Decided to buy a house! What are the next steps? (Roadmap to avoid confusion from payment to delivery)

12/15/2025

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Thank you for your hard work. DIY Renova.

If you are looking at this page!

I guess you bought a house. Or maybe you've decided to buy a house.

congratulations!

From the moment you decide to buy a property, the things you have to do increase all at once. Moreover, in real estate, just one slip in the procedure can move the settlement date, delay delivery, and cause unnecessary costs and stress.

On this page, we will summarize the things that people who buy a house should do before ``settlement and handover'' in an order that will make it easier to avoid omissions.
In order to appeal to those who are interested in self-renovation, we will also include information that you should collect before handing over the property and points to check to avoid problems on the day of delivery.

The most important thing to note is that this article is for reference only and does not necessarily include this procedure. Please always check with the person in charge of the real estate transaction.

If you're wondering "How much renovation or remodeling can I actually do on my own home?" or "Where should I even start?", please visit this page. If you're looking to learn more about specific renovation processes or construction details, don't miss this page as well!

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So, here you go.

Table of Contents

First, the big picture: the “normal flow” from signing the contract to payment and delivery.

Roughly speaking, after signing a contract, you proceed to the next line.

Boundaries/surveys, etc. (if any, waiting for completion)
Confirmation of settlement date (delivery date)
Main examination of home loan - Monetary loan contract (loan contract)
Estimate/enroll in fire insurance (often included in loan conditions)
Preparation of registration documents with judicial scrivener (ownership transfer registration, mortgage establishment registration, etc.)
On the day of payment: Final confirmation → Remittance → Receipt of keys and documents → Application for registration

In principle, this "settlement/delivery" is generally carried out by the seller and buyer at the same time at the same place, and the order and confirmation are very important.National Consumer Affairs Center

① (Applicable people) If there is definitive surveying or boundary work, establish the “completion conditions” first.

``Waiting for the final survey to be completed'' is quite important.
If the boundaries of the land remain ambiguous, problems with neighboring properties are likely to occur after the property is handed over, and the sale and purchase contract may require the delivery of a final survey map (the purpose of the final survey is generally explained to be to prevent boundary problems in the future).Intermediary by Haseko.

There are two tips here.

Clarify in writing "what is completed when completed" (final survey map, boundary confirmation document, status of brush boundary confirmation, etc.)
If there is a possibility that the survey will not be completed in time for the settlement date, start discussions to change the settlement date as soon as possible (there are also materials that touch on adjusting the settlement date if the survey cannot be completed in time)National Consumer Affairs Center

From a self-renovation perspective, if boundaries are established, it is easier to see the outside structure, the direction of rainwater drainage, and objects that cross boundaries (block walls, piping). In other words, it will be easier to reduce conflicts later on. Haste makes waste here.

② Decide on the final settlement date (delivery date): Once the goal date is decided, everything will move forward.

Once the settlement date is confirmed, the following will be fixed at once.

Bank loan execution date (often the same day as handover)
Fire insurance start date
Judicial scrivener's attendance date/registration application arrangements

A common explanation is that ``loan execution tends to occur on the same day as handover'' because collateral setting (mortgage registration) must proceed at the same time.ion housing.

The practical point here is that "weekday restrictions" are likely to occur. The schedule will be based on the bank/judicial scrivener's availability, so it will go smoothly if you have 2-3 candidate dates ready.

Please save at least one paid holiday for this day.

③ Gather identity verification documents such as residence card and seal certificate (don't worry about moving)

I was told by the real estate agent that I would need to move my residence card and have 2 resident cards and 2 seal certificates, but there is one thing to be careful about.

When to move your residence card depends on the situation of the property (can't live in it yet/can you live in it), how the registered address is treated, and how the bank operates.
There are usually cases where it is not possible to move forward (for example, you cannot live in the property before handing over, there is still rent left, etc.)

The important thing is to have all the necessary documents ready on the settlement date. The registration application form also requires strict identity verification, such as affixing a registered seal (the same seal as the seal registration certificate).Legal affairs bureau

So here's what I recommend.

