Article 27The matters to be registered for a registration of a description of land and a building are to be as follows:

Article 28A registration of a description may be made by a registrar by their own authority.

Article 29(1)Where an application for a registration of a description is filed pursuant to the provisions of Article 18, or where a registrar intends to make a registration of a description by their own authority pursuant to the provisions of the preceding Article, if they find it necessary, the registrar may examine the matters concerning the description of the real property.

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

Article 30Where it is possible for a heading-section owner or registered holder of ownership to be an applicant for a registration of a description, if an inheritance or other general succession is made with regard to the heading-section owner or registered holder of ownership, their heirs or other general successors may file an application for the registration of the description.

Article 31For a registration of change or a registration of correction regarding the name or address of a heading-section owner, no person other than the heading-section owner may file an application.

Article 32No registration may be made with regard to a change to a heading-section owner or their share unless a registration of preservation of ownership is made in relation to the real property, and subsequently a procedure for registration of transfer of the ownership is performed.

Article 33(1)Where the owner of real property is not the same as the heading-section owner of that real property, no person other than the owner of the real property may file an application for a registration of correction regarding the heading-section owner.

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

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

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

Article 34(1)Beyond what is set forth in the items of Article 27, the matters to be registered for a registration of a description of land are to be as follows:

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

Article 35A registry office must specify the districts in which parcel numbers should be assigned (referred to as the "numbered districts" in Article 39, paragraph (2) and Article 41, item (ii)), and assign a parcel number to each parcel of land in such districts, as provided for by Ministry of Justice Order.

Article 36A person who has acquired ownership of newly created land or land for which no heading registration must file an application for a heading registration within one month from the date of the acquisition of ownership.

Article 37(1)If there has been a change to the land category or parcel area, the heading-section owner or registered holder of ownership must file an application for a registration of change regarding the land category or parcel area within one month from the day on which such change occurred.

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

Article 38For a registration of correction regarding the matters to be registered set forth in Article 27, item (i), item (ii) or item (iv) (in the case of the matters referred to in item (iv), limited to those specified by Ministry of Justice Order) or Article 34, paragraph (1), item (i), item (iii) or item (iv), no person other than the heading-section owner or registered holder of ownership may file an application.

Article 39(1)No person other than the heading-section owner or registered holder of ownership may file an application for registration of a parcel subdivision or parcel consolidation.

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

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

Article 40In cases where a registrar makes a registration of a parcel subdivision in relation to the land for which a registration of a right other than a registration of ownership is made, and if together with the application information regarding the registration of the parcel subdivision they are provided with information certifying that the registered holder of the right pertaining to the registration of the right (if the relevant registration of the right is a registration of a mortgage and mortgage securities have been issued, including the holder or endorser of the mortgage securities) has consented to having the right be extinguished for any of the subdivisions of the land (when a registration is made concerning a third party's right established over the relevant right, limited to the cases in which the information certifying that the third party has given consent is provided together), as provided for by Ministry of Justice Order, they must make a registration to the effect that the right has been extinguished in relation to the land for which the consent has been given.

Article 41None of the following registrations of parcel consolidation may be made:

Article 42In the event of the loss of land, the heading-section owner or registered holder of ownership must file an application for a registration of the loss of the land within one month from the date of the loss.

Article 43(1)The matters to be registered for a registration of a description of land within a river area referred to in Article 6, paragraph (1) of the River Act (Act No. 167 of 1964) (including as applied mutatis mutandis pursuant to Article 100, paragraph (1) of the same Act; the same applies in item (i)) are to include, beyond what is set forth in the items of Article 27 and the items of Article 34, paragraph (1), a statement to the effect that the land in question is the land referred to in item (i), and in the case of the land set forth in items (ii) through (v), also include each of the statements specified in the respective items:

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

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

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

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

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

Article 44(1)Beyond what is set forth in the items of Article 27, the matters to be registered for a registration of a description of a building are to be as follows:

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

Article 45A registry office must assign a building number to each building, as provided for by Ministry of Justice Order.

Article 46If a registrar makes the first registration of a description in the heading section in relation to a right of site to a condominium unit, they must make a registration with regard to the registration record of the land on which the right of site is established, by their own authority, to the effect that the ownership, superficies or other rights registered in the registration record are categorized as a right of site.

Article 47(1)A person who has acquired ownership of a newly constructed building or a building other than a condominium unit for no heading registration is made must file an application for a heading registration within one month from the date of the acquisition of ownership.

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

Article 48(1)Where a single building to which a condominium unit belongs is newly constructed or where condominium units are newly constructed adjoining a building for which no heading registration is made and they constitute a single building, an application for a heading registration relating to the relevant condominium unit must be filed along with an application for a heading registration relating to the relevant newly constructed single building or other condominium units which belong to a single building to which the relevant condominium units have become to belong.

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

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

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

Article 49(1)When two or more buildings are combined into one building, if any of the cases set forth in the following items apply, the person provided for in each respective item must, within one month from the date of the relevant combination, file applications for a heading registration of a building relating to the building resulting from the combination and for cancellation of the registration of the heading section of a building relating to the buildings that existed prior to the combination (hereinafter collectively referred to as a "registration, etc. by reason of combination"). In this case, an application for a registration of ownership must also be filed while designating the owner of the building for which no heading registration is made in the case set forth in item (ii), the heading-section owner of the building for which a heading registration is made (excluding the building for which a registration of ownership is made; hereinafter the same applies in this Article) in the case set forth in item (iv), and the owner of the building for which no heading registration is made and the heading-section owner of the building for which a heading registration is made in the case set forth in item (vi), as the registered right holder for the building resulting from the combination, when each respective item applies:

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

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

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

Article 50Where a registrar makes a registration, etc. by reason of combination in relation to a building for which a registration of a right is made other than a registration of ownership, etc. (meaning ownership, superficies, farming right, servitude and the right of quarrying; hereinafter the same applies in this Subsection and Article 118, paragraph (5)), and, in addition to the application information regarding the registration, etc. by reason of combination, when they are provided with the information certifying that the registered holder of the right pertaining to the registration of the right (when the registration of the right is a registration of a mortgage and mortgage securities have been issued, including the holder or endorser of the mortgage securities) has consented to have the right be extinguished for the building resulting from the combination (when a registration is made concerning a third party's right established over the relevant right, limited to the cases in which the information certifying that the third party has given consent is provided together), as provided for by Ministry of Justice Order, they must make a registration to the effect that the right has been extinguished.

