Article 1The purpose of this Act is to clarify rights relating to land for which the heading section owner is unknown and promote appropriate utilization thereof by the registrars' conducting searches for the owner, etc. of land for which the heading section owner is unknown, registering heading section owners based on those searches based on the results of those searches, and taking measures relating to the administration of land for which the owner, etc. is unidentified and land owned by a specified association, etc. in order to adjust the registration and administration of land for which the heading section owner is unknown, thereby contributing to the enhancement of the sound development of the national economy and the lives of the citizenry.

Article 2(1)In this Act, "land for which the heading section owner is unknown" means a parcel of land for which there is no registration of ownership (including co-ownership interests; the same applies in the following paragraph) and for which the name and address of the owner in the heading section have not been registered in whole or in part (excluding parcels for which it is clear from the registration record that the State, a local public entity, or other person prescribed by Ministry of Justice Order is the owner).

(2)In this Act, "owner, etc." means a natural person or juridical person (including an unincorporated association or foundation; hereinafter referred to as an "unincorporated association, etc.") that holds or held ownership.

(3)In this Act, "land for which the owner, etc. is unidentified" means land for which the heading section owner is unknown that is registered as provided in Article 15, paragraph (1), item (iv)(a) (if co-ownership interests for land for which the heading section owner is unknown are recorded, those co-ownership interests).

(4)In this Act, "land owned by a specified association, etc." means land for which the heading section owner is unknown that is registered as provided in Article 15, paragraph (1), item (iv)(b) (if co-ownership interests for land for which the heading section owner is unknown are recorded, those co-ownership interests) and that is owned by an unincorporated association, etc.

(5)In this Act, "registration record", "heading section", and "heading section owner" mean the registration record, heading section, and heading section owner provided for in Article 2, item (v), item (vii), or item (x), respectively, of the Real Property Registration Act (Act No. 123 of 2004).

Article 19(1)Article 19 (1) Pursuant to a petition filed by an interested party regarding land for which the owner, etc. is unidentified, if a court determines it necessary, it may issue a disposition for the land for which the owner, etc. is unidentified ordering administration of land for which the owner, etc. is unidentified (hereinafter referred to as "Order of Administration of Land for Which the Owner is Unidentified") by an administrator of land, etc. for which the owner, etc. is unidentified (an administrator of land, etc. for which the owner, etc. is unidentified referred to in paragraph (1) of the following Article; the same applies hereinafter in paragraph (5)).

(2)A judicial decision dismissing a petition set forth in the preceding paragraph must include the reasons for the decision.

(3)The court may modify or revoke Order of Administration of Land for Which the Owner is Unidentified.

(4)Only an interested party may file an immediate appeal against Order of Administration of Land for Which the Owner is Unidentified or a decision made under the provisions of the preceding paragraph.

(5)If after Order of Administration of Land for Which the Owner is Unidentified is issued, the Order of Administration of Land for Which the Owner is Unidentified is revoked, if it is deemed to be necessary, the Order may be issued with respect to assets acquired by the administrator of land, etc. for which the owner, etc. is unidentified from administration or disposition of the land, etc. for which the owner, etc. is unidentified or for other reasons.

Article 20(1)When the court issues Order of Administration of Land for Which the Owner is Unidentified, it must appoint in the Order an administrator of land, etc. for which the owner, etc. is unidentified.

(2)No appeal may be entered against a judicial decision on the appointment of the administrator of land, etc. for which the owner, etc. is unidentified made under the provisions of the preceding paragraph.

(3)Where Order of Administration of Land for Which the Owner is Unidentified is issued, the court clerk must, on the authority of the court clerk and without delay, commission registration of the Order of Administration of Land for Which the Owner is Unidentified regarding land for which the owner, etc. is unidentified that is the subject of the Order of Administration of Land for Which the Owner is Unidentified.

(4)If Order of Administration of Land for Which the Owner is Unidentified is revoked, the court clerk must, on the authority of the court clerk and without delay, commission the deletion of registration of the Order of Administration of Land for Which the Owner is Unidentified.

Article 21(1)If an administrator of land, etc. for which the owner, etc. is unidentified is appointed pursuant to the provision of Paragraph (1) of the preceding Article, the administrator of land, etc. for which the owner, etc. is unidentified has the exclusive rights to administer or dispose of assets acquired by the administrator of land, etc. for which the owner, etc. is unidentified from the land for which the owner, etc. is unidentified that is the subject of the Order of Administration of Land for Which the Owner is Unidentified or its administration or disposal or for other reasons (hereinafter referred to as "land, etc. for which the owner, etc. is unidentified").

(2)The administrator of land, etc. for which the owner, etc. is unidentified must obtain the court's permission in order to carry out any actions beyond the scope of the following acts:

(3)An act of the administrator of land, etc. for which the owner, etc. is unidentified performed in violation of the provisions of the preceding paragraph is void; provided, however, that the administrator of land, etc. for which the owner, etc. is unidentified may not assert this against a third party in good faith.

