代理人、使用人その他の従業者(以下この条において「不動産特定共同事業者等」という。)は、不動産特定共同事業契約の締結の勧誘をするに際し、その相手方に対し、利益を生ずることが確実であると誤解させるべき断定的判断を提供する行為をしてはならない。
Article 21(1)When soliciting the entering into of a Specified Joint Real Estate Venture Contract, Specified Joint Real Estate Enterprises, their agents, employees, or other hired persons (hereinafter referred to as "Specified Joint Real Estate Enterprises, etc.," in this Article) must not provide conclusive evaluations that would mislead the counterparty into believing that profitability is guaranteed.
不動産特定共同事業者等は、不動産特定共同事業契約の締結の勧誘をするに際し、その相手方が当該不動産特定共同事業契約を締結しない旨の意思(当該勧誘を引き続き受けることを希望しない旨の意思を含む。)を表示したにもかかわらず、当該勧誘を継続する行為をしてはならない。
(2)When soliciting for the entering into of a Specified Joint Real Estate Venture Contract, a Specified Joint Real Estate Enterprises, etc. must not continue to solicit for the entering into of said Specified Joint Real Estate Venture Contract if the counterparty has indicated unwillingness to enter into said Specified Joint Real Estate Venture Contract (including an unwillingness to be continually subject to said solicitation).
不動産特定共同事業者等は、不動産特定共同事業契約の解除を妨げるため、事業参加者を、威迫して困惑させてはならない。
(3)Specified Joint Real Estate Enterprises, etc., must not intimidate and cause nuisance to Business Partners in order to prevent the cancellation of a Specified Joint Real Estate Venture Contract.
不動産特定共同事業者等は、前三項に定めるもののほか、不動産特定共同事業契約の締結の勧誘又は解除の妨げに関する行為であって、相手方又は事業参加者の保護に欠けるものとして主務省令で定めるものをしてはならない。
(4)Beyond the provisions of the preceding three paragraphs, a Specified Joint Real Estate Enterprises, etc., must not perform the acts specified by ordinance of the competent ministries as acts soliciting the entering into of a Specified Joint Real Estate Venture Contract or preventing the cancellation thereof and as acts that fail to protect the interests of the counterparty or Business Partners.
金融商品取引法の準用)
(The Application Mutatis Mutandis of the Financial Instruments and Exchange Act)
第二十一条の二金融商品取引法第三十九条(第三項ただし書及び第五項を除く。)及び第四十条の規定は、不動産特定共同事業者が行う不動産特定共同事業契約(特例事業者が締結するものであって、金銭(これに類するものとして主務省令で定めるものを含む。)をもって出資の目的とするものを除く。)の締結又はその代理若しくは媒介について準用する。この場合において、同法第三十九条第一項、第二項各号及び第三項並びに第四十条中「金融商品取引業者等」とあるのは「不動産特定共同事業者」と、同法第三十九条第一項第一号中「有価証券の売買その他の取引(買戻価格があらかじめ定められている買戻条件付売買その他の政令で定める取引を除く。)又はデリバティブ取引(以下この条において「有価証券売買取引等」という。)」とあり、同項第二号及び第三号並びに同条第二項各号中「有価証券売買取引等」とあり、並びに同法第四十条第一号中「金融商品取引行為」とあるのは「不動産特定共同事業契約の締結」と、同法第三十九条第一項第一号中「有価証券又はデリバティブ取引(以下この条において「有価証券等」という。)」とあり、同項第二号及び第三号中「有価証券等」とあり、並びに同法第四十条第一号中「金融商品取引契約」とあるのは「不動産特定共同事業契約」と、同法第三十九条第一項各号及び第三項並びに第四十条第二号中「顧客」とあり、同法第三十九条第二項中「金融商品取引業者等の顧客」とあり、並びに同法第四十条第二号中「投資者」とあるのは「事業参加者」と、同法第三十九条第一項第一号中「有価証券の売買又はデリバティブ取引を行う」とあるのは「不動産特定共同事業契約の締結をする」と、同条第三項及び同法第四十条第二号中「内閣府令」とあるのは「主務省令」と、同法第三十九条第三項中「以下この節及び次節」とあるのは「次項」と、同法第四十条第一号中「顧客」とあり、及び「投資者」とあるのは「相手方又は事業参加者」と読み替えるものとする。
Article 21-2The provisions of Article 39 (excluding paragraph (3) proviso and paragraph (5)) and Article 40 of the Financial Instruments and Exchange Act apply mutatis mutandis to the entering into of a Specified Joint Real Estate Venture Contract (excluding a Specified Joint Real Estate Venture Contract entered into by a Special Enterprise business with the objective of pecuniary contribution (including similar contribution specified by ordinance of the competent ministries)), representing or mediating thereof.In this case, the term "Financial Service Provider, etc" in each item of Article 39, paragraph (1), each item of paragraph (2) and paragraph (3) as well as in Article 40 of the same Act is deemed to be replaced with "Specified Joint Real Estate Enterprise"; the phrase "purchase and sale or other transactions of Securities (excluding purchase and sale with a repurchase requirement and predetermined repurchase price, and other transactions specified by Cabinet Order) or Derivative Transactions (hereinafter collectively referred to as a "Purchase and Sale or Other Transaction of Securities, etc." in this Article)" in Article 39, paragraph (1), item (i) of the same Act the term " Purchase and Sale or Other Transaction of Securities, etc." in item (ii) and item (iii) of the same paragraph and also in each item of paragraph (2) of the same Article; and the term the " Financial Instruments Transaction" in Article 40, item (i) of the same Act is deemed to be replaced with the "entering into of the Specified Joint Real Estate Venture Contract"; the phrase "the Securities or Derivatives Transaction (hereinafter collectively referred to as "Securities, etc." in this Article)" in Article 39, paragraph (1), item (i) of the Act, the term "Securities, etc." in item (ii) and item (iii) of the same paragraph as well as the term " Financial Instruments Transaction Contract" in Article 40, item (i) of the same Act is deemed to be replaced with "Specified Joint Real Estate Venture Contract"; the term "customer" in each item of paragraph (1) and paragraph (3) of Article 39 as well as in Article 40, item (ii) of the same Act, the phrase the "customer of a Financial Service Provider, etc." in Article 39, paragraph (2) of the same Act as well as the term "investor" in Article 40, item (ii) of the same Act is deemed to be replaced with "Business Partner"; the phrase "conducts the purchase and sale of Securities or Derivatives Transaction" in Article 39, paragraph (1), item (i) of the same Act is deemed to be replaced with "enter into a Specified Joint Real Estate Venture Contract"; the term "Cabinet Office Ordinance" in paragraph (3) of the same Article and in Article 40, item (ii) of the same Act is deemed to be replaced with "ordinance of the competent ministries"; the phrase "hereinafter the same applies in this and the following Sections" in Article 29, paragraph (3) of the same Act is deemed to be replace with the "next paragraph"; and the terms "customer" and "investor" in Article 40, item (i) of the same Act is deemed to be replaced with the "counterparty or the Business Partner."
(金銭等の貸付け又はその媒介等の禁止)
(Prohibition of Money Lending and Brokerage Thereof)
第二十二条不動産特定共同事業者は、不動産特定共同事業契約の締結の勧誘をするに際し、その行う不動産特定共同事業に関し、その相手方に対し金銭若しくは有価証券を貸し付け、又はその相手方への第三者による金銭若しくは有価証券の貸付けにつき媒介、取次ぎ若しくは代理をしてはならない。
Article 22When soliciting for the entering into of a Specified Joint Real Estate Venture Contract, the Specified Joint Real Estate Enterprises must not lend money or securities to the counterparty in connection with the Specified Joint Real Estate Venture; nor act as a broker, intermediary, or agent for a third party in respect to lending money or securities to the counterparty to said Specified Joint Real Estate Contract.
(約款に基づく契約の締結)
(Entering into of Contracts Based on General Conditions)
第二十三条不動産特定共同事業者は、不動産特定共同事業契約の締結をするときは、第三条第一項の許可又は第九条第一項の認可に係る不動産特定共同事業契約約款に基づいて、これをしなければならない。
Article 23(1)Specified Joint Real Estate Enterprises must enter into Specified Joint Real Estate Venture Contracts based on the general conditions of the Specified Joint Real Estate Venture Contract subject to the permission under Article 3, paragraph (1) or approval under Article 9, paragraph (1).
不動産特定共同事業契約の締結の代理をする不動産特定共同事業者は、その代理する不動産特定共同事業者又はその代理する特例事業者がその不動産取引に係る業務を委託する不動産特定共同事業者の第三条第一項の許可又は第九条第一項の認可に係る不動産特定共同事業契約約款に基づいて、これをしなければならない。
(2)Specified Joint Real Estate Enterprises must act as agent in the entering into of a Specified Joint Real Estate Venture Contract based on the general conditions of the Specified Joint Real Estate Venture Contract subject to the permission under Article 3, paragraph (1) or approval under Article 9, paragraph (1) granted to the Specified Joint Real Estate Enterprise to whom the business in relation to Real Estate Transactions is entrusted by said Specified Joint Real Estate Enterprise or the Special Enterprise represented in the conclusion of the contract.
(不動産特定共同事業契約の成立前の書面の交付)
(Delivery of Documents Prior to the Execution of a Specified Joint Real Estate Venture Contract)
第二十四条不動産特定共同事業者は、不動産特定共同事業契約が成立するまでの間に、その申込者に対し、不動産特定共同事業契約の内容及びその履行に関する事項であって主務省令で定めるものについて、書面を交付して説明しなければならない。
Article 24(1)Specified Joint Real Estate Enterprises must provide to applicants an explanation of the matters concerning the content and performance of the Specified Joint Real Estate Venture Contract which are specified by ordinance of the competent ministries by delivering the documents to that effect prior to the execution of the Specified Joint Real Estate Venture Contract.