Check with a judicial scrivener first what address to use for registration (current address or new address)
Check with your bank about the address on your residence card and how changes to your workplace or current address will be handled.
Then, obtain the required number of resident cards and seal certificates.

Don't lick the paper you get at the government office. If this is not done, the process will stop even if everyone is gathered on the day of payment.

④ What is determined by a loan contract (loan contract): Points to consider before signing

Roughly speaking, a loan contract is a contract for borrowing money from a bank. There are mainly three things to confirm here:

Loan amount, interest rate type, repayment terms
Loan execution date (=directly linked to settlement date)
Necessary participation conditions (group trust, fire insurance, etc.)

Insurance companies clearly explain that when taking out a home loan, you are often required to take out fire insurance.Sony Assurance

If you are planning to do some self-renovation, there is one thing you should keep in mind.
Even if you are unable to temporarily live in the property immediately after delivery (assuming construction is underway), it may affect loan conditions and insurance design. It is more likely that accidents will occur if you consult honestly and design the project rather than ``proceeding in silence'' (it will be a pain later if insurance money is involved).

⑤ Fire insurance: Estimate → Decision → Design of start date (consider in conjunction with delivery date)

People tend to buy fire insurance just for the time being, but it is an extremely important task in the purchase process.

Start date: Basically the “handover date”
Deadline: It is easy to get confused right before handover, so it is realistic to start comparing estimates as early as possible (there is an explanation such as 2 weeks before handover as a guide)self-insurance

If you at least decide on this, you will be less likely to get lost.

Compensation target (building only / household goods also)
Whether or not water disaster, wind disaster, and earthquake insurance is necessary (determined based on regional characteristics and budget)
Deductible amount (whether to pay for small damages out of pocket)

In short, for people from overseas, when purchasing real estate in Japan, it is easy to have "registration", "loan", and "insurance" all bundled together on the same day. Therefore, fire insurance is part of the settlement, both as a document and as a schedule.

⑥ Registration with a judicial scrivener: This is likely to stop on the day of settlement, so make this your top priority.

What happens on the day of payment is actually more than just paying the money, it's actually checking to see if it's ready for registration.
Documents from the National Consumer Affairs Center of Japan also show that a judicial scrivener first checks the registration-related documents, then pays the balance and receives the keys and documents.National Consumer Affairs Center

Judicial scriveners are experts in legal procedures such as real estate registration, and are responsible for the registration (the Federation of Judicial Scrivener Associations' business description also includes real estate registration as their main business).Japan Federation of Judicial Scrivener Associations

In practice, when using a loan, you may become a ``bank-designated judicial scrivener.''

It is safe to check with your bank to see if it is designated (as operations vary depending on the bank and case).

It is a good idea to create a payment checklist (paper version) at this stage.

Documents requested by a judicial scrivener (residence card, seal certificate, identity verification documents, etc.)
Bank submission documents
Breakdown of expenses to be paid on the settlement date (remaining amount, brokerage fee, registration fee, fixed asset tax settlement amount, etc.)

"I'm sure everything will be fine on the day," but nothing will happen. It saves everyone's time.

⑦ Another on-site visit (final confirmation) should be conducted: Witness confirmation immediately before handover is recommended.

In the case of used homes, it is especially recommended to witness confirmation immediately before settlement and handover, as problems such as ``there were problems with the building or equipment'' and ``the accessories that we had heard about were not available'' are likely to occur after the handover.National Consumer Affairs Center

The "final confirmation" of self-renovators is also fun.
Secure your belongings so you can get through this comfortably.

Smartphone (take a video; be sure to record and film oral explanations)
Tape tape, laser distance meter (standard on Amazon/Yahoo. This is the best place to buy)
Flashlight (required at the inspection door under the floor or in the attic even during the day)
A small stepladder (if you have permission, don't overdo it)
Label stickers or masking tape (put things like ``This key is the warehouse'' or ``This is the water heater'')

リンク

If you narrow down your confirmation to the scope that is directly connected to the "purchase procedure", you will not be confused.

