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What Is a Judicial Scrivener?
If you're buying property in Japan, you'll encounter a professional you've probably never heard of: the judicial scrivener (司法書士, shiho-shoshi). They're not lawyers, not notaries, and not accountants — they're something uniquely Japanese.
A judicial scrivener is a nationally licensed legal professional authorized to handle property registration, title transfers, inheritance registration, and company formation. They pass one of Japan's most difficult national exams (pass rate: approximately 4–5%) and are regulated by the Ministry of Justice.
In practical terms: no property transaction in Japan closes without a judicial scrivener. They are the professionals who register the ownership change at the Legal Affairs Bureau (法務局), verify the seller's identity and title, and ensure there are no hidden liens or encumbrances. For foreigners, they're also the ones who navigate the additional documentation requirements that come with non-Japanese buyers.
Why Foreigners Need an English-Speaking Scrivener
Most real estate agents in Japan will assign a judicial scrivener for your transaction. But here's the problem: the agent picks the scrivener, and most scriveners don't speak English. You end up signing documents you can't read, through an agent who may or may not accurately translate the legal implications.
An English-speaking judicial scrivener changes this dynamic entirely:
- Direct communication — You can ask questions about title issues, liens, and registration procedures without playing telephone through an agent
- Document explanation — They can explain what you're actually signing, including the critical "important matters explanation" (重要事項説明書)
- Cross-border expertise — They understand the extra documentation foreigners need (notarized signatures in lieu of hanko, foreign address registration, etc.)
- Inheritance planning — They can advise on how to structure ownership to simplify things for your heirs
- Remote transactions — Many can handle the entire process by mail/video for overseas buyers
What Does a Judicial Scrivener Actually Do?
During a Property Purchase
| Task | What It Means for You |
|---|---|
| Title search (登記簿謄本) | Verifies the seller actually owns the property and checks for mortgages, liens, or disputes |
| Identity verification | Confirms both buyer and seller identities — for foreigners, this involves passport and residence card or notarized signature |
| Registration application | Prepares and submits the ownership transfer registration to the Legal Affairs Bureau |
| Settlement attendance | Attends the closing to verify documents, witness the exchange, and submit registration same-day |
| Post-registration | Delivers the new registration certificate (登記識別情報) confirming you as the legal owner |
For Inheritance
- Prepares inheritance registration application
- Gathers family register documents (or coordinates foreign equivalents)
- Drafts inheritance division agreements when multiple heirs are involved
- Handles the mandatory registration under Japan's new inheritance laws
For Company Formation
- Registers Japanese companies (KK or GK) for foreign entrepreneurs
- Handles branch office registration for overseas companies
- Corporate address changes and officer registrations
How Much Does a Judicial Scrivener Cost?
| Service | Typical Fee Range | Notes |
|---|---|---|
| Property purchase registration | ¥50,000 – ¥150,000 | Plus registration tax (0.4–2% of assessed value) |
| Inheritance registration | ¥80,000 – ¥200,000 | More complex with multiple heirs or foreign documents |
| Will preparation assistance | ¥100,000 – ¥200,000 | Notarized wills cost more but are strongly recommended |
| Company formation | ¥80,000 – ¥120,000 | Plus government registration fees |
| Cross-border inheritance (full service) | ¥200,000 – ¥500,000 | Includes document coordination with overseas authorities |
English-speaking scriveners may charge a premium of 20–50% over Japanese-only offices, but the cost is worth it for the direct communication and cross-border expertise. These fees are separate from the registration tax itself, which is a government fee based on the property's assessed value.
English-Speaking Judicial Scriveners in Japan
Finding a judicial scrivener who speaks English and has experience with foreign clients is one of the biggest challenges for overseas property buyers. We've compiled this directory of verified firms that advertise English-language services. We recommend contacting multiple firms to compare responsiveness, fees, and experience with your specific situation.
Disclaimer: Akiya Japan does not endorse or receive compensation from any of the firms listed below. This directory is provided as a starting point for research. Always verify credentials, confirm current fees, and assess suitability for your specific needs before engaging any professional.
National / Multi-Office Firms
STK Legal / Legacy Tomodachi
Tokyo • Nagoya • Osaka • Singapore
One of Japan's largest firms specializing in international legal services. The STK Group (50+ staff) includes licensed judicial scriveners, administrative scriveners, and tax accountants. Their Legacy Tomodachi brand focuses specifically on international inheritance — helping non-Japanese settle estates, create wills, and transfer property in Japan. Native English, Chinese, and Korean speakers on staff.
- Specialties: Cross-border inheritance, property registration, company formation, will preparation
- Languages: English, Japanese, Chinese, Korean
- Remote service: Yes — extensive experience with overseas clients
Tokyo Kyodo Judicial Scrivener Office (TKAO)
Tokyo (Chiyoda-ku)
Part of the Tokyo Kyodo Accounting Group (est. 1993, 348+ staff), this office handles complex real estate registration including securitization, cross-border transactions, and corporate restructuring. Eight licensed judicial scriveners on staff.
- Specialties: Real estate registration, company formation, M&A-related registration, foreign company branch offices
- Languages: English, Japanese, Vietnamese, Chinese
- Best for: Complex or high-value transactions, corporate clients
Tokyo Area
Chidorigafuchi Comprehensive Office (千鳥ヶ淵総合事務所)
Tokyo (Chiyoda-ku, Ichigaya)
Headed by judicial scrivener Rina Iwamoto, this office has built a reputation for assisting foreign buyers and residents with real estate transactions in Tokyo. Provides an "almost one-stop shop" for foreign buyers, handling property registration, company registration, and inheritance procedures in both Japanese and English.