不動産特定共同事業者は、前項の規定により交付すべき書面を作成するときは、業務管理者をして、当該書面に記名押印させなければならない。
(2)When preparing the documents to be delivered pursuant to the provisions of the preceding paragraph, Specified Joint Real Estate Enterprises must have the Business Manager affix the Business Manager's name and seal to said documents.
(不動産特定共同事業契約の成立時の書面の交付)
(Delivery of Documents upon the Execution of a Specified Joint Real Estate Venture Contract)
第二十五条不動産特定共同事業者は、不動産特定共同事業契約が成立したときは、当該不動産特定共同事業契約の当事者に対し、遅滞なく、次に掲げる事項を記載した書面を交付しなければならない。
Article 25(1)When a Specified Joint Real Estate Venture Contract is executed, the Specified Joint Real Estate Enterprises must deliver documents stating the following particulars to the party to said Specified Joint Real Estate Venture Contract without delay:
不動産特定共同事業契約の第二条第三項各号に掲げる契約の種別
(i)the type of contract set forth in each item of Article 2, paragraph (3) of the Specified Joint Real Estate Venture Contract;
不動産特定共同事業契約に係る不動産取引の目的となる不動産を特定するために必要な表示及びその不動産取引の内容
(ii)indications necessary to identify the Real Estate subject to the Real Estate Transaction under the Specified Joint Real Estate Venture Contract, and the content of the Real Estate Transaction;
事業参加者に対する収益又は利益の分配に関する事項
(iii)particulars related to the distribution of proceeds or profits to the Business Partners;
不動産特定共同事業契約に係る財産の管理に関する事項
(iv)particulars related to the management of assets subject to the Specified Joint Real Estate Venture Contract;
契約期間に関する事項
(v)particulars related to the term of the contract;
契約終了時の清算に関する事項
(vi)particulars related to liquidation at the time of terminating the contract;
契約の解除に関する定めがあるときは、その内容
(vii)if there is a stipulation concerning the cancellation of the contract, the content thereof;
その他主務省令で定める事項
(viii)other particulars specified by ordinance of the competent ministries.
不動産特定共同事業者は、前項の規定により交付すべき書面を作成するときは、業務管理者をして、当該書面に記名押印させなければならない。
(2)When preparing the documents to be delivered pursuant to the provisions of the preceding paragraph, Specified Joint Real Estate Enterprises must have the Business Manager affix the Business Manager's name and seal to said documents.
(書面による解除)
(Cancellation by Means of Documents)
第二十六条事業参加者は、その締結した不動産特定共同事業契約について前条第一項の書面を受領した日から起算して八日を経過するまでの間、書面により当該不動産特定共同事業契約の解除をすることができる。
Article 26(1)A Business Partners may cancel Specified Joint Real Estate Venture Contracts in writing until eight days has elapsed since the day on which said Business Partner receives the documents specified in paragraph (1) of the preceding Article.
前項の解除は、その解除をする旨の書面を発した時に、その効力を生ずる。
(2)The cancellation provided for in the preceding paragraph take effect when said document is issued.
第一項の規定による解除があった場合には、当該不動産特定共同事業者は、その解除に伴う損害賠償又は違約金の支払を請求することができない。
(3)In the case of a cancellation pursuant to the provisions of the paragraph (1) the Specified Joint Real Estate Enterprises cannot demand payment of compensation for any damage or penalty that results from said cancellation.
前三項の規定に反する特約で事業参加者に不利なものは、無効とする。
(4)Special provisions in conflict with the preceding three paragraphs that cause detriment to the Business Partners are invalid.
(自己取引等の禁止)
(Prohibition of Self-Dealing)
第二十六条の二不動産特定共同事業者は、次に掲げる行為をしてはならない。ただし、事業参加者の保護に欠けるおそれのない場合として主務省令で定める場合は、この限りでない。
Article 26-2Specified Joint Real Estate Enterprises must not carry out the following acts; provided, however, that this does not apply to cases specified by ordinance of the competent ministries as those where there is no likelihood to fail to protect the interests of the Business Partners:
当該不動産特定共同事業者と当該不動産特定共同事業者に業務を委託した特例事業者(以下「委託特例事業者」という。)との間において不動産取引を行うこと。
(i)conducting Real Estate Transactions between a Specified Joint Real Estate Enterprise and a Special Enterprise that entrusted said Specified Joint Real Estate Enterprise with business (hereinafter referred to as the "entrusting Special Enterprise");
委託特例事業者相互間の不動産取引の代理又は媒介を行うこと。
(ii)acting as an agent or broker in Real Estate Transactions between the entrusting Special Enterprises that entrusted business with the Specified Joint Real Estate Enterprise.
(特例事業者から委託された業務の再委託の禁止)
(Prohibition of Re-entrustment of Business Entrusted by Special Enterprises)
第二十六条の三不動産特定共同事業者(第三号事業を行う者に限る。)は、委託特例事業者から委託された業務の全部を他の者に対し、再委託してはならない。
Article 26-3Specified Joint Real Estate Enterprises (applicable only to persons conducting the business referred to in item (iii)) must not re-entrust all of the business entrusted to them by Special Enterprises to other persons.
(財産の分別管理)
(Separate Management of Assets)
第二十七条不動産特定共同事業者は、主務省令で定めるところにより、不動産特定共同事業契約に係る財産を、自己の固有財産及び他の不動産特定共同事業契約に係る財産と分別して管理しなければならない。
Article 27Specified Joint Real Estate Enterprises must manage any assets subject to a Specified Joint Real Estate Venture Contract separately from its own assets and the assets subject to other Specified Joint Real Estate Venture Contracts as specified by ordinance of the competent ministries.
(財産管理報告書の交付等)
(Delivery of Asset Management Reports)
第二十八条不動産特定共同事業者は、事業参加者の求めに応じ、不動産特定共同事業契約に係る財産の管理の状況について説明しなければならない。
Article 28(1)At the request of the Business Partners, Specified Joint Real Estate Enterprises must provide a an explanation on the status of the management of assets subject to the Specified Joint Real Estate Venture Contract.
不動産特定共同事業者は、事業参加者に対し、主務省令で定めるところにより、定期に、不動産特定共同事業契約に係る財産の管理の状況についての報告書を交付しなければならない。
(2)Specified Joint Real Estate Enterprises must regularly deliver a report on the status of the management of assets subject to the Specified Joint Real Estate Venture Contract to Business Partners, as specified by ordinance of the competent ministries.
不動産特定共同事業者は、前項の規定により交付すべき書面を作成するときは、業務管理者をして、当該書面に記名押印させなければならない。
(3)When preparing the documents to be delivered pursuant to the provisions of the preceding paragraph, the Specified Joint Real Estate Enterprises must have the Business Manager affix the Business Manager's name and seal to said documents.
(書類の閲覧)
(Inspection of Documents)
第二十九条不動産特定共同事業者(第一号事業又は第三号事業を行う者に限る。)は、主務省令で定めるところにより、その業務及び財産の状況(第三号事業を行う者にあっては、委託特例事業者の業務及び財産の状況)を記載した書類を事務所ごとに備え置き、事業参加者の求めに応じ、これを閲覧させなければならない。
Article 29Specified Joint Real Estate Enterprises (applicable only to persons conducting the business referred to in item (i) or item (iii)) must keep the documents regarding the status of business and assets at each office (in the case of a person conducting the business referred to in item (iii), the status of business and assets of the entrusting Special Enterprise), as specified by ordinance of the competent ministries; and said Specified Joint Real Estate Enterprise must provide said documents for inspection at the request of Business Partners.
(事業参加者名簿)
(Lists of Business Partners)
第三十条不動産特定共同事業者(第一号事業又は第三号事業を行う者に限る。)は、不動産特定共同事業者(第一号事業を行う者に限る。)又は委託特例事業者が不動産特定共同事業契約を締結したときは、主務省令で定めるところにより、不動産特定共同事業契約に係る事業参加者の名簿(以下「事業参加者名簿」という。)を作成し、これを保存しなければならない。
Article 30(1)When a Specified Joint Real Estate Enterprise (applicable only to a person conducting the business referred to in item (i)) or an entrusting Special Enterprise enters into a Specified Joint Real Estate Venture Contract, the Specified Joint Real Estate Enterprise (applicable only to the person conducting the business referred to in item (i) or item (iii)) must prepare a list of Business Partners subject to the Specified Joint Real Estate Venture Contract (hereinafter referred to as the "list of Business Partners") and keep it as specified by ordinance of the competent ministries.
不動産特定共同事業者(第一号事業又は第三号事業を行う者に限る。)は、事業参加者名簿に登載された事業参加者の求めに応じ、これを閲覧させなければならない。
(2)Specified Joint Real Estate Enterprises (applicable only to a person conducting the business referred to in item (i) or item (iii)) must provide a list of Business Partners for inspection at the request of the Business Partners recorded on said list.
(秘密を守る義務)
(Confidentiality Obligations)
第三十一条不動産特定共同事業者は、正当な理由がある場合でなければ、その業務上取り扱ったことについて知り得た秘密を他に漏らしてはならない。不動産特定共同事業を営まなくなった後においても、同様とする。
Article 31(1)Specified Joint Real Estate Enterprises must not divulge confidential information that it has come to know through business to others without justifiable grounds. The same applies after ceasing business of a Specified Joint Real Estate Venture.