(4)When filing a petition for the permission set forth in paragraph (2), the administrator of land, etc. for which the owner, etc. is unidentified must make a prima facie showing of the facts constituting the grounds for the petition.

(5)A judicial decision dismissing the petition set forth in paragraph (2) must include the reasons therefor.

(6)No appeal may be entered against a judicial decision on permission under the provisions of paragraph (2).

Article 22An administrator of land, etc. for which the owner, etc. is unidentified must commence administration of the land, etc. for which the owner, etc. is unidentified that is the subject of Order of Administration of Land for Which the Owner is Unidentified immediately after appointment.

Article 23(1)Where Order of Administration of Land for Which the Owner is Unidentified is issued, the administrator of land, etc. for which the owner, etc. is unidentified will stand as the plaintiff or defendant in an action relating to the land etc. for which the owner, etc. is unidentified that is the subject of the order.

(2)Where Order of Administration of Land for Which the Owner is Unidentified is issued, any litigation proceedings to which the owner (a natural person or juridical person (including an unincorporated association) that holds ownership rights (including co-ownership interests); the same applies hereinafter in this Chapter) of the land, etc. for which the owner, etc. is unidentified that is the subject of the Order of Administration of Land for Which the Owner is Unidentified is a party will be suspended.

(3)Litigation proceedings suspended pursuant to the provisions of the preceding paragraph may be succeeded to by the administrator of land, etc. for which the owner, etc. is unidentified. In this case, the opposing party may also petition for such succession.

(4)If Order of Administration of Land for Which the Owner is Unidentified is revoked, any litigation proceedings concerning the administrator of land, etc. for which the owner, etc. is unidentified is a party will be suspended.

(5)The owner of land, etc. for which the owner is unidentified must succeed to litigation proceedings that were suspended pursuant to the provisions of the preceding paragraph. In this case, the opposing party may also petition for such succession.

Article 24(1)The administrator of land, etc. for which the owner, etc. is unidentified must exercise the authority provided in Article 21, paragraph (1) with the due care of a prudent manager for the benefit of the owner of the land, etc. for which the owner is unidentified that is subject to Order of Administration of Land for Which the Owner is Unidentified.

(2)The administrator of land, etc. for which the owner, etc. is unidentified must faithfully and fairly exercise the authority provided in Article 21, paragraph (1) for the benefit of the owner of the land, etc. for which the owner, etc. is unidentified that is subject to Order of Administration of Land for Which the Owner is Unidentified.

Article 25(1)If there is a justifiable reason for doing so, an administrator of land, etc. for which the owner, etc. is unidentified may resign with the permission of the court.

(2)When filing a petition for the permission set forth in the preceding paragraph, the administrator of land, etc. for which the owner, etc. is unidentified must make a prima facie showing of the facts constituting the grounds for the petition.

(3)A judicial decision dismissing the petition set forth in paragraph (1) must include the reasons therefor.

(4)No appeal may be entered against a judicial decision on permission for resignation under the provisions of paragraph (1).

Article 26(1)If an administrator of land, etc. for which the owner, etc. is unidentified violates their duties, thereby causing significant damage to the land, etc. for which the owner, etc. is unidentified that is subject to Order of Administration of Land for Which the Owner is Unidentified, or there are other material grounds, the court may dismiss the administrator of land, etc. for which the owner, etc. is unidentified pursuant to a petition from an interested party.

(2)Before dismissing the administrator of land, etc. for which the owner is unidentified pursuant to the provisions of the preceding paragraph, the court must hear statements from the administrator of land, etc. for which the owner is unidentified.

(3)A judicial decision on the petition set forth in paragraph (1) must include the reasons therefor.

(4)Only an interested party may file an immediate appeal against a decision of dismissal made under the provisions of paragraph (1).

Article 27(1)An administrator of land, etc. for which the owner, etc. is unidentified may receive advance payment of expenses and remuneration in amounts specified by the court from the land for which the owner, etc. is unidentified that is subject to Order of Administration of Land for Which the Owner is Unidentified.

(2)The court, before it makes a judicial decision determining the amount of expenses or remuneration under the provisions of the preceding paragraph, must hear a statement from the administrator of land, etc. for which the owner, etc. is unidentified.

(3)Only the administrator of land, etc. for which the owner, etc. is unidentified may file an immediate appeal against a judicial decision determining the amount of expenses or remuneration under the provisions of paragraph (1).

Article 28(1)If monies are derived from administration or disposition of land, etc. for which the owner, etc. is unidentified, etc. that is subject to Order of Administration of Land for Which the Owner is Unidentified, or for other reasons, the administrator of land, etc. for which the owner, etc. is unidentified may deposit for the benefit of the owner the monies with the official depository located in the area where the land, etc. for which the owner, etc. is unidentified is located.

