Arrows International Realty
  • Home
  • Study
    • Rights of Property >
      • Real Right and Credit
      • Rights to the land and Rights to the building
    • the Building Lots and Buildings Transaction Business Act >
      • Laws Related to Real Estate Transaction in Japan
      • (1) Laws Concerning Land Use
      • (2) Laws Concerning Construction of Buildings
      • (3) Laws Regulating Real Estate Companies
      • (4) Laws and Regulations Concerning Advertisement
      • (5) Laws Concerning Contracts Including Sales Contracts and Lease Contracts
      • (6) Laws concerning Titles and Rights
      • (7) Laws Concerning Real Property Registration
      • (8) Laws Concerning Condominium Management
      • (9) Laws Concerning Defects (Faults, etc.) of Housing Properties
    • How to and Procedures >
      • Process of Real Estate Sale
      • Process of Real Estate Purchase
      • Cost by Transaction
      • Important Points Explanation
      • Real Estate Sales Contract
      • Property Condition Confirmation
      • Facilities and Equipment List
    • Building Management >
      • Process of Residential Property Management
      • Process of Real Estate Leasing >
        • Idea of Lease Agreement
      • Process of Vacation Home Management
    • Related Acts
    • Glossary >
      • Real Estate Glossary in Japan
    • Tax in Japan >
      • Consumption Tax
      • Property Tax
      • Capital Gain Tax
      • Withholding Tax
      • Taxes on Gifts and Inheritances
    • Q&A >
      • Q&A
  • Local
    • Learning
  • Latest Information
    • Latest News
    • We Love Kyoto
  • Column
  • About Us
    • Records
    • Partners
    • Cookie Notice
    • Sitemap
  • Contact

6/5/2020

Getting a Consignment of Sale

Read Now
 
Today, we would like to explain the initial investigation when we were asked to sell real estate.
Actually, one owner contacted us today and asked us to sell the detached house. Therefore, we would like to explain what we do as an initial investigation first.

Since it was in the evening when the investigation was begun, we examined the details today within the range which can be investigated on the internet. The first thing we did was to get the land and building registration transcripts. This can be investigated at the legal affairs bureau, but it is also possible to investigate on the internet. Since we are registered as a vendor, we used our login ID and password to search. Land is selected in the order of Kyoto Prefecture, Kyoto City, target ward, town name, and lot number. In the case of a building, the same procedure is used for a building, and in the case of a complete set of information, we will be charged 334 yen per piece of information. The land and building registration transcripts confirms the details of the owner, information about the property and the rights to the property. We then check to see if there are official maps and acreage survey maps of the land. Public maps can be found basically anywhere, but the acreage survey maps are not registered unless they have been surveyed. If there is no information available on the target land, we check the land adjoining the land on the public map in order to see if a survey map on the next land is available. In the case of a building, we also check if the building plan is registered.
The next step is to investigate the type of street access. This can be investigated on the website operated by Kyoto City. This time, we found out that the type of road is Article 42, Paragraph 1, Item 5 of the Law. It is a road that can be rebuilt. Since we didn't have the acreage survey map, we will visit Kyoto City Hall to get information of street width and frontage, as well as a field survey. By the way, since city hall can only be visited during limited hours on weekdays, it is carried over to the following week.

Next, we needed to investigate the zoning of the place where the subject property is located. This is also available on the website operated by Kyoto City. The site has become more and more convenient over the years, and we can check the zoning, building-to-land ratio, floor area ratio, and  minimum site area for buildings. It is now possible to look up information on height district, landscape preservation, distant landscape, etc at ont place. The information on outdoor advertising, fire protection zones, built-up urban areas, housing construction control zones, and ruins maps are available on separated sites. Once the above investigation has been completed, the next step is disaster prevention.
For disaster prevention, Kyoto Prefecture has a website dedicated to this topic. We can also check the flood, earthquake, and sediment disaster warning zones. If you would like to find out information about your location, please check the following sites

Multi-Hazard Information Providing System
http://multi-hazard-map.pref.kyoto.jp/top/top.asp

The above is the main content of the information that can be investigated on the Internet. 
In addition, similar to the public maps, but property tax lot reference maps and building agreements can also be researched online. In fact, the above information will be used to survey the Legal Affairs Bureau, City Hall, Waterworks Bureau and the site. It is also possible to obtain information on the buried pipe status of the water supply system and the buried gas pipes via the internet. 