- Specialties: Property purchase registration, foreign buyer documentation, inheritance
- Languages: English, Japanese
- Best for: Individual foreign buyers purchasing property in the Tokyo area
Karitani Shiho-Shoshi Lawyer Office
Tokyo
Handles international cases with direct English communication from the judicial scrivener to the client. Works with international companies and private individuals on property acquisitions, company establishment, and documentation for non-Japan-based clients.
- Specialties: International real property transactions, Japan subsidiary/branch setup, corporate documentation
- Languages: English, Japanese
- Best for: International businesses and individuals purchasing or managing property from overseas
Osaka / Kansai Area
Office Shoji (司法書士事務所 庄司)
Osaka
An English-speaking judicial scrivener office in Osaka that advertises specifically to foreign clients. Handles commercial and real estate registrations, inheritance procedures, and provides registration certificate services for overseas clients who need documentation from Japanese property records.
- Specialties: Real estate registration, commercial registration, registration certificate services for overseas clients
- Languages: English, Japanese
- Best for: Foreign buyers and businesses in the Kansai region
Kobe / Hyogo Area
Karma Legal Japan
Kobe, Hyogo
A judicial scrivener office in Kobe with extensive experience working with foreign clients on real estate transactions. Actively publishes English-language guides on Japanese property purchase procedures and recent regulatory changes, including the 2024 foreign owner registration requirements.
- Specialties: Real estate registration, company establishment, inheritance, wills
- Languages: English, Vietnamese, Japanese
- Best for: Foreign buyers in the Kansai/Hyogo region
Complementary Legal Services (Attorneys)
For complex situations involving disputes, litigation, or multi-jurisdictional inheritance, you may also need an attorney (弁護士). These firms work alongside judicial scriveners:
Sumikawa Law Office
Kawasaki (Tokyo/Yokohama area)
All attorneys speak English. Extensive experience assisting foreigners with Japanese real estate, inheritance, and will preparation. Maintains a network of English-speaking specialists including judicial scriveners and tax accountants. Also provides support to overseas lawyers who need a Japanese legal counterpart.
- Specialties: Real estate disputes, international inheritance, wills, divorce (with property division)
- Languages: English, Japanese
How to Choose the Right Scrivener
Not all English-speaking scriveners are equal. Here's what to evaluate:
Questions to Ask Before Hiring
- "How many foreign client transactions have you handled?" — Experience matters. The documentation requirements for non-Japanese buyers are meaningfully different.
- "Can you handle the entire process remotely?" — Essential if you're buying from overseas. Some scriveners require in-person attendance at settlement.
- "What are your fees, and what's included?" — Get a written quote. Ask whether it includes the registration tax (government fee) or just the scrivener's service fee.
- "Who in your office speaks English?" — Confirm whether the licensed scrivener speaks English, or just support staff. You want direct communication with the person signing off on your registration.
- "Can you explain the title search results to me in English?" — The pre-purchase title check is crucial. You need to understand any issues before committing.
Red Flags
- Won't provide a fee estimate in writing
- Can't explain the process in clear English
- No experience with foreign client documentation (notarized signatures, apostilled documents)
- Insists you must use the agent's preferred scrivener with no explanation
- Doesn't mention the registration tax as a separate cost
The Official Directory
Every judicial scrivener in Japan is registered with their prefectural Shiho-Shoshi Association, which reports to the national Japan Federation of Shiho-Shoshi Lawyer's Associations (日本司法書士会連合会). Their official website maintains a searchable directory:
shiho-shoshi.or.jp (Japanese only)
While the directory is in Japanese, you can use it to verify that any scrivener you're considering is properly licensed. The Ministry of Justice also provides an English overview of the judicial scrivener system.
Tips for Working with Your Scrivener
- Engage early — Contact a scrivener before you make an offer, not after. They can review the property's registration records and flag issues before you commit.
- Prepare your documents — Non-Japanese buyers need: passport, residence card (if in Japan), notarized signature certificate (if no hanko), and proof of address. Having these ready speeds up the process.
- Budget for the registration tax separately — The scrivener's fee is their service charge. The registration tax (登録免許税) is a government fee they collect on your behalf, typically 2% of the assessed value for purchase, 0.4% for inheritance.
- Get everything in writing — Request English-language summaries of the title search, any issues found, and the final registration confirmation.
- Keep their contact information permanently — You'll need a scrivener again if you sell, inherit, or need to update your registration. Building an ongoing relationship with one firm saves time later.
Judicial Scrivener vs. Lawyer vs. Administrative Scrivener
Japan has several types of legal professionals, and foreigners often confuse them:
| Professional | Japanese | What They Do | When You Need Them |
|---|---|---|---|
| Judicial Scrivener | 司法書士 | Property & company registration, title transfers, inheritance registration | Every property transaction |
| Administrative Scrivener | 行政書士 | Visa applications, government permits, business licenses | Visa/residency matters |
| Attorney | 弁護士 | Legal disputes, litigation, complex negotiations | Disputes or litigation only |
| Tax Accountant | 税理士 | Tax filing, inheritance tax, capital gains | Tax obligations |
For a straightforward property purchase, a judicial scrivener is the only professional you're required to use. Add a tax accountant if the transaction triggers tax obligations, and a lawyer only if there's a dispute.
Sources & References
- Japan Federation of Shiho-Shoshi Lawyer's Associations — Official Directory
- Ministry of Justice — Judicial Scriveners and Land Investigators
- MailMate — Judicial Scrivener Guide for Property Registration
- Plaza Homes — The Services Provided by Judicial Scriveners in Japan
- Japan Compliance — The Role of Judicial Scriveners in Japan's Vacant House Problem