Article 51(1)If there has been a change to any of the matters to be registered set forth in the items of Article 44, paragraph (1) (excluding item (ii) and item (vi)), the heading-section owner or registered holder of ownership (in the case of a building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made, the owner) must file an application for a registration of change regarding the relevant matters to be registered within one month from the day on which the relevant change occurred.

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

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

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

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

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

Article 52(1)Where a condominium unit is newly constructed adjoining a building (excluding a condominium unit) for which a heading registration is made and they constitute a single building, and this has caused the building for which a heading registration is made to become a condominium unit, an application for a registration of change of the heading section relating to the building for which a heading registration is made must be filed along with an application for a heading registration relating to the newly constructed condominium unit.

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

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

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

Article 53(1)For a registration of correction regarding the matters to be registered set forth in Article 27, item (i), item (ii) or item (iv) (in the case of the matters referred to in item (iv), limited to those specified by Ministry of Justice Order) or the items of Article 44, paragraph (1) (excluding items (ii) and (vi)), no person other than the heading-section owner or registered holder of ownership (in the case of a building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made, the owner) may file an application.

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

Article 54(1)No person other than the heading-section owner or registered holder of ownership may file an application for any of the following registrations:

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

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

Article 55(1)In relation to a condominium unit with a registered right of site (meaning a building for which a right of site for a condominium unit is registered; the same applies in Article 73, paragraphs (1) and (3), Article 74, paragraph (2), and Article 76, paragraph (1)) for which a specified registration is made (meaning a registration of a right other than a registration of ownership, etc., which has the effect as a registration made relating to a right of site pursuant to the provisions of Article 73, paragraph (1); hereinafter the same applies in this Article), when a registrar makes a registration of change of the registered right of site on the grounds that it has become possible to dispose of a right to use the site referred to in Article 44, paragraph (1), item (ix) separately from the proprietary elements owned by the unit owner, if they are provided, in addition to the application information regarding the registration of change, with information certifying that the registered holder of the right pertaining to the specified registration (when the specified registration is a registration of a mortgage and mortgage securities have been issued, including the holder or endorser of the mortgage securities) has consented to have the right pertaining to the specified registration be extinguished for the relevant condominium unit after the registration of change is made, or for the land on which the registered right of site existed (when a registration is made concerning a third party's right established over the right pertaining to the specified registration, limited to the cases in which the information certifying that the third party has given consent is provided together), they must make a registration to the effect that the right pertaining to the specified registration has been extinguished in relation to the condominium unit or land for which the consent has been given, as provided for by Ministry of Justice Order.

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

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

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

Article 56None of the following registrations of merger of buildings may be made:

Article 57In the event of the loss of a building, the heading-section owner or registered holder of ownership (in the case of a building for which a registration of categorization as a common element or registration of categorization as a common element of a housing complex is made, the owner) must file an application for a registration of loss of the building within one month from the date of the loss.

Article 58(1)Beyond what is set forth in the items of Article 27 (excluding item (iii)) and the items of Article 44, paragraph (1) (excluding item (vi)), the matters to be registered for a registration of a description of a building for making a registration of categorization as a common element or registration of categorization as a common element of a housing complex are to be as follows:

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

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

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

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

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

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

Article 59The matters to be registered for a registration of a right are to be as follows:

Article 60Unless otherwise provided for in laws and regulations, an application for a registration of a right must be filed jointly by a person entitled to register and a person obliged to register.

Article 61When filing an application for a registration of a right, unless otherwise provided for in laws and regulations, the applicant must provide the information certifying the cause of registration along with the application information.

Article 62Where it is possible for a person entitled to register, person obliged to register or registered right holder to be an applicant for a registration of a right, if an inheritance or other general succession is made with regard to the person entitled to register, person obliged to register or registered right holder, their heirs or other general successors may file an application for the registration of the right.

Article 63(1)Notwithstanding the provisions of Article 60, Article 65 or Article 89, paragraph (1) (including as applied mutatis mutandis pursuant to paragraph (2) of the same Article (including as applied mutatis mutandis pursuant to Article 95, paragraph (2)) and Article 95, paragraph (2)), for a registration based on a final and binding judgment to order either of the persons who must file an application jointly pursuant to these provisions to perform the registration procedures, the application may be filed independently by the other person who must jointly file the application.

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

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

Article 64(1)An application for a registration of change or registration of correction regarding the name or address of a registered right holder may be filed independently by the registered right holder.

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

Article 65An application for a registration of change of a right subject to provisions on prohibition of division of property in co-ownership must be filed jointly by all registered right holders who are co-owners of the right.

Article 66A registration of change or registration of correction of a right may be made by the supplemental registrations, only when a third party who has an interest in the registration (including the holder or endorser of the mortgage securities who has an interest in the registration of change or registration of correction of a right; hereinafter the same applies in this Article) gives consent and where there is no relevant third party.

Article 67(1)A registrar, if they have found any error or omission regarding a registration of a right, must give notice to the person entitled to register and person obliged to register (or the registered right holder if there is no person entitled to register and no person obliged to register; the same applies in paragraph (3) and Article 71, paragraph (1)) to that effect without delay; provided, however, that if there are two or more persons entitled to register, persons obliged to register or registered right holders, respectively, it is sufficient to give notice to any one of the respective persons.

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

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

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

Article 68An application for cancellation of a registration of a right, if there is any third party who has an interest in the registration (including the holder or endorser of the mortgage securities who has an interest in the cancellation of the registration; hereinafter the same applies in this Article), may be filed only when the third party gives consent.