In addition, the above is only data information, and we will proceed with the survey including confirmation of boundaries, confirmation of crossing borders, building conditions, etc. This is a job for new buyers to understand the situation, to feel secure, to be satisfied, and to purchase real estate. If you have any questions, please contact us individually.
Picture

Share

6/3/2020

Method of Real Estate Assessment

Read Now
 
Today, we were contacted by a tax accountant and asked to tell him the approximate price of the land, so we will explain the method of simple price assessment. A field survey is indispensable for accurate price calculation, and it is calculated using public maps and geological survey maps. The shape of the land, the price correction by the depth of land shape, the condition of the adjacent building and the width of the roadway are also important indicators. This time, we will use the transaction case comparison method to output the assessment results.

As a way of calculating a simple price, we will first refer to nearby sales examples.  The information is based on general portal sites, REINS, current sales and past sales results. No two properties are the same, even though they are examples of neighbourhoods, so check each similar and different point and think about how it affected the original price and how it affects the property to be appraised.  For example, if the property is located in Shimogyo ward, the target reference properties are limited to the same area. Set the same station as the nearest station and extract several to dozens of properties that are similar to the estimated price in advance. We then investigate the shape of the land, the access road, the shape, the proximity to the station and the characteristics of the area.

This time, we have sent detailed links to each property along with the information below.
Reference information
336-5 Land, Tenjinmaecho (corner lot) 156,000,000 yen (tsubo unit price 3.760 million yen)
Taigoyama-cho land 59.8 million yen (tsubo unit price 3.207 million yen)
Tourocho land 79 million yen (tsubo unit price 4.558 million yen)
Takatsuji, Nishinotoin-cho, Land 161 million yen (tsubo unit price 2.987 million yen)
Takatsuji Nishinotoin Land 174 million yen (tsubo unit price 3.004 million yen)

Details of the actual property to be assessed are omitted, but the price was set at 4 million yen based on the width of the frontage, the shape of the land, and the ratio of frontage to depth.
Since this is a simple desk assessment, the tax accountant will calculate the tax amount, cash flow, etc. referring to the above.
Once we receive a formal assessment request, we will tell you how to calculate the details next time.
Picture

Share

5/29/2020

Well Known Secret

Read Now
 
Two-handed trading is a method of brokering real estate sales by both the seller and buyer of real estate. If you buy real estate only once in your life, I think it's a word that even Japanese people rarely hear. Let's start talking about this deal today.

First, if the transaction is questioned as legal or illegal, it becomes legal. In a two-handed transaction, a real estate agent acts as an agent for the seller and an agent for the buyer only by one company. There is no illegality here, and the real estate brokerage fee charged is also a regular amount.

So what is the problem with this fact? In that case, an intermediary company who has received an intermediary contract from the seller monopolizes the information and does not accept the intermediary of another company. Generally, intermediary contracts are divided into the following three types.
Name of Brokerage Services
Privilegedand Exclusive Brokerage Service Agreement
Exclusive Brokerage Service Agreement
Non-Exclusive Brokerage Service Agreement
How many companies can you sign with?​
Contract with only one real estate company Penalties will be incurred if you contract with other companies​
Contract with only one real estate company Penalties will be incurred if you contract with other companies​
You can contract with multiple real estate companies *​
Can I find a buyer myself?​
If the seller finds a buyer and makes a contract, there is a penalty​
If the seller finds a buyer and makes a contract, pay the cost of fulfilling the intermediary contract​
Seller can find buyer and contract​
【Agent obligations​​】
How often is the sales status reported?​
Report the sales status to the seller at least once a week​
Report the sales status to the seller at least once every two weeks​
No reporting obligation​
【Agent obligations​】
Register on REINS?
Register with REINS within 5 days after concluding the brokerage contract​
Register with REINS within 7 days after concluding the brokerage contract​
No registration obligation. According to the wishes of the seller​
※There are two types of Non-Exclusive Brokerage Service Agreement: "explicit type" in which the requested party is announced and "indefinite type" in which it is not disclosed. In the case of "explicit type", if you negotiate with a company that has not announced it, you will need to pay operating expenses etc.
In general, a real estate agent proposes Privilegedand Exclusive Brokerage Service Agreement or Exclusive Brokerage Service Agreement which can monopolize information at the beginning. In this way, first of all, the real estate agent can get the agency fee of the seller's side reliably. There is nothing ethically wrong with that. However, the way the information is handled afterwards can make a big difference.

