You’ve found the property, negotiated terms, and signed the contract. Now it’s time to close the deal—a multi-step process involving final payments, title transfer, and legal registration. While your real estate agent and judicial scrivener will handle much of the logistics, it’s nice to know what is happening behind the scenes.
Final Payments and Settlement
The settlement date (kessaibi) is the most important moment of the entire transaction—it’s when funds are transferred and legal ownership officially changes hands. This meeting is typically coordinated by your agent and judicial scrivener, and usually takes place at a bank, a real estate office, or online if remote arrangements are in place.
What you’ll pay on settlement day:
| Fee or Tax | Typical Amount | Notes |
|---|---|---|
| Remaining balance of purchase price | 90–95% of the agreed price | Paid by bank transfer; funds must already be in Japan if purchasing from abroad |
| Judicial scrivener fee | ¥50,000–¥150,000 | Covers registration, mortgage filings, and Legal Affairs Bureau submissions |
| Registration & license tax | 0.15%–2% of assessed property value | Based on fixed asset tax value, not market price |
| Agent commission (balance) | 3% of price + ¥60,000 + tax | If half was already paid at contract signing, the remainder is due now |
| Fixed asset tax adjustment | Pro-rated for the calendar year | Ensures fair split between buyer and seller |
| Stamp duty | ¥5,000–¥100,000 | Usually already paid at contract stage |
Tip: These payments are often bundled into a single transfer through your bank. Make sure your banking arrangements are in place well before settlement day.
The Judicial Scrivener and Title Registration
The judicial scrivener (司法書士 - shiho shoshi) is the licensed professional who ensures your ownership is legally recognized. They not only prepare the necessary paperwork but also oversee the entire registration process with the Legal Affairs Bureau.
Their responsibilities include:
- Verifying that the seller has received full payment before proceeding with registration
- Preparing the ownership transfer application and any related mortgage documents
- Coordinating with lenders to ensure mortgage liens are properly recorded
- Submitting the registration to the Legal Affairs Bureau
Once approved, you’ll receive your ownership ID containing a unique 12-digit code. This is the official proof of ownership and must be kept safe for any future sale or refinancing.
Important: Until registration is completed, the property remains legally in the seller’s name. This step is not just a formality—but the basis of your ownership.
If you’re buying remotely, the scrivener can act under a power of attorney, ensuring the deal moves forward even if you’re not in Japan.