不動産特定共同事業者の代理人、使用人その他の従業者は、正当な理由がある場合でなければ、不動産特定共同事業の業務を補助したことについて知り得た秘密を他に漏らしてはならない。不動産特定共同事業者の代理人、使用人その他の従業者でなくなった後においても、同様とする。
(2)An agent, employee, or other hired person of a Specified Joint Real Estate Enterprise must not divulge any confidential information that said person has come to know through assisting in the business of the Specified Joint Real Estate Venture to others without justifiable grounds. The same applies after said person ceases to be an agent, employee, or other hired person of the Specified Joint Real Estate Enterprise.
第四章 監督
Chapter IV Supervision
(業務に関する帳簿書類)
(Books and Documents Concerning Business)
第三十二条不動産特定共同事業者は、主務省令で定めるところにより、その業務に関する帳簿書類(第三号事業を行う者にあっては、委託特例事業者の業務に関する帳簿書類を含む。)を作成し、これを保存しなければならない。
Article 32Specified Joint Real Estate Enterprises must prepare books and documents concerning their business (including record books and documents concerning the business of the entrusting Special Enterprise in the case of a person conducting the business referred to in item (iii)) and keep these records and documents as specified by ordinance of the competent ministries.
(事業報告書の提出)
(Submission of Business Reports)
第三十三条不動産特定共同事業者は、事業年度ごとに、主務省令で定める様式による事業報告書を作成し、毎事業年度経過後三月以内に、第三条第一項の許可を受けた主務大臣又は都道府県知事に提出しなければならない。
Article 33Specified Joint Real Estate Enterprises must prepare a business report for each business year in the form specified by ordinance of the competent ministries and submit said report to the competent ministers or a prefectural governor from whom the Specified Joint Real Estate Enterprise obtained permission under Article 3, paragraph (1) within three months after the closing of each business year.
(指示)
(Instructions)
第三十四条主務大臣又は都道府県知事は、その第三条第一項の許可を受けた不動産特定共同事業者が次の各号のいずれかに該当するとき、又はこの法律の規定に違反したときは、当該不動産特定共同事業者に対し、必要な指示をすることができる。
Article 34(1)The competent ministers or prefectural governors may issue any necessary instructions to a Specified Joint Real Estate Enterprise when said Specified Joint Real Estate Enterprise that obtained permission under Article 3, paragraph (1) from the competent ministers or a prefectural governor falls under any of the following items or has violated the provisions of this Act:
業務に関し、事業参加者に損害を与えたとき、又は損害を与えるおそれが大であるとき。
(i)when the Specified Joint Real Estate Enterprise has caused Business Partners to suffer damage in connection with business or when there is serious concern about such damage;
業務に関し、その公正を害する行為をしたとき、又はその公正を害するおそれが大であるとき。
(ii)when the Specified Joint Real Estate Enterprise has, in connection with business, committed an act that is unjust or when there is serious concern about such an act potentially being unjust;
業務に関し他の法令に違反し、不動産特定共同事業者として不適当であると認められるとき。
(iii)when the Specified Joint Real Estate Enterprise has violated other laws and regulations in connection with business and has been found to be inappropriate as a Specified Joint Real Estate Enterprise.
都道府県知事は、主務大臣又は他の都道府県知事の第三条第一項の許可を受けた不動産特定共同事業者で当該都道府県の区域内において業務を行うものが、当該都道府県の区域内における業務に関し、前項各号のいずれかに該当するとき、又はこの法律の規定に違反したときは、当該不動産特定共同事業者に対し、必要な指示をすることができる。
(2)The prefectural governors may issue the necessary instructions to a Specified Joint Real Estate Enterprise when the Specified Joint Real Estate Enterprise conducting business in said governor's prefecture after obtaining permission under Article 3, paragraph (1) from the competent ministers or another prefectural governor falls under any item in the preceding paragraph or has violated the provisions of this Act in connection with the business conducted in said prefecture.
都道府県知事は、前項の規定による処分をしたときは、遅滞なく、その旨を、当該不動産特定共同事業者が主務大臣の第三条第一項の許可を受けたものであるときは主務大臣に報告し、当該不動産特定共同事業者が他の都道府県知事の同項の許可を受けたものであるときは当該他の都道府県知事に通知しなければならない。
(3)When a prefectural governor has imposed a disposition pursuant to the provisions of the preceding paragraph, said governor must report to that effect to the competent ministers without delay if the Specified Joint Real Estate Enterprise obtained permission under Article 3, paragraph (1) from the competent ministers, or to the relevant prefectural governor if said Specified Joint Real Estate Enterprise obtained permission under the same paragraph from the said relevant prefectural governor.
(業務停止命令)
(Orders to Suspend Business)
第三十五条主務大臣又は都道府県知事は、その第三条第一項の許可を受けた不動産特定共同事業者が次の各号のいずれかに該当するときは、当該不動産特定共同事業者に対し、一年以内の期間を定めて、その業務の全部又は一部の停止を命ずることができる。
Article 35(1)The competent ministers or prefectural governors may issue an order to a Specified Joint Real Estate Enterprise that obtained permission under Article 3, paragraph (1) from the competent ministers or a prefectural governor to suspend its business in whole or in part for a period not longer than one year when said Specified Joint Real Estate Enterprise falls under any of the following items:
前条第一項各号のいずれかに該当するとき。
(i)when the Specified Joint Real Estate Enterprise falls under any items in paragraph (1) of the preceding Article;
第八条第一項、第九条、第十条、第十五条、第十六条第一項、第十七条、第十八条第二項若しくは第三項、第十九条から第二十一条まで、第二十二条から第二十五条まで、第二十六条の二から第三十条まで、第三十一条第一項、第三十二条若しくは第三十七条第一項後段(同条第三項において準用する場合を含む。)又は第二十一条の二において準用する金融商品取引法(以下「準用金融商品取引法」という。)第三十九条第一項若しくは第四十条の規定に違反したとき。
(ii)when the Specified Joint Real Estate Enterprise has violated the provisions of Article 8, paragraph (1); Article 9; Article 10; Article 15; Article 16, paragraph (1): Article 17; Article 18, paragraph (2) or paragraph (3); Article 19 through Article 21; Article 22 through Article 25; Article 26-2 through Article 30; Article 31, paragraph (1); Article 32 or the second sentence of paragraph (1) of Article 37 (including cases where these provisions are applied mutatis mutandis to paragraph (3) of the same Article); Article 39, paragraph (1); or Article 40 of the Financial Instruments and Exchange Act applied mutatis mutandis to Article 21-2 (hereinafter referred to as the "Financial Instruments and Exchange Act as applied mutatis mutandis");
前条第一項又は第二項の規定による指示に従わないとき。
(iii)when the Specified Joint Real Estate Enterprise does not follow the instructions issued pursuant to the provisions of paragraph (1) or paragraph (2) of the preceding Article;
この法律の規定に基づく主務大臣又は都道府県知事の処分に違反したとき。
(iv)when the Specified Joint Real Estate Enterprise has violated the disposition imposed by the competent ministers or a prefectural governor based on the provisions of this Act;
不動産特定共同事業に関し、不正又は著しく不当な行為をしたとき。
(v)when the Specified Joint Real Estate Enterprise has committed a wrongful or seriously unjust act in connection with the Specified Joint Real Estate Venture;
役員又は政令で定める使用人のうちに、業務の停止をしようとするとき以前五年以内に不動産特定共同事業に関し不正又は著しく不当な行為をした者があるに至ったとき。
(vi)when there is a person among officers or the employees specified by Cabinet Order who committed a wrongful or seriously unjust act in connection with the Specified Joint Real Estate Venture within a period of five years prior to the suspension of business.
都道府県知事は、主務大臣又は他の都道府県知事の第三条第一項の許可を受けた不動産特定共同事業者で当該都道府県の区域内において業務を行うものが、当該都道府県の区域内における業務に関し、前項第一号から第五号までのいずれかに該当するときは、当該不動産特定共同事業者に対し、一年以内の期間を定めて、その業務の全部又は一部の停止を命ずることができる。
(2)The prefectural governors may issue an order to a Specified Joint Real Estate Enterprise that conducts business in said governor's prefecture after obtaining permission under Article 3, paragraph (1) from the competent ministers or another prefectural governor to suspend its business in whole or in part for a period not longer than one year when said Specified Joint Real Estate Enterprise falls under any of item (i) through item (v) in the preceding paragraph.
前条第三項の規定は、前項の場合について準用する。
(3)The provisions of paragraph (3) of the preceding Article apply mutatis mutandis to the case of the preceding paragraph.
(許可の取消し)
(Rescission of Permission)
第三十六条主務大臣又は都道府県知事は、その第三条第一項の許可を受けた不動産特定共同事業者が次の各号のいずれかに該当するときは、当該不動産特定共同事業者に対し、同項の許可を取り消すことができる。
Article 36When a Specified Joint Real Estate Enterprise that obtained permission under Article 3, paragraph (1) from the competent ministers or a prefectural governor falls under any of the following items, the competent ministers or prefectural governors can rescind permission granted to the Specified Joint Real Estate Enterprise under the same paragraph:
第六条第二号、第三号(この法律に相当する外国の法令の規定に係る部分に限る。)又は第五号から第八号までのいずれかに該当するに至ったとき。
(i)when the Specified Joint Real Estate Enterprise has come to fall under any of item (ii), item (iii) of Article 6 (applicable only to the section of the provisions of the laws and regulations of a foreign country that is comparable to this Act) or item (v) through item (viii) of the same Article;
第七条第一号又は第二号に掲げる基準に適合しなくなったとき。
(ii)when the Specified Joint Real Estate Enterprise no longer meets the standards set forth in Article 7, item (i) or item (ii);
不正の手段により第三条第一項の許可を受けたとき。
(iii)when the Specified Joint Real Estate Enterprise has obtained permission under Article 3, paragraph (1) by wrongful means;
第四条第一項の規定により付された条件に違反したとき。
(iv)when the Specified Joint Real Estate Enterprise has violated the conditions attached pursuant to the provisions of Article 4, paragraph (1);
前条第一項各号のいずれかに該当し情状が特に重いとき、又は同条第一項若しくは第二項の規定による業務の停止の命令に違反したとき。
(v)when the Specified Joint Real Estate Enterprise falls under any items of paragraph (1) of the preceding Article in an especially serious -circumstances or has violated an order to suspend business pursuant to the provisions of paragraph (1) or paragraph (2) of the same Article.
