Question 1

What should be checked on a title deed at the Land Office?

Accepted Answer

Request a current copy of the title deed directly from the Land Office where the property sits, not a photocopy handed over by the seller, and compare the registered owner's name, deed number, land area, and parcel location on the cadastral map against the facts. Check the registration entries on the back of the deed for any mortgage, easement, usufruct, or court attachment order. Land Office staff can issue a status certificate the same day if checked in advance. Buyers should recheck on the actual transfer date, since the status can change between signing the sale-purchase agreement and the transfer itself.

Question 2

How do the different types of Thai land title documents differ, and which allow full transfer?

Accepted Answer

A Nor Sor 4 Jor title deed ranks highest, conferring complete, freely transferable and mortgageable ownership. One tier down sits Nor Sor 3 Kor, which relies on an aerial-photo survey to fix precise boundaries; it can be sold, though a follow-up survey is still required before it is upgraded into a full title deed. Ordinary Nor Sor 3 has no such precise survey behind it, so boundary disputes are more likely. Bare possessory papers such as Sor Kor 1 or land-tax receipt forms are not title documents under the Land Code at all — they only evidence occupation — and they cannot be transferred through the Land Office's ordinary registration process, making them very risky legally. Identifying which document type is involved should be a buyer's very first step.

Question 3

What extra checks are needed beyond the title deed when buying a secondhand house?

Accepted Answer

Beyond matching the title deed to the actual house, buyers should request a copy of the construction permit and approved building plan to compare against the house's current condition for any unauthorized additions, since the local municipality can later order illegal extensions demolished at the buyer's expense. Check for outstanding debts tied to the house too, such as unpaid utility bills, overdue land and building tax, and, in a gated housing estate, unpaid common-area fees, which attach to the house itself rather than to the seller personally. The estate's juristic person can withhold the debt-clearance letter needed for transfer until fees are paid in full, so this must be resolved before the transfer can proceed.

Question 4

What should be checked before paying a deposit on a condo project still under construction?

Accepted Answer

First confirm the project holds a construction permit and, where applicable, a subdivision or condominium juristic person license from the relevant authorities, since some projects begin pre-sales before all permits are complete, risking delays or a construction halt. Check the developer's financial standing and track record of delivering earlier projects on time. The unit sale-purchase agreement must follow the standard form set by the Land Department or the Consumer Protection Board, which protects buyers on refund terms if the seller breaches. Also verify the project land is free of a mortgage, or if mortgaged, that the contract clearly states the mortgage will be released before each unit's title transfers.

Question 5

What terms must a sale-purchase agreement and deposit clause spell out clearly?

Accepted Answer

The agreement must state the agreed purchase price, the deposit amount, a firm transfer date, and who bears which transfer-day costs. It should especially spell out the deposit refund terms if the seller breaches by failing to transfer on time — ideally requiring the deposit back with a penalty, not just the principal. Conversely, if the buyer breaches by failing to complete the transfer or missed installments, the contract typically allows the seller to forfeit the entire deposit, so buyers must read this carefully before signing. It should also include a termination clause allowing exit without losing the deposit if an encumbrance or title defect concealed by the seller is discovered after signing.

Question 6

What Land Office transfer fees apply and who typically pays them?

Accepted Answer

The registration fee for the transfer runs at two percent of whichever figure is higher between the official appraised value and the agreed sale price. On top of that comes a 0.5 percent stamp duty — replaced by a 3.3 percent specific business tax instead if the seller has owned the property under five years and has not been listed on its house registration for a full two years — as well as a withholding tax the Revenue Department works out based on how long the seller held the property. It is common market practice for the buyer and seller to split the transfer fee down the middle, while the specific business tax and withholding tax are usually left to the seller since both are taxed on the seller's own income. None of this split is set by law, though; it is simply customary and negotiable, so the sale-purchase agreement should spell out exactly who pays what before the transfer date arrives.

Question 7

How to verify a house or building's construction permit before buying?

Accepted Answer

Ask the seller for a copy of the construction permit, or Aor Sor 1, and verify it with the local district or municipal office to confirm it matches the building's actual location and approved plan. If additions were made later, such as a rooftop extension or extra floor area, check whether a modification permit was separately obtained under the Building Control Act, since unauthorized additions can be ordered demolished or barred from use by local officials even after the buyer takes title. The contract should specify that if illegal additions are found, the seller remains responsible for remediation or a price reduction reflecting the resulting damage.

Question 8

How should access roads and easements be checked before buying land?