If the real estate agent thinks of the seller, expands the sales outlet as much as possible, and shares the information with other real estate agents, the seller's desired price will be broader and the information will be communicated to those who are considering purchasing. Information is provided directly to the real estate agents, and by registering with REINS, strictly speaking, real estate agents throughout Japan can introduce the property. Such real estate agents are sensible and reliable.

However, the reality is that large real estate agents, in particular, have severe sales quotas, so they choose a method that can obtain both the brokerage fee of the seller and the brokerage fee of the buyer. That is the holding of information. First of all, there are cases where the prescribed REINS is not registered. Even if it is registered, there are cases where it will be registered when they receive the purchase application through their client. In addition, even the information is registered, when they receive an inquiry from another company, there are cases where false information is provided such as it's currently in a business negotiation. At the time of the response, other companies will not be able to broker the real estate.

Such inconvenient facts will not be communicated to the seller, but only if the agent finds a buyer, it is possible that a prospective purchaser has appeared. If such a method is taken by the agent, whichever comes first if another real estate company finds a buyer, or if the real estate price goes down a bit, but the agent still gets brokerage fees for both the seller and the buyer.

This is a fact and a secret that any real estate agent knows. There is nothing wrong with a real estate agent working hard to become an agent for the seller. If the agent is a company that can take the right action, you can make a request.
Picture

Share

Details

    Author

    Arrows International Realty Corp.

    Archives

    December 2022
    November 2022
    October 2022
    September 2022
    August 2022
    July 2022
    June 2022
    May 2022
    April 2022
    March 2022
    February 2022
    January 2022
    December 2021
    November 2021
    October 2021
    July 2021
    January 2021
    December 2020
    September 2020
    August 2020
    July 2020
    June 2020
    May 2020