Article 69Where there is a registration to the effect that the registered right is to be extinguished upon the death of a particular person or the dissolution of a particular juridical person, and if the relevant right has been extinguished upon such death or dissolution, the person entitled to register may, notwithstanding the provisions of Article 60, independently file an application for cancellation of the registration of right pertaining to the relevant right.

Article 69-2Where a registration is made concerning a special agreement on redemption, and if ten years have elapsed from the date of the agreement, the person entitled to register may, notwithstanding the provisions of Article 60, independently file an application for cancellation of the relevant registration,.

Article 70(1)If a person entitled to register is unable to file an application for cancellation of registration of a right jointly with those with whom the person entitled to register should jointly file the application for cancellation of registration due to their whereabouts being unknown, the person entitled to register may file a petition for public notification prescribed in Article 99 of the Non-Contentious Case Procedures Act (Act No. 51 of 2011).

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

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

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

Article 70-2When a person entitled to register is unable to file an application for cancellation of a registration of statutory lien, pledge or mortgage jointly with a juridical person with whom the person entitled to register should jointly file the application for cancellation of the registration because the juridical person has been dissolved and the whereabouts of its liquidator cannot be ascertained even after conducting an investigation by the method prescribed in paragraph (2) of the preceding Article, if 30 years have elapsed since the due date of the secured claim and 30 years have elapsed since the date of the dissolution of the juridical person, the person entitled to register may, notwithstanding the provisions of Article 60, independently file the application for cancellation of the registration.

Article 71(1)If a registrar has found, after completing a registration of a right, that the registration falls under Article 25, items (i) through (iii) or item (xiii), they must specify a period not exceeding one month and give notice to the person entitled to register, person obliged to register and any third party who has an interest in the registration to the effect that the registration will be cancelled unless any person who has an objection to the cancellation of the registration files an objection in writing within such period.

(2)If the domicile or residence of any of the persons who should be given notice is unknown, the registrar must, as provided for by Ministry of Justice Order, give public notice of the information of which the person should be notified, in lieu of giving notice to them referred to in the preceding paragraph.

(3)Where there is a person who has filed an objection referred to in paragraph (1), the registrar must, if they find the objection to be groundless, make a decision to dismiss the objection, or if they find the objection to be well-grounded, make a decision to declare to that effect, and give notice to the person who has filed the objection.

(4)If no person has filed an objection referred to in paragraph (1) or the registrar has dismissed the objection pursuant to the provisions of the preceding paragraph, the registrar must, by their own authority, cancel the registration prescribed in paragraph (1).

Article 72An application for restoration of a cancelled registration (limited to a registration of a right), if there is any third party who has an interest in the registration (including the holder or endorser of the mortgage securities who has an interest in the restoration of the registration; hereinafter the same applies in this Article), may be filed only when the third party gives consent.

Article 73(1)A registration of a right pertaining to ownership of or a security interest (meaning a general statutory lien, pledge or mortgage; hereinafter the same applies in this Article) in a condominium unit with a registered right of site has the effect as a registration made relating to the right of site to the land for which a registration of categorization as a right of site has been made pursuant to the provisions of Article 46; provided, however, that this does not apply to the following registrations:

(2)Neither a registration of transfer of a right of site nor a registration of a right pertaining to a security interest established on a right of site may be made in relation to the land for which a registration of categorization as a right of site has been made pursuant to the provisions of Article 46; provided, however, that this does not apply to a registration for which the cause of registration occurred after the right of site was established to the land (excluding the cases where a separate disposition is prohibited), or to a provisional registration of a right of site or registration of a right pertaining to a pledge or mortgage where the cause of registration occurred before the right of site was established over the land.

(3)For a condominium unit with a registered right of site, neither a registration of ownership for which the cause of registration is a transfer of ownership of the condominium unit alone nor a registration of a right pertaining to a security interest established over the condominium unit alone may be made; provided, however, that this does not apply to a registration for which the cause of registration occurred after the right of site for the condominium unit became effective (excluding the cases where a separate disposition is prohibited), or to a provisional registration of ownership of the condominium unit alone or a registration of a right pertaining to a pledge or mortgage established over the condominium unit alone for which the cause of registration occurred before the right of site for the condominium unit became effective.

Article 73-2(1)Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a ownership are to be as follows:

(2)The necessary matters concerning registration regarding any of the matters to be registered set forth in the items of the preceding paragraph are specified by Ministry of Justice Order.

Article 74(1)No person other than those listed in the following may file an application for a registration of preservation of ownership:

(2)In the case of a condominium unit, a person who has acquired ownership from the heading-section owner may also file an application for registration referred to in the preceding paragraph. In this case, if the building is a condominium unit with a registered right of site, such person must obtain consent from the registered holder of the right of site.

Article 75If a registrar makes a registration of preservation of ownership, based on an application filed by the person set forth in paragraph (1), item (ii) or item (iii) of the preceding Article in relation to real property for which no heading registration is made, they must make a registration of a description of real property with respect to the real property which is specified by Ministry of Justice Order.

Article 76(1)When making a registration of preservation of ownership, there is to be no requirement to register the cause of registration and the date thereof, notwithstanding the provisions of Article 59, item (iii); provided, however, that this does not apply when making a registration of preservation of ownership of a condominium unit with a registered right pursuant to the provisions of Article 74, paragraph (2).

(2)If a registrar makes a registration of restriction on the disposition of ownership upon commission, in relation to real property for which there is no registration of ownership, they must make a registration of preservation of ownership, by their own authority.

(3)The provisions of the preceding Article apply mutatis mutandis when making a registration of registration on the disposition of ownership upon commission, in relation to real property for which there is no heading registration.

Article 76-2(1)If an inheritance with regard to a registered holder of ownership has commenced, a person who has acquired ownership by reason of the inheritance must file an application for a registration of transfer of ownership, within three years from the day on which the person comes to know that an inheritance for the person has commenced and that the person has acquired the ownership. The same applies to a person who has acquired ownership by reason of bequest (limited to bequest to an heir).