Accepted Answer

If land does not directly front a public road, check whether the access route in use is a properly registered easement noted on the title deed, or merely permission from a neighboring landowner with no legal right, since the latter can be revoked at any time, leaving the land effectively landlocked. Check the registration entries on the back of both the deed being bought and the neighboring parcel used for access to confirm an easement is genuinely registered. If land truly has no outlet, the law allows the owner to claim a right of necessity way across neighboring land, but compensation must be paid and, absent agreement, a court case is usually needed — a slow and costly route. Buyers should treat this issue as a top priority before paying any deposit.

Question 9

What should be done if a condo being purchased has overdue common-area fees?

Accepted Answer

Under the Condominium Act, overdue common-area fees attach to the unit itself, not to the seller personally as a private debt. The condominium juristic person can therefore withhold the debt-clearance certificate that the Land Office requires for the transfer, blocking the deal until the seller clears the arrears in full. Buyers should always obtain that clearance certificate from the juristic person before the transfer date to confirm no arrears remain. If the seller claims payment will be made on the transfer day, the contract should provide for the overdue amount to be deducted from the purchase price and paid directly to the juristic person at the transfer, avoiding a stalled deal due to missing paperwork.

Question 10

What can a buyer do if the seller defaults on the agreed transfer date?

Accepted Answer

The buyer should attend the Land Office on the agreed date with a witness, keeping photographic or written evidence of readiness to transfer and pay the balance if the seller fails to show up. Next, send a formal demand letter giving the seller one further deadline to complete the transfer before resorting to legal action. If the seller still fails to transfer, the buyer may choose either to sue for specific performance compelling the transfer plus damages for the delay, or to terminate the contract and claim back the deposit with any penalty specified in the agreement. A suit to compel a land transfer is normally heard in the Provincial Court where the property sits, and a lawyer should help assemble the contract and proof of payment readiness from the outset.

Question 11

Should zoning and land-use restrictions be checked before buying?

Accepted Answer

Yes, this check should never be skipped, particularly where the buyer intends to build a house, run a business, or put up a commercial building. Every province's comprehensive town plan sorts land into different use categories — low-density residential, commercial, or rural and agricultural conservation zones, among others — and these can ban certain kinds of construction or cap building height and floor-area ratio. Zoning status can be confirmed at the provincial public works and town-planning department or at the local municipal office. Some plots additionally sit inside an agricultural land reform zone or a forest reserve area, which carry their own restrictions on transfer or use, and a buyer who skips this step could end up owning land where the intended building simply cannot go up at all.

Question 12

How should a seller's identity and authority to sell be verified before signing?

Accepted Answer

Ask to see the seller's original national ID card and compare it against the name on the title deed. If the person selling is not the registered owner but holds a power of attorney, check that the document clearly authorizes selling this specific parcel, is properly signed, and has not been revoked. Where the original owner has died and the seller claims to be an heir, verify that inheritance has actually been registered with the Land Office, since an heir who has not registered the inheritance transfer has no legal authority to sell. If the land is marital property, written consent from the other spouse is also required, or the transaction can later be voided.

Question 13

Can land still under an active mortgage be purchased, and what precautions are needed?

Accepted Answer

Yes, but payment must be carefully structured. Transferring mortgaged land requires the mortgage to be redeemed either before or simultaneously with the transfer at the Land Office. The safest approach has the buyer, seller, and the bank all attend the Land Office together on the same day, with the buyer paying the outstanding mortgage balance directly to the bank to redeem it; the bank then hands over the deed and a mortgage-release letter for the land officer to register the redemption and transfer to the buyer in the same session. Never pay the seller before the mortgage redemption is complete, since if the seller fails to actually use the funds to redeem it, the mortgage remains attached to the land as the buyer's risk.

Question 14

Should a boundary survey be done before buying land?

Accepted Answer

Strongly recommended, especially for upcountry land or land without a clear fenced boundary, since the area on the title deed may not match the area actually occupied due to an old surveying error or long-standing encroachment by a neighboring owner. Buyers can petition the Land Office for a boundary resurvey, and officers will schedule an on-site measurement together with every adjoining landowner. If a shortfall or encroachment is found, the buyer should negotiate a price adjustment reflecting the actual area, or have the seller resolve the boundary before the transfer. Skipping this step commonly leads to boundary disputes with neighbors after the sale closes, which are far harder to resolve.

Question 15

How can a condo or housing estate juristic person's financial health be checked before buying?