(業務管理者の解任命令)
(Orders to Dismiss a Business Manager)
第三十七条主務大臣又は都道府県知事は、その第三条第一項の許可を受けた不動産特定共同事業者に係る業務管理者がその業務に関し不正又は著しく不当な行為をしたときは、当該不動産特定共同事業者に対し、その解任を命ずることができる。この場合において、当該不動産特定共同事業者は、その命令を受けた日から一年以内においてその命令をした主務大臣又は都道府県知事が定める期間内は、その命令に係る者を業務管理者として選任してはならない。
Article 37(1)When a Business Manager, who is appointed by a Specified Joint Real Estate Enterprise that obtained permission under Article 3, paragraph (1) from the competent ministers or a prefectural governor, has committed a wrongful or seriously unjust act in connection with a Specified Joint Real Estate Venture, the competent ministers or prefectural governors may order said Specified Joint Real Estate Enterprise to dismiss the Business Manager.In this case, said Specified Joint Real Estate Enterprise must not appoint the person dismissed by said order as a Business Manager within a period of one year since the day of said dismissal, or a period as determined by the competent ministers or a prefectural governor.
都道府県知事は、主務大臣又は他の都道府県知事の第三条第一項の許可を受けた不動産特定共同事業者に係る業務管理者が当該都道府県の区域内において前項に規定する行為をしたときは、当該不動産特定共同事業者に対し、その解任を命ずることができる。
(2)A prefectural governor may order a Specified Joint Real Estate Enterprise to dismiss a Business Manager when said Business Manager, who was appointed by a Specified Joint Real Estate Enterprise that obtained permission under Article 3, paragraph (1) from the competent ministers or another prefectural governor, has committed the act provided for in the preceding paragraph in said governor's prefecture.
第三十四条第三項の規定及び第一項後段の規定は、前項の場合について準用する。
(3)The provisions of Article 34, paragraph (3) and the provisions of the second sentence of paragraph (1) apply mutatis mutandis to cases as under the preceding paragraph.
(監督処分の公告)
(Public Notification of Dispositions of Supervision)
第三十八条主務大臣又は都道府県知事は、第三十五条第一項若しくは第二項又は第三十六条の規定による処分をしたときは、主務省令で定めるところにより、その旨を公告しなければならない。
Article 38When the competent ministers or prefectural governors carries out the disposition pursuant to the provisions of Article 35, paragraph (1) or paragraph (2) or Article 36, said ministers or prefectual governor must issue a public notification to that effect as specified by ordinance of the competent ministries.
(指導等)
(Guidance)
第三十九条主務大臣はすべての不動産特定共同事業者に対し、都道府県知事は当該都道府県の区域内において不動産特定共同事業を営む不動産特定共同事業者に対し、不動産特定共同事業の適正な運営を確保し、又は不動産特定共同事業の健全な発達を図るため、必要な指導、助言及び勧告をすることができる。
Article 39In order to ensure the proper management of a Specified Joint Real Estate Venture or facilitate the sound development of a Specified Joint Real Estate Venture, the competent ministers may give any necessary guidance, advice, and recommendations to all Specified Joint Real Estate Enterprises, and in the case of prefectural governors, to the Specified Joint Real Estate Enterprises who are conducting the Specified Joint Real Estate Venture in said governor's prefecture.
(立入検査等)
(On-Site Inspections)
第四十条主務大臣又は都道府県知事は、この法律の施行のため必要があると認めるときは、不動産特定共同事業(特例事業者が営むものを除く。以下この項において同じ。)を営む者(都道府県知事にあっては、当該都道府県の区域内においてこれを営む者に限る。以下この項において同じ。)、当該不動産特定共同事業を営む者と取引をする者若しくは当該不動産特定共同事業を営む者から業務の委託を受けた者に対し、当該不動産特定共同事業を営む者の業務若しくは財産について報告若しくは資料の提出を命じ、又はその職員に当該不動産特定共同事業を営む者若しくは当該不動産特定共同事業を営む者から業務の委託を受けた者の事務所その他その業務が行われる場所に立ち入り、当該不動産特定共同事業を営む者の業務若しくは財産の状況若しくは帳簿書類その他の物件を検査させ、若しくは関係者に質問させることができる。
Article 40(1)When the competent ministers or prefectural governors finds it necessary to enforce this Act, said minister or governor may order the person that conducts a Specified Joint Real Estate Venture (excluding those conducted by Special Enterprises; the same applies here under in this paragraph) (in cases of prefectural governors, the person that conducts Specified Joint Real Estate Venture in said governor's prefecture. The same applies here under in this paragraph)or a person that conducts transactions with the person conducting said Specified Joint Real Estate Venture; or a person that is entrusted with the business of said Specified Joint Real Estate Venture by a person conducting said Specified Joint Real Estate Venture to submit a report or data on the business or assets of the person conducting said Specified Joint Real Estate Venture, or otherwise have officials enter the office or other places of the person that conducts the Specified Joint Real Estate Venture or the person that is entrusted with the business of said Specified Joint Real Estate Venture by the person conducting said Specified Joint Real Estate Venture where the business is conducted, inspect the status of business or assets, or the books and documents and other properties of the person who conducts the Specified Joint Real Estate Venture, or otherwise question the persons concerned.
前項の規定により立入検査をする職員は、その身分を示す証明書を携帯し、関係人の請求があったときは、これを提示しなければならない。
(2)Officials must carry an identification card and present it at the request of the persons concerned when conducting an on-site inspection pursuant to the provisions of the preceding paragraph.
第一項の規定による立入検査の権限は、犯罪捜査のために認められたものと解してはならない。
(3)The authorities of on-site inspection under the provisions of paragraph (1) must not be construed as the authorities to conduct a criminal investigation.
第四章の二 特例事業者
Chapter IV-2 Special Enterprises
第四十条の二特例事業については、第三条第一項の規定は、適用しない。
Article 40-2(1)The provisions of Article 3, paragraph (1) do not apply to Special Ventures.
特例事業を営もうとする法人は、あらかじめ、主務省令で定めるところにより、次に掲げる事項を主務大臣に届け出なければならない。
(2)A corporation intending to conduct a Special Venture must notify the following particulars to the competent ministers in advance as specified by ordinance of the competent ministries:
商号又は名称及び住所
(i)trade name or business name and address;
役員の氏名及び政令で定める使用人があるときは、その者の氏名
(ii)the names of officers and names of the employees specified by Cabinet Order, if any;
事務所の名称及び所在地
(iii)the name and location of the office;
資本金又は出資の額
(iv)the amount of capital or contributions;
業務を委託する不動産特定共同事業者の商号又は名称及び住所
(v)the trade name or business name and address of the Specified Joint Real Estate Enterprise to which business is entrusted;
その他主務省令で定める事項
(vi)other particulars specified by ordinance of the competent ministries.
前項の規定による届出には、次に掲げる書類を添付しなければならない。
(3)The following documents must be attached to the notification pursuant to the provisions of the preceding paragraph:
定款又はこれに代わる書面
(i)the articles of incorporation or a document in lieu thereof;
登記事項証明書又はこれに代わる書面
(ii)the certificate of registered matters or a document in lieu thereof;
その他主務省令で定める事項を記載した書類
(iii)a document stating any other particulars specified by Cabinet Order.
特例事業者は、第二項各号に掲げる事項に変更があったときは、三十日以内に、主務省令で定めるところにより、その旨を主務大臣に届け出なければならない。
(4)When there has been a change in the particulars set forth in each item of paragraph (2), Special Enterprises must notify the competent ministers of that effect as specified by ordinance of the competent ministries within 30 days.
特例事業者が特例事業を営む場合においては、当該特例事業者を主務大臣の第三条第一項の許可を受けた不動産特定共同事業者とみなして、第十一条第一項、第十二条から第十四条まで及び第二十三条第一項並びに準用金融商品取引法第三十九条(第三項ただし書及び第五項を除く。)並びにこれらの規定に係る第七章の規定を適用する。この場合において、第十二条中「第五条第一項第一号から第八号まで」とあるのは「第四十条の二第二項第一号から第五号まで」と、同条及び第十三条中「不動産特定共同事業者名簿」とあるのは「特例事業者名簿」と、同条中「第五条第二項第一号から第四号まで」とあるのは「第四十条の二第三項第一号及び第二号」と、第二十三条第一項中「ときは、」とあるのは「ときは、その不動産取引に係る業務を委託する不動産特定共同事業者の」とする。
(5)In the case where a Special Enterprise conducts Special Ventures, the Special Enterprise is deemed to be a Specified Joint Real Estate Enterprise that obtained permission under Article 3, paragraph (1) from the competent ministers, and the provisions of Article 11, paragraph (1); Article 12 through Article 14 and Article 23, paragraph (1) in addition to Article 39 of the Financial Instruments and Exchange Act as applied mutatis mutandis (excluding paragraph (3) proviso and paragraph (5)) as well as the provisions of Chapter VII in relation to these provisions apply.In this case, the phrase "from Article 5, paragraph (1), item (i) through item (viii)" in Article 12 is deemed to be replaced with "from Article 40-2, paragraph (2), item (i) through item (v); the phrase "the list of Specified Joint Real Estate Enterprises" in the same Article and Article 13 is deemed to be replaced with "the list of Special Enterprises"; the phrase "from Article 5, paragraph (2), item (i) through item (iv)" in the same Article is deemed to be replaced with "Article 40-2, paragraph (3), item (i) and item (ii)" and the term "when" in Article 23, paragraph (1) is deemed to be replaced with "when the Specified Joint Real Estate Enterprise entrusts the business related to Real Estate Transactions".