(2)If a division of estate is made after the registration was made under the provisions of the first sentence of the preceding paragraph (limited to that made according to the share of estate calculated pursuant to the provisions of Article 900 and Article 901 of the Civil Code; the same applies in paragraph (4) of the following Article), a person who has acquired ownership in excess of the relevant share of estate by reason of the division of estate must file an application for a registration of transfer of ownership within three years from the date of the division of estate.

(3)The provisions of the preceding two paragraphs do not apply when the registration under the provisions of the respective paragraphs has been made upon application by a subrogee or any other person, or upon commission.

Article 76-3(1)As provided for by the Ministry of Justice Order, a person who has an obligation to file an application for a registration of transfer of ownership pursuant to the provisions of paragraph (1) of the preceding Article may notify the registrar to the effect that the inheritance has commenced with regard to the registered holder of ownership and that the person is the heir of the registered holder of ownership.

(2)A person who has made notification as prescribed in the preceding paragraph within the period prescribed in paragraph (1) of the preceding Article is deemed to have performed the obligation to file an application for a registration of transfer of ownership pertaining to the acquisition of ownership as prescribed in paragraph (1) of the same Article (excluding acquisition of ownership by reason of the division of estate made prior to the notification).

(3)If a notification under the provisions of paragraph (1) is made, a registrar may make a supplemental note to that effect, by their own authority, together with the name and address of the person who has made the notification and other matters specified by Ministry of Justice Order to the registration of ownership.

(4)When having acquired the ownership by reason of the subsequent division of estate (excluding cases where the person has acquired the ownership by reason of the division of estate after the registration under the provisions of the first sentence of paragraph (1) of the preceding Article was made), a person who has made a notification under the provisions of paragraph (1) must file an application for a registration of transfer of ownership within three years from the date of the division of estate.

(5)The provisions of the preceding paragraph do not apply where the registration under the provisions of the same paragraph have been made upon application by a subrogee or any other person, or upon commission.

(6)The necessary matters concerning procedures for the notification under the provisions of paragraph (1) and the registration under the provisions of paragraph (3) are specified by Ministry of Justice Order.

Article 76-4In the cases specified by Ministry of Justice Order as those where it is deemed that a registered holder of ownership (limited to those specified by Ministry of Justice Order) has ceased to have the capacity to hold rights, as provided for by Ministry of Justice Order, the registrar may indicate a code signifying to that effect pertaining to the registered holder of ownership by their own authority.

Article 76-5If there has been a change to the name or address of a registered holder of ownership, the registered holder of ownership must file an application for a registration of change regarding the name or address within two years from the day on which such change occurred.

Article 76-6In the cases specified by Ministry of Justice Order as those where it is deemed that there has been a change to the name or address of a registered holder of ownership, as provided for by Ministry of Justice Order, the registrar may make a registration of change regarding the name or address by their own authority; provided, however, that if the registered holder of ownership is a natural person, these provisions apply only when the application is filed.

Article 77An application for cancellation of a registration of ownership may be filed independently by the registered holder of ownership only where no registration of transfer of ownership is made.

Article 78Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a superficies are to be as follows:

Article 79Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a farming right are to be as follows:

Article 80(1)Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a servitude made in relation to the servient land (meaning the servient land prescribed in Article 285, paragraph (1) of the Civil Code; hereinafter the same applies in this Article) are to be as follows:

(2)When making a registration referred to in the preceding paragraph, there is to be no requirement to register the name and address of the easement holder, notwithstanding the provisions of Article 59, item (iv).

(3)If there is no registration of ownership in relation to the dominant land, a registration of establishment of a servitude may not be made in relation to the servient land.

(4)If a registrar has made a registration of establishment of a servitude in relation the servient land, they must register the matters specified by Ministry of Justice Order in relation to the dominant land by their own authority.

Article 81Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a right of lease or sublease of a leased thing are to be as follows:

Article 81-2Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a spouse's right of residence are to be as follows:

Article 82Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a right of quarrying are to be as follows:

Article 83(1)Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a statutory lien, pledge or sub-pledge, or mortgage are to be as follows:

(2)In order to clarify the matters set forth in item (iv) of the preceding paragraph, as provided by Ministry of Justice Order, a registrar may prepare an inventory of joint security.

Article 84In the event of the assignment or payment by subrogation of part of a secured claim, beyond what is set forth in the items of Article 59, the matters to be registered for a registration of transfer of the statutory lien, pledge or sub-pledge, or mortgage are to be the amount of the part of the claim assigned or paid by subrogation.

Article 85When making a registration of preservation of a statutory lien on construction work for real property, the estimated amount of the construction costs is to be registered as the amount of the claim secured referred to in Article 83, paragraph (1), item (i).

Article 86(1)When making a registration for preservation of a statutory lien on construction work for real property in the case of constructing a new building, the person who is to be the owner of the building is deemed to be the person obliged to register. In this case, the provisions of the main clause of Article 22 do not apply.

(2)Beyond what is set forth in the items of Article 59 and the items of Article 83, paragraph (1) (excluding item (iii)), the matters to be registered for the registration referred to in the preceding paragraph are to be as follows:

(3)The provisions of item (i) of the preceding paragraph apply mutatis mutandis to a registration of preservation of a statutory lien on construction work for real property in the case of constructing a new annex building of a building for which a registration of ownership is made.

Article 87(1)In the case a registration referred to in paragraph (1) of the preceding Article has been made, if the construction of the building is completed, the owner of the building must file an application for a registration of preservation of ownership without delay.

(2)In the case a registration referred to in paragraph (3) of the preceding Article has been made, if the construction of the annex building is completed, the registered holder of ownership of the building to which the annex building belongs must file an application for a registration of change of the heading section of the building by reason of the new construction of the annex building without delay.

