Investigating inherited assets and preparing an asset list: what and how to investigate, and what an administrative scrivener can handle

In short: inherited assets include both positive and negative items, and it is important to grasp the whole picture of the deceased's assets and debts as a premise for estate division, renunciation of inheritance and inheritance tax. The "asset list" in this article is a list for organising the assets and debts before entering estate division, not the form used for an inheritance tax return. An administrative scrivener investigates and organises the assets and debts and prepares the asset list; tax valuation, real estate appraisal and sale valuation, inheritance tax, inheritance registration and sale decisions are divided among a tax accountant, a real estate appraiser, a licensed real estate brokerage and a judicial scrivener respectively.

Inherited assets have a "positive" and a "negative" side

Inherited assets are not only positive assets.

• Positive assets: real estate, deposits, securities, vehicles, etc.
• Negative assets: borrowings, unpaid amounts, guarantee obligations, etc.

Looking at only one side does not show the whole picture. Confirm both assets and debts, and only then can you consider the estate division or decide whether to renounce the inheritance.

What is the "asset list" in this article? The difference from an inheritance tax return form

The "asset list" in this article is a list for organising the deceased's assets and debts before entering estate division.

It differs in purpose from the form for assets and debts prescribed by the National Tax Agency for an inheritance tax return. The inheritance tax return and tax valuation are the domain of a tax accountant; this article deals with "organising the assets and debts for the purpose of the inheritance procedure".

Why is the asset investigation necessary?

Without the whole picture of the assets, the following cannot proceed:

• deciding what to divide in the estate division agreement;
• deciding whether to renounce the inheritance;
• preparing the premise for the inheritance tax return.

It proceeds in parallel with the heir investigation (family register collection). For the basics of heir investigation, see Where to start with an inheritance. For the procedures after organising the heirs and assets, see What is the certified list of statutory heirs? and Can you prepare an estate division agreement yourself?.

The real estate ownership record certification system (started 2 February 2026)

From 2 February 2026, the Legal Affairs Bureau's "real estate ownership record certification system" began (Ministry of Justice). It allows heirs to investigate, as a list, the real estate registered as owned by the deceased.

• It can be requested from Legal Affairs Bureaus nationwide.
• Requests can be made in writing, by post or online.

However, note the following limitations:

• It searches by name, address and similar conditions.
• A mismatch with a former address may mean the property is not extracted.
• Real estate for which ownership has not been registered is outside the scope.
• Non-computerised registry records are not extracted.
• The completeness of the search is limited.

Therefore, "this certificate reveals 100% of the real estate" is not the case. It is a clue for grasping, as a list, the real estate that is registered.

Roles of the documents used in a real estate investigation

Use the following documents according to their roles:

• Real estate ownership record certificate: to investigate, as a list, the real estate owned by the deceased;
• Certificate of registered matters: to confirm the location, lot number, share and rights of an individual property;
• Fixed asset tax payment notice: a clue to the real estate taxed by the municipality;
• Fixed asset valuation certificate: a certificate showing the fixed asset tax valuation;
• Land and building name register (nayose-cho): a list, on a taxation basis, of the real estate owned by the person in each municipality.

Fixed asset tax and the name register are generally handled by municipalities, but in the 23 wards of Tokyo the Tokyo Metropolitan Government handles fixed asset tax, and the land and building name register is handled by the metropolitan tax office.

How to investigate deposits and financial products

Organise the financial institution, account and balance using passbooks, cash cards, balance certificates, transaction reports of securities accounts, and so on.

Freezing an account and obtaining a balance certificate follow the procedure of each financial institution. Enquiries to a financial institution and obtaining a balance certificate are based on the commission from the heirs and the handling of each institution; an administrative scrivener does not have an inherent right to enquire.

How to investigate debts: credit information agencies' disclosure for heirs

Investigate debts using contracts, post, passbook transaction records, and so on.

In addition, credit information agencies such as JICC, CIC and the Personal Credit Information Center (Zenginkyo) have a credit information disclosure procedure for statutory heirs in respect of a deceased person. Apply following the procedure of each agency.

However, disclosure by one agency does not reveal all debts and guarantee obligations. JICC, CIC and the Personal Credit Information Center differ in the scope of registration, the disclosure method and the agency procedure. For example, the Personal Credit Information Center states that when a financial institution confirms the death, the registered information may be deleted and may not appear in the disclosure. Credit information is positioned as one clue for the investigation.

"Organising" and "valuing" assets are different

Organising and valuing assets are different.

An administrative scrivener can organise into the asset list the amounts stated in documents such as a fixed asset valuation certificate and a balance certificate.

The following valuations are handled by different professionals:

• tax valuation for an inheritance tax return → a tax accountant;
• real estate appraisal → a real estate appraiser;
• sale valuation and brokerage of real estate → a licensed real estate brokerage.

However, it is not the case that "an administrative scrivener cannot handle any valuation amount". The scrivener can organise and list the amounts stated in the documents.

What if an asset or a debt is discovered later?

An asset and a debt discovered later are handled differently.