主務大臣は、特例事業者が特例事業として開始した事業が特例事業に該当しなくなったときは、当該特例事業者に対し、三月以内の期間を定めて、必要な措置をとることを命ずることができる。
(6)When a venture started by a Special Enterprise as a Special Venture no longer falls under the category of Special Venture, the competent ministers may take necessary measures with regard to said Special Enterprise by setting a period not longer than three months.
特例事業者は、特例事業として開始した事業が特例事業に該当しなくなったときは、三十日以内に、主務省令で定めるところにより、その旨を主務大臣に届け出なければならない。
(7)When a venture started as a Special Venture has come to not fall under the category of Special Venture, the Special Enterprise must submit a notification to that effect to the competent ministers as specified by ordinance of the competent ministries within a period of 30 days.
主務大臣は、特例事業者に対し、その業務に係る状況を確認するため特に必要があると認めるときは、その必要の限度において、第二項の規定による届出に係る事項に関し参考となるべき報告若しくは資料の提出を命じ、又はその職員に事務所その他その業務が行われる場所に立ち入り、帳簿書類その他の物件の検査(同項の規定による届出に係る事項に関し必要なものに限る。)をさせ、若しくは同項の規定による届出に係る事項に関し関係者に質問させることができる。
(8)When the competent ministers finds it especially necessary to confirm the status of the business of a Special Enterprise, said minister may order the Special Enterprise to submit reports or data to the extent necessary for reference regarding the particulars related to the notification pursuant to the provisions of paragraph (2), or otherwise have officials enter the office or other places where business is conducted, inspect the books and documents and other articles or question the persons concerned with regard to the particulars related to the notification pursuant to the provisions of the same paragraph.
前条第二項及び第三項の規定は、前項の規定による立入検査について準用する。
(9)The provisions of paragraph (2) and paragraph (3) of the preceding Article are applied mutatis mutandis to on-site inspections pursuant to the provisions of the preceding paragraph.
第五章 不動産特定共同事業協会
Chapter V Specified Joint Real Estate Venture Associations
(不動産特定共同事業協会)
(Specified Joint Real Estate Venture Associations)
第四十一条その名称中に不動産特定共同事業協会という文字を用いる一般社団法人は、事業参加者の保護を図るとともに、不動産特定共同事業の健全な発展に資することを目的とし、かつ、不動産特定共同事業者を社員とする旨の定款の定めがあるものでなければならない。
Article 41(1)A general incorporated association that is using the term "Specified Joint Real Estate Venture Association" in its business name must stipulate in the articles of incorporation that it seeks to protect the Business Partners, aims to contribute to the sound development of Specified Joint Real Estate Ventures, and allows Specified Joint Real Estate Enterprises to join it as its members.
前項に規定する一般社団法人(以下この章において「協会」という。)は、その目的を達成するため、次に掲げる業務を行う。
(2)The general incorporated association specified by the preceding paragraph (hereinafter referred to as the "Association" in this chapter) carries out the following business in order to achieve its purpose:
会員の営む不動産特定共同事業の業務に関し、この法律、宅地建物取引業法出資の受入れ、預り金及び金利等の取締りに関する法律その他の法令の規定を遵守させるための会員に対する指導、勧告その他の業務
(i)providing members with guidance, recommendations, and other services in order for them to comply with the provisions of this Act; the Building Lots and Buildings Transaction Business Act; the Act regulating the receipt of contributions, the receipt of deposits, and interest rates as well as other laws and regulations with regard to the business of Specified Joint Real Estate Ventures conducted by the members;
会員の営む不動産特定共同事業に関し、不動産特定共同事業契約の内容の適正化その他事業参加者の利益の保護を図るため必要な指導、勧告その他の業務
(ii)providing guidance, recommendations, and other services necessary for the regulation of the contents of the Specified Joint Real Estate Venture Contract and protection of the interest of the Business Partners with regard to the business of Specified Joint Real Estate Ventures conducted by the members;
会員の営む不動産特定共同事業の業務に関する事業参加者等からの苦情の解決
(iii)resolving complaints from the Business Partners with regard to the business of Specified Joint Real Estate Ventures conducted by members;
不動産の適正かつ合理的な利用の確保及び投機的取引の抑制を図るため必要な調査及び研究
(iv)research and study necessary for ensuring the proper and rational use of Real Estate and restraining speculative transactions;
その他協会の目的を達成するため必要な業務
(v)other business necessary for achieving the purpose of the Association.
第一項に規定する定款の定めは、これを変更することができない。
(3)It is not possible to change the stipulation made in the articles of incorporation pursuant to the provisions of paragraph (1).
協会は、成立したときは、成立の日から二週間以内に、登記事項証明書及び定款の写しを添えて、その旨を、主務大臣に届け出なければならない。
(4)When an Association is established, the Association must submit notification to that effect to the competent ministers with the certificate of registered matters and the copies of the articles of incorporation, within two weeks from the date on which the Association is established.
協会は、会員の名簿を公衆の縦覧に供しなければならない。
(5)The Association must make a list of their members available for public inspection.
主務大臣は、協会に対して、不動産特定共同事業の適正な運営を確保し、又は不動産特定共同事業の健全な発展を図るため、必要な事項に関して報告を求め、又は必要な指導、助言及び勧告をすることができる。
(6)In order to ensure the proper management of Specified Joint Real Estate Ventures or facilitate the sound development of Specified Joint Real Estate Ventures, the competent ministers may demand of the Association submission of a report on the necessary particulars or may give necessary guidance, advice, and recommendations.
(名称の使用の制限)
(Restrictions on the Use of Business Names)
第四十二条協会でない者は、その名称中に不動産特定共同事業協会という文字を用いてはならない。
Article 42(1)No person that is not the Association may use the term "Specified Joint Real Estate Venture Association" in said person's business name.
協会に加入していない者は、その名称中に不動産特定共同事業協会会員という文字を用いてはならない。
(2)No person other than members of the Association may use the term "Member of a Specified Joint Real Estate Venture Association" in said person's business name.
(苦情の解決)
(Resolution of Complaints)
第四十三条協会は、事業参加者等から会員の営む不動産特定共同事業の業務に関する苦情について解決の申出があったときは、その相談に応じ、申出人に必要な助言をし、その苦情に係る事情を調査するとともに、当該会員に対しその苦情の内容を通知してその迅速な処理を求めなければならない。
Article 43(1)When a Business Partner, etc. makes a proposal for resolving a complaint regarding the business of a Specified Joint Real Estate Venture conducted by a member, the Association must hold consultations, provide the Business Partner, etc., who is making the proposal with the necessary advice, investigate the circumstances under which the complaint was made, inform said member of the content of the complaint, and seek prompt handling thereof.
協会は、前項の申出に係る苦情の解決について必要があると認めるときは、当該会員に対し、文書若しくは口頭による説明を求め、又は資料の提出を求めることができる。
(2)When the Association finds it necessary to resolve a complaint for which the proposal prescribed in the preceding paragraph has been made, the Association may demand the member to provide explanation orally or in writing, or submit relevant data.
会員は、協会から前項の規定による求めがあったときは、正当な理由がないのに、これを拒んではならない。
(3)When the Association makes a demand pursuant to the provisions of the preceding paragraph, the member must not refuse it without justifiable grounds.
協会は、第一項の申出、当該苦情に係る事情及びその解決の結果について、会員に周知させなければならない。
(4)The Association must ensure that members are informed of the proposal under item (i), the circumstances under which the complaint was made, and the result of the resolution.
第六章 雑則
Chapter VI Miscellaneous Provisions
(許可の取消し等に伴う業務の結了)
(Closure of Business as a Result of the Rescission of Permission)
第四十四条第十一条第二項の規定により第三条第一項の許可が効力を失ったとき、又は第三十六条の規定により同項の許可が取り消されたときは、当該許可に係る不動産特定共同事業者であった者又はその一般承継人は、当該不動産特定共同事業者又は当該不動産特定共同事業者に係る委託特例事業者が締結した不動産特定共同事業契約に基づく業務を結了する目的の範囲内においては、なお不動産特定共同事業者とみなす。
Article 44When the permission under Article 3, paragraph (1) ceased to be effective pursuant to the provisions of Article 11, paragraph (2) or the permission under the same paragraph was rescinded pursuant to the provisions of Article 36, the person that was the Specified Joint Real Estate Enterprise subject to said permission or said person's general successor is still deemed to be a Specified Joint Real Estate Enterprise for the purpose of closing down business based on the Specified Joint Real Estate Venture Contract entered into by said Specified Joint Real Estate Enterprise, or the entrusting Special Enterprise related to said Specified Joint Real Estate Enterprise.
(外国法人等に対するこの法律の規定の適用に当たっての技術的読替え等)
(Technical Replacement of Terms in Applying the Provisions of this Act to a Foreign Corporation)
第四十五条不動産特定共同事業者若しくは特例事業者が外国法人である場合又は不動産特定共同事業に係る不動産が外国にある場合において、当該不動産特定共同事業者若しくは当該特例事業者又は当該不動産特定共同事業に対するこの法律の規定の適用に当たっての技術的読替えその他この法律の規定の適用に関し必要な事項は、政令で定める。
Article 45If a Specified Joint Real Estate Enterprise or a Special Enterprise is a foreign corporation, or if real property subject to a Specified Joint Real Estate Venture is located in a foreign country, technical replacement of terms and other particulars necessary when applying the provisions of this Act to said Specified Joint Real Estate Enterprise or said Special Enterprise, or to said Specified Joint Real Estate Venture, are specified by Cabinet Order.