Article 88(1)Beyond what is set forth in the items of Article 59 and the items of Article 83, paragraph (1), the matters to be registered for a registration of a mortgage (excluding a revolving mortgage (meaning a mortgage under the provisions of Article 398-2, paragraph (1) of the Civil Code; the same applies hereinafter)) are to be as follows:

(2)Beyond what is set forth in the items of Article 59 and the items of Article 83, paragraph (1) (excluding item (i)), the matters to be registered for a registration of a revolving mortgage are to be as follows:

Article 89(1)An application for a registration of change of the order of priority of mortgages must be filed jointly by the registered holders of the mortgages of which the order of priority is to be changed.

(2)The provisions of the preceding paragraph apply mutatis mutandis to an application for a registration of provisions referred to in the proviso to Article 398-14, paragraph (1) of the Civil Code, if there are such provisions.

Article 90The provisions of Article 83 and Article 88 apply mutatis mutandis to a registration to be made when furnishing a mortgage as security for another claim or assigning or waiving a mortgage pursuant to the provisions of Article 376, paragraph (1) of the Civil Code.

Article 91(1)Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of subrogation under the provisions of Article 393 of the Civil Code are to be the right relating to the real property from which the senior mortgagee has received payment, the value of the real property, and the amount of payment received.

(2)The provisions of Articles 83 and 88 apply mutatis mutandis to the registration referred to in the preceding paragraph.

Article 92A registration of an agreement referred to in Article 398-8, paragraph (1) or paragraph (2) of the Civil Code may not be made until after a registration of transfer of the revolving mortgage or a registration of change of the debtor by reason of the inheritance has been made.

Article 93Where principal to be secured by a revolving mortgage has been determined pursuant to the provisions of Article 398-19, paragraph (2) or Article 398-20, paragraph (1), item (iii) or item (iv) of the Civil Code, notwithstanding the provisions of Article 60, an application for a registration of the determination of principal may be filed independently by the registered holder of the revolving mortgage; provided, however, that where principal to be secured by a revolving mortgage has been determined pursuant to the provisions of Article 398-20, paragraph (1), item (iii) or item (iv) of the Civil Code, an application for a registration of such determination of principal must be filed along with an application for a registration of acquisition of the revolving mortgage or the right established thereon.

Article 94(1)If a registrar has issued mortgage securities, they must make a registration of the issue of mortgage securities by their own authority.

(2)In the case an application referred to in Article 1, paragraph (2) of the Mortgage Securities Act was filed with a registry office, and if a registrar of another registry office has prepared mortgage securities as commissioned under Article 5, paragraph (2) of the same Act, the registrar of the latter registry office must make a registration of the preparation of mortgage securities by their own authority,.

(3)In the case referred to in the preceding paragraph, the registrar of the registry office who received the application referred to in the same paragraph must commission the other registry office referred to in the same paragraph to make a registration of the issue of mortgage securities if it has issued mortgage securities, or to cancel the registration of the preparation of mortgage securities if it has dismissed the application referred to in the same paragraph.

(4)If a registration of an issue of mortgage securities has been made as commissioned under the provisions of the preceding paragraph in relation to the real property for which a registration of the preparation of mortgage securities was made under the provisions of paragraph (2), the registration of the issue of mortgage securities becomes effective retroactively as of the time when the registration of the preparation of mortgage securities was made.

Article 95(1)Beyond what is set forth in the items of Article 59 and the items of Article 83, paragraph (1), the matters to be registered for a registration of a pledge or sub-pledge are to be as follows:

(2)The provisions of Article 88, paragraph (2) and Articles 89 through 93 apply mutatis mutandis to a pledge. In this case, the term "Article 88" in Article 90 and Article 91, paragraph (2) is deemed to be replaced with "Article 95, paragraph (1), or Article 88, paragraph (2) as applied mutatis mutandis pursuant to Article 95, paragraph (2)."

Article 96Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a special agreement on redemption are to be the purchase price (or any amount specified by agreement if otherwise agreed upon set force in Article 579 of the Civil Code) and contract cost paid by the buyer, and: if there are provisions on the period for redemption, the provisions.

Article 97(1)Beyond what is set forth in the items of Article 59, the matters to be registered for a registration of a trust are to be as follows:

(2)If any of the matters set forth in items (ii) through (vi) of the preceding paragraph has been registered, there is to be no requirement to register the name and address of the beneficiary referred to in item (i) of the same paragraph (when the matters set forth in item (iv) of the same paragraph have been registered, limited to the beneficiary for whom the beneficiary's agent acts).

(3)In order to clarify the matters set forth in the items of paragraph (1), as provided by Ministry of Justice Order, a registrar may prepare a trust inventory.

Article 98(1)An application for a registration of a trust must be filed simultaneously with an application for a registration of preservation, establishment, transfer or change of a right pertaining to the trust.

(2)An application for a registration of a trust may be filed independently by the trustee.

(3)An application for a registration of change of a right as a result of a trust made by the method set forth in Article 3, item (iii) of the Trust Act may be filed independently by the trustee.

Article 99The beneficiary or settlor of a trust may file an application for a registration of the trust on behalf of the trustee.

Article 100(1)If the trustee's duties have been terminated due to the trustee's death, an order for commencement of guardianship or commencement of curatorship given to the trustee, order of commencement of bankruptcy proceedings given to the trustee, the trustee's dissolution by reasons other than the merger of a juridical person, or a dismissal order given to the trustee by the court or competent government agency (including a national government administrative agency to which the authority of the competent government agency is delegated, and a prefectural executive agency that administers affairs under the jurisdiction of the competent government agency; the same applies in Article 102, paragraph (2)), and a new trustee has been appointed, an application for a registration of transfer of a right as a result of the change of the trustee in relation to the real property that is included in the trust property may be filed independently by the newly appointed trustee, notwithstanding the provisions of Article 60.

(2)Where there are two or more trustees, if the duties of at least one of the trustees have been terminated due to any of the causes prescribed in the preceding paragraph, an application for a registration of the transfer of a right as a result of the termination of the duties of the trustee in relation to the real property that is included in the trust property may be filed independently by another one of the trustees, notwithstanding the provisions of Article 60.