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An asset discovered later
A clause about the handling of an asset discovered later is sometimes included in the estate division agreement. However, this is not asserted as a "standard practice". Depending on the content of the discovered asset or the clause, additional agreement may be necessary. An administrative scrivener does not propose a specific way of dividing.

A debt discovered later
An inherited debt is, in principle, divided automatically according to the statutory shares, and is in principle not the subject of estate division. Even if the heirs agree that a particular person will bear it, that agreement cannot necessarily be asserted against the creditor. Confirm the specific response with an attorney.

For details, see Can you prepare an estate division agreement yourself?.

If you are considering renunciation of inheritance (asset and debt investigation is the material)

The results of the asset and debt investigation are material for deciding whether to renounce the inheritance. Renunciation has a three-month period for consideration, and if the asset investigation will not finish within three months, confirm with a professional early, including an extension of the period.

The legal judgement and dispute handling for renunciation are the domain of an attorney; the preparation of documents to be submitted to the Family Court is the domain of a judicial scrivener or an attorney. An administrative scrivener does not judge that "you should renounce".

What an administrative scrivener can and cannot do

The Japan Federation of Administrative Scriveners Associations guides "the various investigations that are the premise" and "the investigation of inherited assets" as the work of an administrative scrivener in inheritance procedures. Accordingly, an administrative scrivener investigates and organises the assets and debts and prepares the asset list.

However, obtaining a balance certificate or making enquiries at a financial institution is based on the commission from the heirs and the handling of each institution. An administrative scrivener does not have an inherent right to enquire.

An administrative scrivener does not file or value inheritance tax, appraise real estate, act as an agent for inheritance registration, or value or broker the sale of real estate. These are the domains of a tax accountant, a real estate appraiser, a judicial scrivener and a licensed real estate brokerage respectively, each under an independent contract, and our office receives no referral fee.

How the asset investigation proceeds in Bunkyo

Yotsuba Administrative Scrivener Office (Kohinata, Bunkyo, about five minutes' walk from Myogadani Station) guides you in stages through confirming the scope of assets and debts, how to investigate, and preparing the asset list. For the flow of engagement, see Engagement Flow; for fees, see Fee Schedule; and for the whole picture, see Inheritance, Wills and Trusts.

For land and buildings in Bunkyo, the valuation certificate and name register can be confirmed at the Bunkyo Metropolitan Tax Office.

For the sale and management of inherited real estate, see Complete Guide to Inherited Real Estate (Yotsuba Real Estate). Yotsuba Real Estate Co., Ltd. handles this as a separate business under a separate contract from Yotsuba Administrative Scrivener Office.

FAQ

Q. Can I prepare an asset list myself?
A. You can prepare it if you can collect the asset and debt documents into a list. However, collecting and checking real estate registration information, balance certificates and credit information from multiple offices is laborious. An administrative scrivener helps by investigating and organising the assets and debts and preparing the asset list.

Q. If I obtain a real estate ownership record certificate, will I find all the real estate?
A. Not necessarily all. Because the search is by name and address, a mismatch with a former address may mean the property is not extracted, and real estate without ownership registration or non-computerised registry records is outside the scope. Because completeness is limited, check together with other documents.

Q. How should I investigate debts?
A. Use contracts, post and passbooks, and you can also use the credit information disclosure procedure for statutory heirs at agencies such as JICC, CIC and the Personal Credit Information Center. However, credit information does not necessarily reveal all debts.

Q. What happens if an asset or a debt is discovered later?
A. Assets and debts are handled differently. An asset discovered later can be the subject of estate division, but an inherited debt is in principle divided automatically according to the statutory shares and is not the subject of estate division. See the article on estate division agreements for details.

Sources (Primary Information)

• Ministry of Justice, "Real estate ownership record certification system" (in force 2 February 2026)
• Legal Affairs Bureau, "Certificate of registered matters"
• Ministry of Internal Affairs and Communications, Tokyo Metropolitan Government and municipalities, "Fixed asset tax", "Fixed asset valuation certificate", "Name register" (the 23 wards of Tokyo: Tokyo Metropolitan Government / metropolitan tax office)
• National Tax Agency, "Inheritance tax return" (details of assets and debts)
• JICC, CIC and the Personal Credit Information Center (credit information disclosure for statutory heirs of a deceased person)
• Japan Federation of Administrative Scriveners Associations (inheritance procedures and the work of an administrative scrivener)
• Administrative Scrivener Act, Article 1-3 (scope of business: preparation of documents concerning rights and obligations or proof of facts)

This article provides general information and does not guarantee the scope, valuation or existence of debts of any individual inheritance, the permissibility of renunciation, or the tax or registration effect. Inheritance tax filing and valuation are handled by a tax accountant; real estate appraisal by a real estate appraiser; inheritance registration by a judicial scrivener; renunciation judgement and disputes by an attorney or judicial scrivener; and sale and management of real estate by a licensed real estate brokerage, each as an independent business under a separate contract. Our office receives no referral fee. Individual judgements are made by a qualified professional after an interview. Written by Joji Uramatsu (Administrative Scrivener and Real Estate Transaction Specialist).