(信託会社等に関する特例)
(Special Provisions Concerning Trust Companies)
第四十六条第三条から第十条まで及び第三十六条の規定は、信託業法(平成十六年法律第百五十四号)第三条又は第五十三条第一項の免許を受けた信託会社(政令で定めるものを除く。)で宅地建物取引業法第七十七条第三項の規定による届出をしたもの(第四号事業を行おうとする信託会社にあっては、金融商品取引法第二十九条の登録を受けているものに限る。以下この条において「特定信託会社」という。)には、適用しない。
Article 46(1)The provisions of Article 3 through Article 10 and Article 36 do not apply to trust companies that obtained the license under Article 3 or Article 53, paragraph (1) of the Trust Business Act (Act No. 154 of 2004) (excluding trust companies specified by Cabinet Order) and submitted the notification pursuant to the provisions Article 77, paragraph (3) of the Building Lots and Buildings Transaction Business Act (applicable only to trust companies that registered under Article 29 of the Financial Instruments and Exchange Act in the case of trust companies intending to conduct the business referred to in item (iv); referred to as "Specified Trust Companies" hereunder in this Article).
不動産特定共同事業を営む特定信託会社については、前項に規定する規定を除き、主務大臣の第三条第一項の許可を受けた不動産特定共同事業者とみなしてこの法律の規定を適用する。この場合において、第二十三条第一項中「第三条第一項の許可又は第九条第一項の認可」とあるのは「第四十六条第三項又は第四項の届出」と、第三十八条中「第三十六条の規定による処分」とあるのは「第四十六条第五項の規定による業務の停止の命令」とする。
(2)The provisions of this Act, excluding the provisions in the preceding paragraph, apply to the Specified Trust Companies conducting Specified Joint Real Estate Ventures, deeming that these Specified Trust Companies are Specified Joint Real Estate Enterprises that obtained permission under Article 3, paragraph (1) from the competent ministers.In this case, the phrase "the permission under Article 3, paragraph (1) or the approval under Article 9, paragraph (1)" in Article 23, paragraph (1) is deemed to be replaced with "the notification under Article 46, paragraph (3) or paragraph (4)" and the phrase "the disposition pursuant to the provisions of Article 36" in Article 38 is deemed to be replaced with "the order to suspend business pursuant to the provisions of Article 46, paragraph (5)."
特定信託会社は、不動産特定共同事業を営もうとするときは、主務省令で定めるところにより、不動産特定共同事業契約約款を添付して、その旨を主務大臣に届け出なければならない。
(3)When Specified Trust Company intend to conduct a Specified Joint Real Estate Venture, it must submit notification to that effect to the competent ministers, attaching the general conditions of the Specified Joint Real Estate Venture Contract to the notification.
第二項の規定により不動産特定共同事業者とみなされた特定信託会社は、第十二条の規定により不動産特定共同事業者名簿に登載された事項(第五条第一項第五号及び第六号に掲げるものを除く。)について変更があったとき、又は不動産特定共同事業契約約款の追加若しくは変更をしたときは、三十日以内に、主務省令で定めるところにより、その旨を主務大臣に届け出なければならない。
(4)When there has been change in the particulars recorded on the list of Specified Joint Real Estate Enterprises provided for in Article 12 (excluding the particulars set forth in Article 5, paragraph (1), item (v) and item (vi)) or there has been addition to, or change in the general conditions of the Specified Joint Real Estate Venture Contract, the Specified Trust Company that is deemed to be a Specified Joint Real Estate Enterprise pursuant to the provisions of paragraph (2) must submit notification to that effect to the competent ministers within 30 days as specified by ordinance of the competent ministries.
第二項の規定により不動産特定共同事業者とみなされた特定信託会社が、第三十五条第一項各号のいずれかに該当し情状が特に重いとき、又は同項若しくは同条第二項の規定による業務の停止の命令に違反したときは、主務大臣は、当該特定信託会社に対し、五年以内の期間を定めて、その業務の全部又は一部の停止を命ずることができる。
(5)When a Specified Trust Company that is deemed to be a Specified Joint Real Estate Enterprise pursuant to the provisions of paragraph (2) falls under any item of paragraph (1) of Article 35, in an especially serious circumstances or has violated the order to suspend business pursuant to the provisions of the same paragraph or paragraph (2) of the same Article, the competent ministers may order the said Specified Trust Company to suspend its business in whole or in part for a period not longer than five years.
信託業務を兼営する金融機関及び第一項の政令で定める信託会社に対するこの法律の規定の適用に関し必要な事項は、政令で定める。
(6)The particulars necessary for applying the provisions of this Act to the financial institutions concurrently carrying out trust business and the trust companies specified by Cabinet Order under paragraph (1) are specified by Cabinet Order.
(適用の除外)
(Exclusion from Application)
第四十六条の二第十九条から第二十一条まで、第二十二条、第二十四条から第二十六条まで並びに第二十八条第二項及び第三項並びに準用金融商品取引法第四十条の規定は、不動産特定共同事業者が、特例投資家を相手方又は事業参加者として不動産特定共同事業を行う場合については、適用しない。
Article 46-2The provisions of Article 19 through Article 21; Article 22; Article 24 through Article 26 as well as Article 28, paragraph (2) and paragraph (3) as well as Article 40 of the Financial Instruments and Exchange Act as applied mutatis mutandis do not apply if a Specified Joint Real Estate Enterprise conducts a Specified Joint Real Estate Venture with a Special Investor as its counterparty or as its Business Partner.
第四十七条第二十二条の規定は、宅地建物取引業法第二条第三号に掲げる宅地建物取引業者(次項において「宅地建物取引業者」という。)を相手方とする場合については、適用しない。
Article 47(1)The provisions of Article 22 do not apply if real estate brokers provided for in Article 2, item (iii) of the Real Estate Brokerage Act (referred to as the "-Building lots and buildings business operator " hereunder in the next paragraph) is the counterparty.
第二十六条の規定は、事業参加者が宅地建物取引業者である場合については、適用しない。
(2)The provisions of Article 26 do not apply if the Business Partner is a Building lots and buildings business operator.
この法律の規定は、国及び地方公共団体については、適用しない。
(3)The provisions of this Act do not apply to the National Government and Local Governments.
宅地建物取引業法の規定の不適用)
(Non-Application of the Provisions of the Real Estate Brokerage Act)
第四十八条宅地建物取引業法の規定は、第二条第三項第一号に掲げる契約に基づき不動産取引を行う事業参加者その他政令で定める事業参加者については、適用しない。
Article 48The provisions of the Building Lots and Buildings Transaction Business Act do not apply to the Business Partners who conduct Real Estate Transactions based on the contract set forth in Article 2, paragraph (3), item (i) as well as to other Business Partners specified by Cabinet Order.
(申請書等の経由)
(Application Process)
第四十八条の二第五条第一項、第八条第一項、第九条第一項及び第二項、第十条、第十一条第一項並びに第四十条の二第二項、第四項及び第七項の規定により主務大臣に提出すべき申請書その他の書類は、その主たる事務所(第十一条第一項の規定の場合にあっては、同項各号のいずれかに該当することとなった者の主たる事務所)の所在地を管轄する都道府県知事を経由しなければならない。
Article 48-2The application and other documents required to be submitted to the competent ministers pursuant to the provisions of Article 5, paragraph (1); Article 8, paragraph (1); Article 9, paragraph (1) and paragraph (2); Article 10; Article 11, paragraph (1) as well as Article 40-2, paragraph (2), paragraph (4) and paragraph (7) must be processed through the a prefectural governor who has jurisdiction of the location where the main office of the applicant is established (if the provisions of Article 11, paragraph (1) apply, the main office of the person that falls under any items of the same paragraph).
(事務の区分)
(Administrative Classification of Affairs)
第四十八条の三第十二条及び第十三条(これらの規定を第四十条の二第五項の規定により読み替えて適用する場合を含む。)並びに前条の規定により都道府県が処理することとされている事務(第十二条及び第十三条の規定により処理することとされているものについては、主務大臣の許可を受けた不動産特定共同事業者に係る不動産特定共同事業者名簿の備付け、登載及び閲覧に関するものに限る。)は、地方自治法(昭和二十二年法律第六十七号)第二条第九項第一号に規定する第一号法定受託事務とする。
Article 48-3Affairs that are to be processed by a prefectural government pursuant to the provisions of Article 12 and Article 13 (including cases where these provisions are applied after deemed replacement as provided for in Article 40-2, paragraph (5)) as well as the provisions of the preceding Article (in respect of the affairs to be processed pursuant to the provisions of Article 12 and Article 13, applicable only to the keeping, recording, and inspection of the list of Specified Joint Real Estate Enterprises in relation to the Real Estate joint Enterprises that obtained permission from the competent ministers) are the statutory entrusted affairs referred to in item (i) provided for in Article 2, paragraph (9), item (i) of the Local Autonomy Act (Act No. 67 of 1947).