Article 101If a registrar makes the following registrations in relation to the real property that is included in the trust property, they must make a registration of change of the trust by their own authority:

Article 102(1)If a judicial decision of dismissal of the trustee is made, a judicial decision of appointment or dismissal of a trust administrator or beneficiary's agent is made, or a judicial decision of change of a trust is made, a court clerk must commission a registry office to make a registration of change of the trust without delay by their own authority.

(2)If the competent government agency has dismissed the trustee, appointed or dismissed a trust administrator or beneficiary's agent, or ordered the change of the trust, it must commission a registry office to make a registration of change of the trust without delay.

Article 103(1)Beyond what is prescribed in the preceding two Articles, if there has been a change to any of the matters to be registered set forth in the items of Article 97, paragraph (1), the trustee must file an application for a registration of change of the trust without delay.

(2)The provisions of Article 99 apply mutatis mutandis to an application for a registration of change of a trust referred to in the preceding paragraph.

Article 104(1)Where a right relating to the real property that is included the trust property has ceased to be included in the trust property due to its transfer, change or extinction, an application for cancellation of the registration of the trust must be filed simultaneously with an application for a registration of transfer or registration of change of the right or for cancellation of the registration of the right.

(2)An application for cancellation of a registration of a trust may be filed independently by the trustee.

Article 104-2(1)When a right relating to the real property that is included in the trust property of a trust has come to be included in the trust property of another trust due to the consolidation or split of the trust, an application for cancellation of a registration of trust relating to the initial trust pertaining to the right and an application for a registration of trust relating to the other trust must be filed simultaneously with an application for a registration of change of right by reason of the consolidation or split of the trust. The same applies where a right relating to the real property that is included in the trust property of a trust has come to be included in the trust property of another trust entrusted to the same trustee for reasons other than the consolidation or split of the trust.

(2)When making a registration of change of a right in relation to the real property that is included in the trust property in each of the cases set forth in the left-hand column of the following table (excluding a registration referred to in Article 98, paragraph (3)), the person set forth in the middle column of the table is to be the person entitled to register, and the person set forth in the right-hand column of the table is to be the person obliged to register, respectively. In this case, the provisions of the main clause of Article 22 do not apply to the beneficiary (when there is a trust administrator, the trust administrator; hereinafter the same applies in this paragraph).

Article 105A provisional registration may be made in the following cases:

Article 106If a definitive registration is made based on a provisional registration (a definitive registration means a registration of a right to be made after a provisional registration has been made in relation to the same real property and the same right, which is recorded in the registration record regarding the real property as a registration based on the provisional registration; the same applies hereinafter), the order of priority of the definitive registration follows the order of priority of the provisional registration.

Article 107(1)An application for a provisional registration may be filed independently by the person entitled to register regarding the relevant provisional registration, notwithstanding the provisions of Article 60, if the person obliged to register regarding the provisional registration gives consent or a disposition ordering a provisional registration prescribed in the following Article is made.

(2)Where the person entitled to register and the person obliged to register regarding a provisional registration jointly file an application for a provisional registration, the provisions of the main clause of Article 22 do not apply.

Article 108(1)Upon a petition of a person entitled to register regarding a provisional registration, the court may make a disposition ordering a provisional registration.

(2)If filing a petition referred to in the preceding paragraph, the petitioner must make a prima facie showing of the fact constituting the cause of provisional registration.

(3)A case based on a petition referred to in paragraph (1) is subject to the exclusive jurisdiction of the district court that has jurisdiction over the location of the real property.

(4)An immediate appeal may be filed against an order to dismiss the petition referred to in paragraph (1).

(5)The provisions of Article 2 and Part II of the Non-Contentious Cases Procedures Act (excluding Article 5, Article 6, Article 7, paragraph (2), Article 40, Article 59, Article 66, paragraphs (1) and (2) and Article 72 of the same Act) apply mutatis mutandis to an immediate appeal referred to in the preceding paragraph.

Article 109(1)When there is any third party who has an interest in the definitive registration (including the holder or endorser of the mortgage securities who has an interest in the definitive registration; hereinafter the same applies in this Article), an application for a definitive registration based on a provisional registration relating to ownership may be filed only when the third party gives consent.

(2)If a registrar makes a registration based on an application under the provisions of the preceding paragraph, they must cancel any registration of a right of the third party referred to in the same paragraph by their own authority.

Article 110Notwithstanding the provisions of Article 60, an application for cancellation of a provisional registration may be filed independently by the registered right holder based on the provisional registration. The same applies to any person who has an interest in a registration regarding the provisional registration when the registered right holder based on the provisional registration gives consent.

Article 111(1)When a registration of prohibition of disposition of property under the provisions of Article 53, paragraph (1) of the Civil Preservation Act (Act No. 91 of 1989) has been made in relation to ownership (excluding cases where the registration has been made together with a provisional registration for the purpose of preservation as prescribed in paragraph (2) of the same Article (hereinafter referred to as a "provisional registration for the purpose of preservation"); hereinafter the same applies in this Article), and subsequently the obligee regarding the provisional disposition to which the registration of prohibition of disposition of property is related files an application for a registration (excluding a provisional registration) of ownership while designating the obligor regarding the relevant provisional disposition as the person obliged to register, the obligee may independently file an application for cancellation of any registration that is made after the registration of prohibition of disposition of property.

(2)The provisions of the preceding paragraph apply mutatis mutandis when a registration of prohibition of disposition of property under the provisions of Article 53, paragraph (1) of the Civil Preservation Act was made in relation to a right other than ownership, and subsequently the obligee regarding the provisional disposition to which the registration of prohibition of disposition of property is related files an application for a registration (excluding a provisional registration) with regard to the transfer or extinction of the right while designating the obligor regarding the provisional disposition as the person obliged to register.

(3)Upon an application referred to in paragraph (1) (including as applied mutatis mutandis pursuant to the preceding paragraph), if a registrar cancels any registration that is made after the registration of prohibition of disposition of property, they must also cancel the registration of prohibition of disposition of property by their own authority.