Items to be inherited (number of keys, remote control, instruction manual, warranty)
Important documents (building confirmation certificate/inspection certificate, drawings, survey drawings, etc. Examples of handover can also be found in official documents)National Consumer Affairs Center
Condition of equipment (does it match the contract/incidental equipment list?)
Boundary confirmation (boundary marker, presence or absence of border crossing, boundary confirmation document)National Consumer Affairs Center

Furthermore, the importance of pre-delivery inspections is the subject of research overseas, and there is also an argument that standardizing pre-delivery inspections will contribute to reducing disputes (research on pre-delivery inspections of housing).MDPI(Chen, J.-H.; Pan, H.-H.; Wang, T.-K.; Wei, H.-H. Housing Transfer Inspection: What Are the Priorities? Buildings 2023, 13, 2573. https://doi.org/10.3390/buildings13102573)

⑧ Process on the day of payment: On the day of payment, proceed as follows: “Confirm → Remittance → Receipt → Registration”

On the day of settlement, basically the process proceeds in the following order (general flow).National Consumer Affairs Center

A judicial scrivener checks the set of registration documents (if you stop here, the day will be over)
The buyer confirms the inherited items such as keys and drawings.
If there is no problem, pay the remaining amount and settlement fee.
Once the seller confirms the payment, the buyer receives the registration documents and the process is complete.

The "key points" here can be summarized into these three points.

Deposit confirmation time lag (money may not arrive even after transfer)National Consumer Affairs Center
Inadequate documents (seal certificate deadline, address mismatch, lack of power of attorney, etc.)
Failure to confirm handover items (lack of keys, missing documents)

So, my tasks for the day are simple.

Crush the “pre-made checklist” from above
Do not make additional judgments (judgments are made in advance)
Record any unclear points on the spot and decide who will respond and by when.

⑨ After handover: What needs to be done is “preservation” and “initial maintenance”

After the property is handed over, problems may surface several years later, so it has been pointed out that it is important to organize and store documents such as sales contracts and important matters explanations.National Consumer Affairs Center.

Here, the initial steps recommended for self-renovators are those that are ``effective for procedures.''

Scan and back up received documents (cloud + local dual)
Consolidate keys, equipment remote controls, and instruction manuals in one place
Divide photos and videos taken during the witness confirmation into folders (reducing ``I said and didn't say'' later)

The "construction" doesn't have to start yet. First, solidify the information. Information is an asset.

Frequently asked questions: How to think so you don't lose out

Q: Who will start paying for lifeline costs?

In general, it is often arranged in a manner that transfers from the seller to the buyer on the delivery date, but ultimately this is determined in the contract. If in doubt, check the terms of the contract and the explanation from the intermediary (don't just talk verbally).

Q: Is it really that important to explain important matters?

It's important. Real estate transactions are complex, and in order to prevent unexpected damage to buyers, real estate transaction companies are required to provide explanations (organizing the purpose of the system and the purpose of the provisions).Ministry of Land, Infrastructure, Transport and Tourism
That is why it is right to ``preserve'' the documents you receive.

Summary: If you follow this order, payments and deliveries will be quite stable.

Finally, put it into a form that you can start working on today.

Confirm the “settlement date” (multiple candidate dates)
If there is a “survey/boundary”, clarify the completion conditions
Check with the bank whether they are designated as a judicial scrivener, required documents, and fire insurance conditions.
For fire insurance, calculate backwards from the "delivery date start" and start comparing estimates. Self-insurance.
Prioritize the list of documents received from the judicial scrivener (registered seal, seal registration certificate, certificate of residence, etc.)Legal Affairs Bureau.
We will confirm that you are present just before the handover, and photograph and record the handover. National Consumer Affairs Center.

Once you've prepared everything up to this point, you'll be able to start the "warm-up" for self-renovation very comfortably.