Under most statutes in Japan, land and any fixtures on it comprise real estate (immovable property). Buildings are the most common type of fixture and are subject to a property registration system separate from that of land.
- Forms of security interests over real estate are:
Security interests under statutes, such as: mortgages (teito-ken); umbrella mortgages (which function like a revolving mortgage (ne-teito-ken)); pledges (shichi-ken) over immovable property; statutory liens (sakidori-tokken) on immovable property which is granted to a claimant who has a claim arising from the preservation of the immovable property, construction work on the immovable property or the sale of the immovable property; repurchase arrangements (kaimodoshi); and provisionally registered ownership transfers (kari-touki-tanpo).
- Security interests recognised by court precedents (without any statutes providing for these security interests), such as: security interests by way of assignment (joto-tanpo) (security assignments); pre-agreed resale transactions (saibaibai-no-yoyaku); and retentions of title (shoyuuken-ryuuho).
The most common forms of security are statutory mortgages and revolving mortgages. Mortgages and revolving mortgages are created by agreement (not necessarily in writing) between the creditor and the owner of the immovable property, and are perfected by registration in the relevant property registry. However, the agreement creating a revolving mortgage must specify: the scope or type of claims to be secured (usually specified by identifying the transaction type, for example, “lending money transaction”) and the maximum amount to which the revolving lender has preferential rights (that is, open revolving mortgages are not allowed). Unless perfected, mortgages and revolving mortgages would not be effective vis-à-vis third parties.
Any tangible thing or item (butsu), which is not real estate, comprises movable property. Mortgages cannot be created over typical movable property. However, construction machinery, as well as aircraft and registered ships, can be subject to mortgages under certain specific statutes that provide exceptions to the Civil Code. A pool of movable properties is not recognised as a single movable property. This is because the concept of a thing or item under the Civil Code is based on tangibility. Further, a single right cannot be established over a pool of movable properties under the legal doctrine that only grants a single right over a single property (subject to limited exceptions). However, particularly in relation to trading stock (inventory), the Supreme Court has recognised that a pool of movable properties can be subject to a single security interest, if the scope of the subject matter is specified in some way (such as by designating the type, location and quantity of the movable properties in the pool).
Common forms of security interests over movable property are as below, with pledges and security assignments being the more common forms:
- Security interests under the Civil Code, such as: pledges over movables; statutory liens on movables; and repurchase arrangements.
- Security interests recognised by court precedents, such as: security assignments; pre-agreed re-sale transactions; and retentions of title.
Pledges over movable property are created and granted by: i. an agreement (not necessarily in writing) between the creditor and the owner of the movable property; and ii. delivery (which includes actual delivery, summary delivery and transfer of possession by instruction, but excludes constructive delivery) of the subject matter to the creditor.
Pledges over movable property are perfected by continuous possession of the subject matter of the pledge.
Security assignments for movables are created and granted by a granting contract (not necessarily in writing). They are normally perfected by delivery, but can also be perfected by registration, if the assignor (grantor of the security assignment) is a corporation according to a certain statute specifically addressing additional measures for perfections. In contrast with pledges, delivery of the subject matter can take the form of constructive delivery, as confirmed by the Supreme Court. The Supreme Court has also decided that a creditor can perfect its security assignment over a pool of movable properties as soon as the assignor (usually the debtor) acquires possession of new or additional movable properties that are specified as part of the pool. This is possible if the assignor and the assignee (that is, the creditor) agree that the creditor is deemed to have acquired possession of the new or additional movable properties, by constructive delivery from the assignor to the creditor, when the assignor acquires possession of the movable properties.