    Categories

    All
    360°
    Affidavit
    Airbnb
    Apartment
    Apartmment
    Application
    Architect
    Bank Account
    Bank Loan
    Bath Unit
    Brokerage Fee
    Buyandsell
    Cadastral Map
    Camping
    City Planning
    City Planning Areas
    Condo
    Construction Company
    Consulting
    Custom Home
    Demolition
    Depreciation
    Design
    Disaster Countermeasure
    Disaster Information
    Disaster Prevention
    Dismantlement
    Districts
    DIY
    Do It Yourself
    Documents
    Door Lock
    Double Window Sash
    Earthquake Resistance Standards
    Earthquake-Resistant
    Eel's Bed
    Escape Route
    Established A Corporation
    Evacuation Site
    Financing
    Fire Insurance
    Fixed Term Building Lease Agreement
    Flood
    For Rent
    For Sale
    Fusuma
    Garden
    General Corporation
    Go To Travel Campaign
    Guarantor Company
    Guesthouse
    Hatsu-bon
    Heavy Rain
    Home Loan
    Hotel
    House
    Housing Fire Alarm
    Housing Loan
    Inn
    Inns And Hotels Act
    Insulation
    Investment
    Investment Loan
    Investment Strategy
    Key Exchange
    Kitchen
    Kyo-machiya
    Kyoto
    Kyoto Shinkin Bank
    Land
    Land For Sale
    Land Use Zones
    Landslide Disaster
    Lease Agreement
    Lessee
    Lessor
    License
    Lot Number
    Machiya
    Machiya Design
    Machiya Loan
    Maintenance
    Management
    Mediation Contract
    Minpaku
    Money Flow
    Monthly Cost
    Mortgage
    Move
    National Strategic Special Zones Act
    Negotiation
    New Construction
    Non-rebuilding
    Obon
    Old House
    Omoteya Style
    Overlap Roofing
    PR Visa
    Price Reduce
    Private Lodging
    Private Lodging Business Act
    Property Management
    Purchase
    RC Structure
    RC-Structure
    Real Estate
    Real Estate Agents
    Real Estate Assessment
    Real Estate Investing
    Real Estate Ownership
    Real Estate Tour
    Rebuilding
    Registration Certificate
    Regular Rental Agreement
    Reinforcement
    REINS
    Remodeling
    Remote
    Remote Work
    Renovated
    Renovation
    Rent
    Repair
    Reserve Fund For Repair
    Residential Address
    Rethatching
    Risk Management
    Roof Painting
    Ryokan
    S Structure
    S-Structure
    Sales Contract
    Second Home
    Seismic Control
    Sell The Property
    Set-back
    Shiga
    Shin-bon
    Single-story Home
    Sliding Door
    Soundproofing
    SRC Structure
    SRC-Structure
    Stamp Duty
    Stamp Tax
    Standards
    Structure
    Swimming
    Tatami Mat
    Tax
    Tax Return
    Tea House
    The Building Standards Act
    Tile Roofing
    Transaction
    Tsubo
    Tsunami
    Ura-bon-e"
    Vacation Home
    Vacation Home Management
    W Structure
    W-Structure
    Waterproof
    WFH
    WFH In Kyoto
    Withholding Tax
    Zones

    RSS Feed

Home
About
Contact

​Jp
CN

Real Estate agent in Kyoto, Buy and Sell, Leasing, Renovation and Construction, Management for Investment and Vacation Property, Professional Services for International Customers. We deal in KyoMachiya houses, detached and attached Houses, new and old Condominium Apartments, Block of Apartments and Buildings for Commercial, Residential and Investments use, Manage and Support Operation and New Development of Guesthouse, Ryokan and Hotel, Total Supports for Land and Buildings Real Estate in Kyoto.
Yours sincerely, Founder Ken Hayashi
Real Estate Broker Company License No. Kyoto-Fu Governor ( 1 ) 14044 , ​Member of Kyoto Association of Residential Land Building Business
  • Home
  • Study
    • Rights of Property >
      • Real Right and Credit
      • Rights to the land and Rights to the building
    • the Building Lots and Buildings Transaction Business Act >
      • Laws Related to Real Estate Transaction in Japan
      • (1) Laws Concerning Land Use
      • (2) Laws Concerning Construction of Buildings
      • (3) Laws Regulating Real Estate Companies
      • (4) Laws and Regulations Concerning Advertisement
      • (5) Laws Concerning Contracts Including Sales Contracts and Lease Contracts
      • (6) Laws concerning Titles and Rights
      • (7) Laws Concerning Real Property Registration
      • (8) Laws Concerning Condominium Management
      • (9) Laws Concerning Defects (Faults, etc.) of Housing Properties
    • How to and Procedures >
      • Process of Real Estate Sale
      • Process of Real Estate Purchase
      • Cost by Transaction
      • Important Points Explanation
      • Real Estate Sales Contract
      • Property Condition Confirmation
      • Facilities and Equipment List
    • Building Management >
      • Process of Residential Property Management
      • Process of Real Estate Leasing >
        • Idea of Lease Agreement
      • Process of Vacation Home Management
    • Related Acts
    • Glossary >
      • Real Estate Glossary in Japan
    • Tax in Japan >
      • Consumption Tax
      • Property Tax
      • Capital Gain Tax
      • Withholding Tax
      • Taxes on Gifts and Inheritances
    • Q&A >
      • Q&A
  • Local
    • Learning
  • Latest Information
    • Latest News
    • We Love Kyoto
  • Column
  • About Us
    • Records
    • Partners
    • Cookie Notice
    • Sitemap
  • Contact