(主務大臣等)
(Competent Ministers)
第四十九条この法律における主務大臣は、次のとおりとする。
Article 49(1)The competent ministers in this Act are as follows:
第二条第三項第一号若しくは第二号に掲げる不動産特定共同事業契約若しくは同項第四号に掲げる不動産特定共同事業契約のうち同項第一号若しくは第二号に掲げる不動産特定共同事業契約に相当するもの又はこれらに類する不動産特定共同事業契約として政令で定めるものであって、金銭をもって出資の目的とし、かつ、契約の終了の場合における残余財産の分割若しくは出資の返還が金銭により行われることを内容とするもの又はこれらに類する事項として政令で定めるものを内容とするものに係る不動産特定共同事業に関する事項については、内閣総理大臣及び国土交通大臣
(i)the Prime Minister and the Minister of Land, Infrastructure, Transport, and Tourism (hereinafter referred to as the "Minister of MLIT") for the particulars related to the Specified Joint Real Estate Ventures subject to Specified Joint Real Estate Venture Contracts set forth in Article 2, paragraph (3), item (i) or item (ii), Specified Joint Real Estate Venture Contracts set forth in item (iv) of the same paragraph those which is comparable to a Special Joint Real Estate Venture Contract set forth in item (i) or item (ii) of the same paragraph or contracts that are prescribed by Cabinet Order as similar to the type of these Specified Joint Real Estate Venture Contracts with the objective of pecuniary contribution providing for the splitting of residual assets or refunding of contributions with money when the contract is terminated;
前号に規定する不動産特定共同事業以外の不動産特定共同事業に関する事項については、国土交通大臣
(ii)the Minister of MLIT for the particulars related to Specified Joint Real Estate Ventures other than the Specified Joint Real Estate Ventures provided for in the preceding item.
この法律における主務省令は、内閣府令・国土交通省令とする。
(2)The ordinance of the competent ministries in this Act is a Cabinet Office Ordinance and an Ordinance of the Ministry of Land, Infrastructure, Transport and Tourism.
内閣総理大臣は、この法律による権限(政令で定めるものを除く。)を金融庁長官に委任する。
(3)The Prime Minister delegates authority (excluding authority specified by Cabinet Order) to the Commissioner of the Financial Services Agency.
前項の規定により金融庁長官に委任された権限及びこの法律による国土交通大臣の権限については、政令で定めるところにより、その一部を地方支分部局の長(当該金融庁長官に委任された権限にあっては、財務局長又は財務支局長)に委任することができる。
(4)The authority delegated to the Commissioner of the Financial Services Agency pursuant to the provisions of the preceding paragraph and the authority of the Minister of MLIT under this Act may be delegated, in part, to the Chiefs of Local Branch Bureaus and Departments (Director-General of the Finance Bureau or Finance Branch Bureau in the case of the authority delegated to the Commissioner of the Financial Services Agency).
(財務大臣への資料提出等)
(Submission of Data to the Minister of Finance)
第四十九条の二財務大臣は、その所掌に係る金融破綻処理制度及び金融危機管理に関し、不動産特定共同事業に係る制度の企画又は立案をするため必要があると認めるときは、内閣総理大臣に対し、必要な資料の提出及び説明を求めることができる。
Article 49-2When the Minister of Finance finds it necessary to formulate a plan or initiative for the system of Specific Joint Real Estate Ventures in connection with the system for resolution of financial failures and financial crisis management, which are under the jurisdiction of said Minister, said Minister may request the Prime Minister to submit the necessary data and to provide an explanation.
(主務省令への委任)
(Delegation to Ordinance of the Competent Ministries)
第五十条この法律に定めるもののほか、この法律を実施するため必要な事項は、主務省令で定める。
Article 50Beyond the particulars provided for in this Act, the particulars necessary to execute this Act are set forth in the ordinance of the competent ministries.
(経過措置)
(Transitional Measures)
第五十一条この法律の規定に基づき命令を制定し、又は改廃する場合においては、その命令で、その制定又は改廃に伴い合理的に必要とされる範囲内において、所要の経過措置(罰則に関する経過措置を含む。)を定めることができる。
Article 51If an order is enacted, revised, or abolished based on the provisions of this Act, it is possible to specify the required transitional measures (including the transitional measures with regard to penal provisions) in said order to the extent considered reasonably necessary for establishment, revision, or abolishment of said order.
第七章 罰則
Chapter VII Penal Provisions
第五十二条次の各号のいずれかに該当する者は、三年以下の懲役若しくは三百万円以下の罰金に処し、又はこれを併科する。
Article 52A person that falls under any of the following items is subject to a term of imprisonment with work of not more than three years or a fine of not more than three million yen, or the cumulative imposition of both:
第三条第一項の規定に違反して同項の許可を受けないで不動産特定共同事業を営んだ者
(i)a person that conducted a Specified Joint Real Estate Venture in violation of the provisions of Article 3, paragraph (1) without obtaining permission under the same paragraph;
不正の手段により第三条第一項の許可を受けた者
(ii)a person that obtained permission under Article 3, paragraph (1) by wrongful means;
第十五条の規定に違反して、他人に不動産特定共同事業を営ませた者
(iii)a person that had another person conduct a Specified Joint Real Estate Venture in violation of the provisions of Article 15;
第三十五条第一項若しくは第二項又は第四十六条第五項の規定による業務の停止の命令に違反した者
(iv)a person that violated an order to suspend business provided for in Article 35, paragraph (1) or paragraph (2), or Article 46, paragraph (5).
第五十二条の二第二十六条の二(第一号に係る部分に限る。)又は準用金融商品取引法第三十九条第一項の規定に違反した場合においては、その行為をした不動産特定共同事業者の代表者、代理人、使用人その他の従業者は、三年以下の懲役若しくは三百万円以下の罰金に処し、又はこれを併科する。
Article 52-2In the case of violation of the provisions of Article 26-2 (applicable only to the part in relation to item (i)) or Article 39, paragraph (1) of the Financial Instruments and Exchange Act as applied mutatis mutandis the representative, agent, employee, or other hired person of the Specified Joint Real Estate Enterprise who committed the act is subject to a term of imprisonment with work of not more than three years or a fine of not more than three million yen, or the cumulative imposition of both.
第五十二条の三次の各号のいずれかに該当する者は、一年以下の懲役若しくは三百万円以下の罰金に処し、又はこれを併科する。
Article 52-3A person that falls under any of the following items is subject to a term of imprisonment with work of one year or a fine of not more than three million yen, or the cumulative imposition of both:
第二十条第一項の規定に違反して、故意に事実を告げず、又は不実のことを告げた者
(i)a person that intentionally refrain from informing of the facts or provide false information in violation of the provisions of Article 20, paragraph (1);
第二十条第二項の規定に違反して、不実のことを告げた者
(ii)a person that provide false information in violation of the provisions of Article 20, paragraph (2);
第四十条の二第二項の規定に違反して、届出をしないで特例事業を営んだ者
(iii)a person that conducted a Special Venture without submitting notification in violation of Article 40-2, paragraph (2);
第四十条の二第六項の規定による命令に違反した者
(iv)a person that violated an order issued pursuant to the provisions of Article 40-2, paragraph (6);
第四十条の二第七項の規定に違反して、届出をせず、又は虚偽の届出をした者
(v)a person that failed to submit notification or submitted false notification in violation of the provisions of Article 40-2, paragraph (7).
第五十三条次の各号のいずれかに該当する者は、一年以下の懲役若しくは百万円以下の罰金に処し、又はこれを併科する。
Article 53A person that falls under any of the following items is subject to a term of imprisonment with work of not more than one year or a fine of not more than one million yen, or the cumulative imposition of both:
第四条第一項の規定により付された条件に違反した者
(i)a person that violated the conditions attached pursuant the provisions of Article 4, paragraph (1);
第九条第一項の規定に違反して、業務の種別の変更をし、又は第五条第二項第四号に掲げる不動産特定共同事業契約約款の追加若しくは変更をした者
(ii)a person that changed the type of business or made additions or changes to the general conditions of the Specified Joint Real Estate Venture Contract set forth in Article 5, paragraph (2), item (iv) in violation of the provisions of Article 9, paragraph (1);
準用金融商品取引法第三十九条第二項の規定に違反した者
(iii)a person that violated the provisions of Article 39, paragraph (2) of the Financial Instruments and Exchange Act as applied mutatis mutandis;
第二十二条の規定に違反して、相手方に対し金銭若しくは有価証券を貸し付け、又は相手方への第三者による金銭若しくは有価証券の貸付けにつき媒介、取次ぎ若しくは代理をした者
(iv)a person that lent money or securities to the counterparty, or acted as a broker, intermediary, or agent for a third party in respect of lending money or securities to the counterparty in violation of the provisions of Article 22.
第五十三条の二前条第三号の場合において、犯人又は情を知った第三者が受けた財産上の利益は、没収する。その全部又は一部を没収することができないときは、その価額を追徴する。
Article 53-2In the case of item (iii) of the preceding Article, the economic benefit gained by the offender or a third party with knowledge is confiscated. If said economic benefit cannot be confiscated in whole or in part, the collection of an equivalent value is enforced.
第五十四条次の各号のいずれかに該当する者は、六月以下の懲役若しくは五十万円以下の罰金に処し、又はこれを併科する。
Article 54A person that falls under any of the following items is subject to a term of imprisonment with work of not more than six months or a fine of not more than 500 thousand yen, or the cumulative imposition of both:
第五条第一項の許可申請書又は同条第二項各号に掲げる書類に虚偽の記載をして提出した者
(i)a person that made a false statement in the application for permission under Article 5, paragraph (1) or the documents set forth in each item of paragraph (2) of the same Article and submitted it;
第十八条第三項の規定に違反して、著しく事実に相違する表示をし、又は著しく人を誤認させるような表示をした者
(ii)a person that gave an indication that is significantly different from the facts or extremely misleading to the public in violation of the provisions of Article 18, paragraph (3);
第二十四条第一項、第二十五条第一項又は第二十八条第二項の規定に違反して、書面若しくは報告書を交付せず、又はこれらの規定に規定する事項を記載しない書面若しくは報告書若しくは虚偽の記載のある書面若しくは報告書を交付した者
(iii)a person that failed to provide documents or reports in violation of the provisions of Article 24, paragraph (1); Article 25, paragraph (1); or Article 28, paragraph (2); or provided documents or reports without stating the particulars specified in these provisions; or provided documents or reports containing false statements.
