Notary for Selling Real Estate in Japan (Tokyo / Osaka / Fukuoka)
A Thai notarisation is the mandatory first link in every outbound legalisation chain: without it, the Ministry of Foreign Affairs and the destination embassy will refuse the file. Thai owners selling condominiums or land in Japan — POA to a Japanese Judicial Scrivener (Shihōshoshi) plus notarised inkan-toroku equivalent affidavit. Request a bundled quote: Notary + MFA + destination embassy, one invoice.
Pre-notarisation checklist for Japan
Thai owners selling condominiums or land in Japan — POA to a Japanese Judicial Scrivener (Shihōshoshi) plus notarised inkan-toroku equivalent affidavit.
Documents in this class are filed with Japanese Judicial Scriveners (Shihōshoshi), Legal Affairs Bureau (Hōmukyoku), Japanese Real Estate Agents, each with specific formatting NYC knows from continuous casework — Notarial Services Attorneys, sworn translators and MFA / embassy messengers all work the file inside one folder.
Fees and turnaround for — Legalisation chain
- 1Notary Public — POA (Ininjō) and signature-in-lieu-of-inkan affidavit
- 2MFA Apostille
- 3Filed with the Japanese Legal Affairs Bureau by the Shihōshoshi
Japan is a Hague Apostille member. Since Thailand joined the Convention on 25 Dec 2025, Consular Legalisation is no longer needed for most documents.
The NYC workflow for — Frequently notarised documents
- Notarised Power of Attorney (Ininjō) — bilingual TH / JP
- Signature Affidavit in lieu of Inkan-tōroku
- Certificate of Residency (equivalent to Jūminhyō)
- Certified True Copy of Passport
Why Notary Public matters for — Local tips (Japan)
- •Japanese ownership transfer requires an Inkan-tōroku (registered seal) — non-residents may substitute a notarised signature affidavit under the Notary Act.
- •A Shihōshoshi (Judicial Scrivener) handles the registration; NYC works with firms in Minato-ku and Chuo-ku that regularly serve Thai clients.
- •Capital gains from a Japanese property sale by a non-resident are subject to a 10% withholding — a Tokubetsu Chōshū Meisho form is filed at the sale.
FAQ — Japan
Can I sell without traveling to Japan?
Yes — a notarised POA + Apostille delegates the sale entirely to the Shihōshoshi.
What about the Inkan / registered seal?
Non-residents cannot register an Inkan; a signature affidavit notarised in Thailand is the accepted substitute.
How much is the withholding tax?
10% on the gross sale price is withheld by the buyer for non-resident sellers.