Article 112If a definitive registration is made based on a provisional registration for the purpose of preservation, the order of priority of the definitive registration follows the order of priority of the provisional registration for the purpose of preservation.

Article 113Where a provisional registration for the purpose of preservation has been made in relation to a right to use or profit from real property, and subsequently the obligee regarding the provisional disposition related to the provisional registration for the purpose of preservation files an application for a definitive registration, that obligee may independently file an application for cancellation of any registration of a right other than ownership relating to a right to use or profit from real property, or a right established on the right, which is made after the registration of prohibition of disposition of property that was made along with the provisional registration for the purpose of preservation.

Article 114When a registrar makes a definitive registration based on a provisional registration for the purpose of preservation, they must cancel the registration of prohibition of disposition of property that was made along with the provisional disposition for the purpose of preservation by their own authority.

Article 115When a government agency or public office has enforced a public auction by tax authority, if there is a request from a person entitled to register, it must commission the following matters to a registry office without delay:

Article 116(1)When the national government or a local government makes a registration of a right as the person entitled to register, the government agency or public office concerned must commission a registry office to make the registration without delay, with the consent of the person obliged to register.

(2)If there is a request from the person entitled to register regarding a registration of a right for which the national government or a local government is to be the person obliged to register, the government agency or public office concerned must commission a registry office to make the registration without delay.

Article 117(1)When a registrar has completed a registration based on the commission of a registration issued by a government agency or public office on behalf of a person entitled to register (limited to the person who will become a registered right holder by making a registration; hereinafter the same applies in this Article), they must promptly give notice of the information for registration identification to the government agency or public office for the benefit of the person entitled to register.

(2)The government office or public office that has received notice of the information for registration identification pursuant to the provisions of the preceding paragraph must give notice of it to the person entitled to register referred to in the same paragraph without delay.

Article 118(1)Notwithstanding the provisions of Article 60, an application for a registration of transfer of ownership by reason of expropriation of real property may be filed independently by the business operator concerned.

(2)If the national government or a local government is the business operator, the government agency or public office concerned must commission a registry office to make the registration referred to in the preceding paragraph without delay.

(3)The provisions of the preceding two paragraphs apply mutatis mutandis to a registration of extinction of right by reason of expropriation of a right other than ownership with regard to real property.

(4)When filing an application for a registration of transfer of right by reason of expropriation of land, the applicant must designate the registration regarding the right that has been extinguished or the attachment, provisional attachment or provisional disposition that has lost its effect by reason of the expropriation. In this case, if a registrar makes a registration of transfer of right, they must cancel the designated registration by their own authority.

(5)If a registrar makes a registration of transfer of ownership by reason of expropriation of a building, they must cancel a registration of a right other than a registration of ownership, etc. established on the building by their own authority. When a registrar makes a registration referred to in paragraph (3), the same applies to a registration of a right established on the right referred to in the same paragraph.

(6)If a registrar makes a registration referred to in paragraph (1), they must cancel a registration of commencement of determination proceedings by their own authority.

Article 131(1)The registered holder of ownership or other owner of a parcel of land may file an application for parcel boundary demarcation with a registrar for parcel boundary demarcation with regard to the boundary between the relevant parcel of land and an adjoining parcel of land.

(2)If the local government obtains the approval of any of the registered holders of ownership or other owners of a subject parcel within its jurisdictional area, it may file an application for demarcation of the boundaries of that subject parcel with the registrar for parcel boundary demarcation (limited to those that are not shown on the map referred to in Article 14, paragraph (1)).

(3)An application for parcel boundary demarcation must be filed by clarifying the following matters:

(4)An applicant for parcel boundary demarcation must pay fees as provided for by Cabinet Order.

(5)The provisions of Article 18 apply mutatis mutandis to an application for parcel boundary demarcation. In this case, the phrase "information specified by Cabinet Order as necessary matters for applying for a registration, including the matters necessary for identifying the real property, the name of the applicant, and the purpose of registration (hereinafter referred to as "application information")" and the term "registry office" in the same Article are deemed to be replaced with "information on the matters set forth in the items of Article 131, paragraph (3) (referred to as "application information for parcel boundary demarcation" in item (ii), Article 132, paragraph (1), item (iv) and Article 150)," and "Legal Affairs Bureau or District Legal Affairs Bureau", respectively; and the term "application information" in Article 18, item (ii) is deemed to be replaced with "application information for parcel boundary demarcation."

Article 132(1)In the following cases, a registrar for parcel boundary demarcation must dismiss an application for parcel boundary demarcation by a decision stating the reasons therefor; provided, however, that this does not apply where defects in the application can be corrected, and the applicant for parcel boundary demarcation has corrected them within a reasonable period specified by the registrar for parcel boundary demarcation:

(2)A dismissal of an application for a parcel boundary demarcation under the provisions of the preceding paragraph is deemed to be a disposition made by a registrar.

Article 133(1)If an application for parcel boundary demarcation is filed, a registrar for parcel boundary demarcation must give public notice to that effect and also give notice to the following persons (hereinafter referred to as the "related persons") to that effect, as provided for by Ministry of Justice Order without delay; provided, however, that this does not apply if the application should be dismissed pursuant to the provisions of paragraph (1) of the preceding Article:

(2)In the case referred to in the main clause of the preceding paragraph, if the whereabouts of any of the related persons is unknown, the notice to the related person under the provisions of the main clause of the same paragraph may be given by posting the name of the related person, the matters to be notified, and a statement to the effect that a document stating the relevant matters is to be issued to the related person at any time on the notice board at the Legal Affairs Bureau or District Legal Affairs Bureau that has jurisdiction over the location of the subject parcels. In this case, the notice is deemed to have reached the related person when two weeks have elapsed from the day on which the posting was carried out.

