- Frequently Asked Questions
Frequently Asked Questions
What is "land sold in lots with construction conditions attached?"
It means a land to be sold with a condition that within a certain period (usually three months) when a land is sold in lots, a contract is concluded with a construction company designated by the seller for the purpose of construction. Since the building is in principle constructed with buyer's requests being incorporated, it will be a ready-built house. However, due to time constraint, the budget and arrangement of the rooms should be planned in advance.
What is "contracting out?"
This means that a contractor completes his job and the person who places the order pays for it. (Civil law Article 632) In general, a contract is concluded for tangible work such as construction of buildings or civil engineering. The person who placed the order must pay for the work the moment the completed deliverable is transferred to him. (Civil law Article 633) If there is a defect in the final product, he can demand repair or compensation. (Civil law Article 634) Further, the person who placed the order can cancel the contract anytime by paying the compensation to the contractor if it is prior to the completion of the work. (Civil law Article 641) invariably prepared (usually an agreement) in order to prevent disputes (Construction Work Law Article 19). If there is a dispute over the construction work, there is a way to settle it on the Construction Wor As for the contract with the construction work vendors, legal documents must be k Dispute Investigation Council."
What is "Agricultural land and agriculture promotion area"
When we say agricultural land, we mean a rice field, farm or ranch by registered land category. In other words, even in the premise of agricultural promotion area, as long as the land category is not an agricultural land (rice field, farm, and ranch), land ownership can be changed. However, houses can't be built. If the agricultural land (rice field, farm or ranch) is outside of the agriculture promotion area, houses could be built by applying for approval based on the Agricultural Land Law Article 5.
Outline of "Agriculture promotion"
１ The objective of the system The objective is to promote sound development of agriculture and to contribute to rational utilization of the national land resources by taking necessary measures to improve the district, which is regarded necessary from overall perspective to promote agriculture, considering natural and socioeconomic conditions. ２ Mechanism of the system (1) The Minister of Agriculture, Forestry and Fishery is to formulate basic policy regarding the acquisition of agricultural land, by listening to the opinions of the Policy Council o f Food, Agriculture and Rural Districts. (2) The governor of prefectures consult with the Minister of Agriculture, Forestry and Fishery to create basic policy on the improvement of agriculture promotion area. Based on the policy, the governors designate agriculture promotion area. (3) Designated cities, towns and villages consult with the governors and make plans for the improvement of agriculture promotion area. Matters set forth in the plans for the improvement of agriculture promotion area a. Agricultural land-using project. b. Plans to improve and develop agriculture production infrastructure. c. Plans to preserve agricultural land. d. Size expansion and promotion plans for efficient utilization of agricultural land. e. Improvement plans for agriculture modernization facilities. f. Improvement plans for facilities to nurture and secure people who will be engaged in agriculture. g. Promotion plans for stable employment of farmers. h. Improvement plans for living environment facilities. i. Matters related to improvement of forests and promotion of forestry, wherever applicable and in relation to a. to h. of the above. (4) Agriculture land utilization project identifies a district to be utilized for farming (farming district) as well as the category of its usage for agricultural purpose. a. Collective agricultural land. (20 ha or more) b. Target land identified as infrastructure improvement project for agriculture production. c. Area for land improving facilities. d. Land for agricultural facilities (2 ha or more, or land connected to a. or b. of the above. e. Other land necessary for the promotion of agriculture. (5) Projects to develop foundation for agricultural production, which are under direct control by the national government, or are part of complementary business or investment business, are in principle executed in areas for farming. (6) As for the farming lands, in order to protect and ensure their effective utilization, there are restrictions on changing the land categories or on developmental activities.
Agricultural law Article 5
Contents: When the land category of farming area is changed to something else and if the land is to be sold, purchased, or rented, approval is required. When a farming land is turned into things like housing, factory, commercial facilities, roads, etc. by changing configuration of the land, it is called "land category change from a farming land to something else." Even without altering the shape of the farming land, if the farming land is used for purposes of storing materials or parking, which are not for cultivation, one still needs approval. 1) In case a less-than-4-hector farming land or pastures are to be used for some other purposes, and the ownership rights are to be changed, "approval by the governor" is necessary. 2) In case farming land or pastures over 4 hectors are to be used for other purposes and ownership rights are to be changed, "approval by the Minister of Agriculture, Forestry, and Fishery" is required. 3) If the ownership right of a farming land or pasture is to be changed in an area designated for urbanization, "notification" is necessary. Agricultural Land law Article 3 Contents: Approval is required in order to sell, buy, or rent a farming land. If an individual, agricultural production company, or a certain corporation is to obtain the ownership right (in case of a certain corporation, transfer of the rights is limited only to renting right or usage right), the following rules are to be applied; 1) In order to obtain the right of a farming land located in a city or town where the applicant has his resident address, approval by the Agricultural Committee is required. 2) In order to obtain the right of a farming land outside the city or town in which the applicant possesses his resident address, approval by the governor is required. 3) If the right of a farming land is to be obtained through farmland selling and buying business by farmland ownership rationalization corporations or renting business to certain corporations by city, town, or farmland ownership rationalization corporations, "notification" to the Agricultural Committee is required.
What is "Ishigaki City View-making Project"
Effective date (Date of enforcement): June 1st, 2007 Purpose Due to socioeconomic changes and varying senses of value or in pursuit of economical aspect or functionality alone, people have started to behave in such a way that they do not give due consideration to their surroundings or harmony with their environment. As a result, beautiful scenery of the Ishigaki island has begun to deteriorate. Thus, this scenery law is formulated to protect it and restore enriched living of the citizens filled with dreams, hopes, brightness and smiles through collaboration among the citizens. (Ishigaki city view-making project text version p3) Characteristics Scenery law (law No. 110, 2004) Scenery project was drawn up based on article 8. ・The entire Ishigaki Island and inside the leaf are designated as scenery project area. ・The scenery project area is divided into three basic scenery regions with 18 view areas. And criteria for scenery formation are set. ・Items to be submitted are specified by category such as buildings, construction development and others. ・In addition to all above, this scenery project is considered to be a comprehensive scheme to create views in Ishigaki city and document the changes of scenery on the Ishigaki Island, factors obstructing views and stepwise view-making. What is "Ishigaki city view-making article" Effective date (Date of enforcement): June 1st, 2007 Purpose It is the responsibility and mission on the part of each and every citizen to protect this scenery that exists nowhere but in Ishigaki island on the earth: to create unique and rich scenery: and to pass on to next generations the homeland scenery nurtured in the long history. We hereby make this article with determination to promote the creation of rich and attractive scenery and pass it on to our children whom we entrust with our future through cooperation among the citizens, businessmen and government. (from the preface of Ishigaki City View-making article) Characteristics ・Scenery making article of Ishigaki city (1991) was totally revised and reissued on March 26, 2007. ・The name of the provision is "View-making Article". ・Preface and basic policies are to be described, clarifying the roles & responsibilities of the citizens, corporations, municipal government and visitors. ・To incorporate the stipulation supplementing the Ishigaki City view-making plan. ・To include the stipulations of "View-making with lots of scenery" (Chapter 4) and "View-making through cooperation" (Chapter 5) ・To set forth the items related to Scenery Production Council, view-making advisors, view-making activity group and award support system.