第五十五条次の各号のいずれかに該当する者は、五十万円以下の罰金に処する。
Article 55A person that falls under any of the following items is subject to a fine of not more than 500 thousand yen:
第八条第一項の許可申請書に虚偽の記載をして提出した者
(i)a person that submitted the application containing false statements for permission under Article 8, paragraph (1);
第十七条第三項の規定に違反して、事務所を開設し、又は必要な措置を執らなかった者
(ii)a person that opened an office or did not take necessary measures in violation of the provisions of Article 17, paragraph (3);
第二十四条第二項の規定による記名押印のない書面を不動産特定共同事業契約の申込者に対し交付した者
(iii)a person that provided an applicant for a Specified Joint Real Estate Venture Contract with the documents without affixing the Business Manager's name and seal provided for in Article 24, paragraph (2);
第二十五条第二項の規定による記名押印のない書面を不動産特定共同事業契約の当事者に対し交付した者
(iv)a person that provided a party to a Specified Joint Real Estate Venture Contract with the documents without affixing the Business Manager's name and seal provided for in Article 25, paragraph (2);
第二十八条第三項の規定による記名押印のない書面を事業参加者に対し交付した者
(v)a person that provided Business Partners with the documents without affixing the Business Manager's name and seal provided for in Article 28, paragraph (3);
第二十九条の規定に違反して、書類を備え置かず、若しくは事業参加者の求めに応じて閲覧させず、又は虚偽の記載のある書類を備え置き、若しくは事業参加者に閲覧させた者
(vi)a person that did not keep documents nor provide such documents for inspection at the request of Business Partners, kept documents containing false statements, or provided such documents for the inspection by Business Partners in violation of the provisions of Article 29;
第三十二条の規定に違反して、帳簿書類を作成せず、若しくは保存せず、又は虚偽の帳簿書類を作成し、若しくは保存した者
(vii)a person that did not prepare books and documents nor keep these books and documents, prepared false books and documents, or kept such false books and documents in violation of the provisions of Article 32;
第三十三条の規定に違反して、事業報告書を作成せず、若しくは提出せず、又は虚偽の事業報告書を作成し、若しくは提出した者
(viii)a person that did not prepare a business report, did not submit such business report, prepared a false business report, or submitted such false business report in violation of the provisions of Article 33;
第三十七条第一項前段若しくは第二項の規定による命令に違反して業務管理者を解任せず、又は同条第一項後段(同条第三項において準用する場合を含む。)の規定に違反して業務管理者を選任した者
(ix)a person that failed to dismiss the Business Manager in violation of the order provided for in the first sentence of paragraph (1) or paragraph (2) of Article 37, or appointed the Business Manager in violation of the provisions stipulated in the second sentence of paragraph (1) of the same Article (including cases where these provisions are applied mutatis mutandis to paragraph (3) of the same Article);
第四十条第一項若しくは第四十条の二第八項の規定による命令に違反して、報告をせず、若しくは資料の提出をせず、若しくは虚偽の報告をし、若しくは虚偽の記載のある資料の提出をし、又はこれらの規定による立入検査を拒み、妨げ、若しくは忌避した者
(x)a person that failed to report, failed to submit data, prepared false reports, or provided data containing false statements in violation of the order pursuant to the provisions of Article 40, paragraph (1) or Article 40-2, paragraph (8); or otherwise refused, prevented, or challenged the on-site inspection prescribed in these provisions;
十一第四十条の二第二項の規定による届出に関し虚偽の届出をした者
(xi)a person that submitted false notification with regard to the notification provided for in Article 40-2, paragraph (2);
十二第四十条の二第三項各号に掲げる書類に虚偽の記載をして提出した者
(xii)a person that submitted the documents set forth in each item of Article 40-2, paragraph (3) containing false statements.
第五十六条次の各号のいずれかに該当する者は、三十万円以下の罰金に処する。
Article 56A person that falls under any of the following items is subject to a fine of not more than 300 thousand yen:
第十条又は第四十条の二第四項の規定に違反して、届出をせず、又は虚偽の届出をした者
(i)a person that failed to submit notification or submitted false notification in violation of the provisions of Article 10 or Article 40-2, paragraph (4);
第十六条第一項の規定に違反した者
(ii)a person that violated the provisions of Article 16, paragraph (1);
第十六条第二項の規定に違反して、同条第一項の標識又はこれに類似する標識を掲示した者
(iii)a person that displayed the signs provided for in Article 16, paragraph (1) or similar signs in violation of the provisions of paragraph (2) of the same Article;
第十七条第二項の規定に違反して、業務管理者名簿を備え置かず、又はこれに同項に規定する事項を記載せず、若しくは虚偽の記載をした者
(iv)a person that failed to keep a list of Business Managers, failed to state the particulars specified by same paragraph on such list, or made false statements in violation of the provisions of Article 17, paragraph (2);
第二十三条第一項(第四十条の二第五項及び第四十六条第二項の規定により読み替えて適用する場合を含む。)又は第二項の規定に違反して、不動産特定共同事業契約約款に基づかないで不動産特定共同事業契約の締結又はその締結の代理をした者
(v)a person that entered into a Specified Joint Real Estate Venture Contract which is not based on the general conditions of Specified Joint Real Estate Venture Contract, or acted as agent in the entering into thereof in violation of the provisions of Article 23, paragraph (1) (including cases where these provisions are applied after deemed replacement as provided for in Article 40-2, paragraph (5) and Article 46, paragraph (2)) or paragraph (2);
第三十条の規定に違反して、事業参加者名簿を作成せず、若しくは保存せず、若しくはこれを事業参加者の求めに応じて閲覧させず、又は虚偽の事業参加者名簿を作成し、若しくは保存し、若しくはこれを事業参加者に閲覧させた者
(vi)a person that failed to prepare a list of Business Partners, did not keep such a list, did not provide said list for inspection at the request of a Business Partner, or otherwise prepared a false list of Business Partners, kept such list, or provided a Business Partner with such list for inspection in violation of the provisions of Article 30;
第四十二条第二項の規定に違反して、その名称中に不動産特定共同事業協会会員という文字を用いた者
(vii)a person that used the term "Member of a Specified Joint Real Estate Venture Association" in said person's business name in violation of the provisions of Article 42, paragraph (2);
第四十六条第三項の規定に違反して、届出をしないで、又は虚偽の届出をして不動産特定共同事業を営んだ者
(viii)a person that carried out a Specified Joint Real Estate Venture without submitting notification, or submitting false notification in violation of the provisions of Article 46, paragraph (3);
第四十六条第四項の規定に違反して、届出をせず、又は虚偽の届出をした者
(ix)a person that failed to submit notification or submitted false notification in violation of the provisions of Article 46, paragraph (4).
第五十七条法人(法人でない社団又は財団で代表者又は管理人の定めのあるものを含む。以下この項において同じ。)の代表者又は法人若しくは人の代理人、使用人その他の従業者が、その法人又は人の業務又は財産に関し、次の各号に掲げる規定の違反行為をしたときは、その行為者を罰するほか、その法人に対して当該各号に定める罰金刑を、その人に対して各本条の罰金刑を科する。
Article 57(1)When the representative of a corporation (including an unincorporated association or foundation with a stipulation for its representative or administrator; the same applies hereunder in this paragraph), or the agent, employee, or other hired person of a corporation or individual has committed illegal acts specified in each of the following items in connection with the business or assets of said corporation or individual, not only the offender is subject to punishment but also the corporation is subject to punishment by the fine prescribed in each of said items as well as said individual by the fine prescribed in the respective Articles:
第五十二条の二三億円以下の罰金刑
(i)Article 52-2:punishment by a fine of not more than 300 million yen;
第五十二条、第五十二条の三第一号若しくは第二号又は第五十三条第三号一億円以下の罰金刑
(ii)Article 52; Article 52-3, item (i) or item (ii); or Article 53, item (iii):punishment by a fine of not more than 100 million yen;
第五十二条の三第三号から第五号まで、第五十三条第一号、第二号若しくは第四号又は前三条各本条の罰金刑
(iii)Article 52-3, item (iii) through item (v); Article 53, item (i), item (ii) or item (iv), or the preceding three Articles:Punishment by the fine prescribed in the respective Articles.
法人でない社団又は財団について前項の規定の適用がある場合には、その代表者又は管理人がその訴訟行為につきその法人でない社団又は財団を代表するほか、法人を被告人又は被疑者とする場合の刑事訴訟に関する法律の規定を準用する。
(2)If the provisions of the preceding paragraph apply to unincorporated associations or foundations, the representative or administrator represents said unincorporated association, or foundation with regard to procedural acts, and the provisions of the law concerning criminal procedures apply mutatis mutandis if the corporation is treated as a defendant or suspect.
第五十八条第十一条第一項の規定に違反して、届出をせず、又は虚偽の届出をした者は、百万円以下の過料に処する。
Article 58A person that did not submit notification or submitted false notification in violation of Article 11, paragraph (1) is subject to punishment by a non-penal fine of not more than 1 million yen.
第五十九条第四十二条第一項の規定に違反して、その名称中に不動産特定共同事業協会という文字を用いた者は、十万円以下の過料に処する。
Article 59A person that used the term "a Specified Joint Real Estate Venture Association" in said person's business name in violation of the provisions of Article 42, paragraph (1) is subject to punishment by a non-penal fine of not more than 100 thousand yen.