Article 134(1)If public notice has been given and notice has been given to each related person pursuant to the provisions of the main clause of paragraph (1) of the preceding Article, the Director of a Legal Affairs Bureau or District Legal Affairs Bureau must designate a parcel boundary examiner who is to conduct the examination of facts necessary for parcel boundary demarcation for the subject parcels.

(2)A person who falls under any of the following items may not be designated as a parcel boundary examiner referred to in the preceding paragraph:

(3)If there are two or more parcel boundary examiners designated under the provisions of paragraph (1), they perform their duties jointly; provided, however, that with the permission of a registrar for a parcel boundary examiner, they may perform their duties independently or divide the duties among themselves.

(4)The Director of a Legal Affairs Bureau or District Legal Affairs Bureau may have their officials assist the examination of facts conducted by a parcel boundary examiner.

Article 135(1)A parcel boundary examiner, if they are designated under the provisions of paragraph (1) of the preceding Article, may conduct a survey or field investigation of the subject parcels or related parcels or other parcels of land, hear from the applicant for parcel boundary demarcation or related persons or other persons about the facts known to them or request those persons to submit materials, and conduct other examination of facts necessary for parcel boundary demarcation for the subject parcels.

(2)When conducting the examination of facts referred to in the preceding paragraph, a parcel boundary examiner must maintain awareness that parcel boundary demarcation is not intended for the demarcation of the boundary of the coverage of ownership for the subject parcels.

Article 136(1)When conducting a survey or field investigation of the subject parcels, a parcel boundary examiner must give notice to the applicant for parcel boundary demarcation and the related persons to that effect together with the date and place thereof in advance, and provide them with the opportunity to observe the survey or field investigation.

(2)The provisions of Article 133, paragraph (2) apply mutatis mutandis to the notice under the provisions of the preceding paragraph.

Article 137(1)If the Director of a Legal Affairs Bureau or District Legal Affairs Bureau finds it necessary when a parcel boundary examiner conducts a survey or field investigation of the subject parcels or related parcels or other parcels of land, they may have the parcel boundary examiner or their official referred to in Article 134, paragraph (4) (hereinafter referred to as "parcel boundary examiner, etc." in this Article) enter another person's land.

(2)If the Director of a Legal Affairs Bureau or District Legal Affairs Bureau intends to have the parcel boundary examiner, etc. enter another person's land pursuant to the provisions of the preceding paragraph, they must give notice to the possessor of the land to that effect together with the date and place of the entry in advance.

(3)Where a person intends to enter, pursuant to the provisions of paragraph (1), residential land or land in the possession of another person which is enclosed with hedges, fences or other barriers, upon entry, the person must notify the possessor of the relevant land to that effect in advance.

(4)No entry may be made onto the land prescribed in the preceding paragraph before sunrise or after sunset, unless the possessor of the land gives consent.

(5)The possessor of the land must not refuse or obstruct the entry under the provisions of paragraph (1) without justifiable grounds.

(6)When making an entry under the provisions of paragraph (1), the parcel boundary examiner, etc. must carry their identification card and present it if requested to do so by any person concerned.

(7)If the entry under the provisions of paragraph (1) has caused any person to suffer a loss, the State must compensate the person who has suffered a loss for the loss that would ordinarily arise.

Article 138If they find it necessary for parcel boundary demarcation, the Director of a Legal Affairs Bureau or District Legal Affairs Bureau may request the head of a relevant administrative organ, the head of a relevant local public entity, or a relevant public or private organization to submit materials and provide other necessary cooperation.

Article 139(1)If an application for parcel boundary demarcation is filed, the applicant for parcel boundary demarcation and the related persons may submit a registrar their opinions or materials with regard to the parcel boundary between the subject parcels. In this case, if a registrar for parcel boundary demarcation has specifies a reasonable period during which the opinions or materials should be submitted, submission must be made within the period.

(2)The submission of opinions or materials under the provisions of the preceding paragraph may be made by electronic or magnetic means (meaning a method using an electronic data processing system or any other method of using information and communications technology which is specified by Ministry of Justice Order).

Article 140(1)If an application for parcel boundary demarcation is filed, during the period after giving public notice under the provisions of the main clause of Article 133, paragraph (1) and before making a parcel boundary demarcation, a registrar for parcel boundary demarcation must provide the applicant for parcel boundary demarcation and the related persons with the opportunity to state their opinions or submit materials (including an electronic or magnetic record) with regard to the parcel boundary between the subject parcels, while giving notice to those persons of the date and place of the hearing or submission in advance.

(2)On the date referred to in the preceding paragraph, a registrar for parcel boundary demarcation may have a person whom they consider appropriate state the facts known to the person as a witness,

(3)A parcel boundary examiner is to be in attendance on the date referred to in paragraph (1). In this case, with the permission of the registrar for parcel boundary demarcation, the parcel boundary examiner may ask questions to the applicant for parcel boundary demarcation or any related person or witness.

(4)A registrar for parcel boundary examiner must prepare a record stating the development on the date referred to in paragraph (1) and clarify the gist of the statements in the record made by the applicant for parcel boundary demarcation or the related person or witness on the date.

(5)The record referred to in the preceding paragraph may be prepared in the form of an electronic or magnetic record.

(6)The provisions of Article 133, paragraph (2) apply mutatis mutandis to the notice under the provisions of paragraph (1).

Article 141(1)During the period after public notice has been given under the provisions of the main clause of Article 133, paragraph (1) until notice is given to the applicant for parcel boundary demarcation pursuant to the provisions of Article 144, paragraph (1), the applicant for parcel boundary demarcation and related persons may make a request to the registrar for parcel boundary demarcation for the inspection of the record which has been prepared and the materials which have been submitted in the procedure for parcel boundary demarcation (in the case of those in the form of electronic or magnetic records, the content of the recorded information that is indicated by a method specified by Ministry of Justice Order). In this case, the registrar for parcel boundary demarcation may not refuse the inspection unless the inspection is likely to harm the interest of any third party or there are other justifiable grounds for refusal.

(2)The registrar for parcel boundary demarcation may designate the date and place of the inspection referred to in the preceding paragraph.