(2)When the administrator of land, etc. for which the owner, etc. is unidentified makes a deposit provided in the preceding paragraph, they must publicly announce the fact and other matters provided by Ministry of Justice Order pursuant to Ministry of Justice Order.

Article 29(1)When no assets remain to be administered by an administrator of land, etc. for which the owner, etc. is unidentified (including cases where all the assets which the administrator of land, etc. for which the owner, etc. is unidentified should administer is deposited pursuant to the provision of paragraph (1) of the preceding article), or it is no longer appropriate to continue administration of the land, etc. for which the owner, etc. is unidentified that is subject to Order of Administration of Land for Which the Owner is Unidentified, the court must cancel the Order of Administration of Land for Which the Owner is Unidentified pursuant to a petition by the administrator of land, etc. for which the owner, etc. is unidentified or an interested party or under the court's authority.

(2)If the owner of land, etc. for which the owner, etc. is unidentified that is subject to Order of Administration of Land for Which the Owner is Unidentified establishes that they hold the ownership rights (including co-ownership interests) to the land, etc. for which the owner is unidentified, the court must cancel the Order of Administration of Land for Which the Owner is Unidentified pursuant to a petition by the owner.

(3)If Order of Administration of Land for Which the Owner is Unidentified is canceled pursuant to the provisions of the preceding paragraph, the administrator of land, etc. for which the owner is unidentified must report the progress and results of administration to the owner and deliver the land, etc. for which the owner is unidentified to the owner.

(4)Only an interested party may file an immediate appeal against a decision made under the provisions of paragraph (1) or paragraph (2).

Article 30(1)In the case where, with respect to land owned by a specified association, etc., the unincorporated association that owns the land owned by a specified association, etc. has not appointed a representative or manager and it is not possible to identify all constituent members of the unincorporated association or their whereabouts are unknown, when it is deemed to be necessary, the court may, pursuant to a petition from an interested party, make a disposition ordering administration of the land owned by a specified association, etc. regarding the petition by an administrator of land, etc. owned by a specified association, etc. (referred to in the following paragraph as "Order of Administration of Land Owned by a Specified Association").

(2)The provisions of the preceding chapter (excluding Article 19, paragraph (1)) apply mutatis mutandis to Order of Administration of Land Owned by a Specified Association. In this case, the phrase "the preceding paragraph" in paragraph (2) of that Article is deemed to be replaced with "Article 30, paragraph (1)", "land, etc. for which the owner, etc. is unidentified" in Article 21, paragraph (1) and paragraph (2), item (ii), Article 22, Article 23 (excluding paragraph (3)), Article 24, Article 26, paragraph (1), Article 27, paragraph (1), Article 28, paragraph (1), and paragraph (1) and paragraph (3) of the preceding Article is deemed to be replaced with "land, etc. owned by a specified association, etc.", "natural person or juridical person (including an unincorporated association or foundation" in Article 23, paragraph (2) is deemed to be replaced with "unincorporated association, etc.", "owner of land, etc. for which the owner, etc. is unidentified" in paragraph (2) of the preceding Article is deemed to be replaced with "owner of land, etc. owned by a specified association, etc.", and "they hold the ownership rights (including co-ownership interests) to the land, etc. for which the owner, etc. is unidentified" in paragraph (2) of the preceding Article is deemed to be replaced with "they have been appointed the representative or manager of the unincorporated association, etc. to which the land, etc. owned by a specified association, etc. belongs"

Article 31Non-contentious cases under the provisions of this Act are subject to the jurisdiction of the district court which has jurisdiction over the location of the land for which the heading section owner is unknown.

Article 32(1)For land for which the owner, etc. is unidentified and land owned by a specified association, etc. (excluding those for which an order pursuant to the provision of Article 264-2, paragraph (1) of the Civil Code (Act No. 89 of 1896) has been issued prior to the registration prescribed in Article 15, paragraph (1), item (iv), (a) or (b)), the provisions of the same Article to Article 264-7 of the same Act do not apply.

(2)With regard to non-contentious cases under the provisions of this Act, the provisions of Article 40 and Article 57, paragraph (2), item (ii) of the Non-Contentious Cases Procedures Act (Act No. 51 of 2011) do not apply.

Article 33In addition to what is provided for in this Act, the necessary particulars concerning procedures for non-contentious cases under the provisions of this Act are prescribed by the Rules of the Supreme Court.

Article 34A person who refused or obstructed entry pursuant to the provisions of Article 6, paragraph (1) (including cases where applied mutatis mutandis pursuant to Article 12) in violation of the provisions of Article 6, paragraph (5) (including cases where applied mutatis mutandis pursuant to Article 12) is punished by a fine of not more than 300,000 yen.

Article 35If a representative of a juridical person or an agent, employee, or other worker or of a juridical person or an individual violated the preceding Article in relation to the work of the juridical person or the individual, not only the offender is punished but also the juridical person or individual is punished as prescribed in the Article.