Accepted Answer

Ask the seller or the juristic person's management office directly for the latest annual financial statements and the minutes of the general meeting, to see whether the reserve fund is adequate for long-term common-area maintenance and how large a share of co-owners are behind on fees. Heavy arrears can leave the juristic person short of cash and force a special assessment on every co-owner later. Also ask whether any unresolved litigation exists between the juristic person and the developer or a contractor, since that can affect the building's condition and future repair budgets. This information is rarely available from a broker, so request it directly from the juristic person before deciding.

Question 16

How does buying a condo under a long-term leasehold differ from freehold ownership?

Accepted Answer

Full ownership under the Condominium Act puts the buyer's name on the unit's title deed, giving permanent ownership until the buyer chooses to sell or transfer it. A long-term leasehold, by contrast, is only a lease that can be registered for up to thirty years under Thai law; even if the contract promises two further thirty-year renewals totaling ninety years, that renewal is not legally guaranteed if the landowner or their heirs later refuse it. This makes leasehold riskier than freehold, particularly once the original landowner dies or the land changes hands. Buyers considering a long-term lease should have a lawyer review the renewal terms, the landowner's heirs' rights, and how enforceable the renewal promise actually is before deciding.

Question 17

What restrictions apply to foreigners buying a condo in Thailand?

Accepted Answer

The Condominium Act lets a foreigner hold direct freehold title to a unit, subject to a cap: foreigners cannot together own more than forty-nine percent of a given building's total saleable floor area. Before paying any deposit, a foreign buyer should ask the juristic person whether that quota still has room left in the specific project. The purchase money also has to arrive from overseas in a foreign currency and be converted into baht once inside Thailand, and a bank certificate confirming that inward transfer is needed as supporting evidence when registering at the Land Office. Skipping this remittance procedure will lead the land officer to refuse registering the transfer to the foreign buyer.

Question 18

How to check whether land is subject to a court case or an attachment order?

Accepted Answer

The registration entries on the back of a title deed will show a court's provisional attachment or transfer-prohibition order if one exists, and land officers will automatically refuse a transfer while such an order remains registered. Even so, buyers should further check by inquiring with the local provincial court or the Court of Justice's case-search system, since a freshly issued order may not yet be recorded on the deed. Ask nearby neighbors or residents too about any past boundary or ownership disputes involving the parcel. If ownership litigation is still pending in court, avoid buying until the case is final, since a buyer taking title midway can end up losing the land if the other party ultimately wins.

Question 19

Can land reform (Sor Por Kor) land be legally bought and sold?

Accepted Answer

Land within an agricultural land reform zone, marked Sor Por Kor 4-01, is state land allocated only for farmers to work and is legally barred from being sold, transferred, or sublet to another person, except by inheritance to an heir who qualifies as a farmer under the rules. What is commonly sold as Sor Por Kor land in the market is therefore only a transfer of possessory rights with no legal effect, and it can never be registered at the Land Office. A buyer misled into buying this kind of land faces a high risk of the state reclaiming it with no refund from the seller. Confirm the land type with the provincial Agricultural Land Reform Office before signing anything.

Question 20

What special checks apply when a seller living abroad appoints someone else to sell on their behalf?

Accepted Answer

When a power of attorney is signed overseas, it must be authenticated at a Thai embassy or consulate in that country, or notarized locally and then legalized in the manner required by the Ministry of Foreign Affairs; without this, the Land Office will not accept it as a basis for registering the transfer. Buyers should also look at the date on the document to make sure it has not lapsed or been withdrawn, and, if possible, speak with the landowner directly by phone or video call before sending any funds, since fake powers of attorney are a recurring scam in deals where the seller resides abroad. Should anything appear off, the transfer should be paused until it can be independently verified.

Question 21

Should unpaid land and building tax be checked before buying vacant land?

Accepted Answer

Yes, this point deserves attention every time, because land and building tax runs with the property, meaning the local authority may pursue whoever currently owns it for amounts left unpaid by a prior owner. Where the seller has let this tax lapse for an extended period, the local administrative organization is empowered by law to seize or auction the land to collect what is owed. Buyers should request the most recent tax receipt from the seller and separately verify with the relevant tambon or municipal office that the property carries no outstanding balance before the transfer takes place. Should any arrears surface, the seller should be made to settle them, or the outstanding sum should be deducted from the purchase price beforehand, so the buyer is not left holding the former owner's unpaid tax.

Question 22

How to distinguish common property from private property in a condo being purchased?

Accepted Answer

Under the Condominium Act, private property is the unit itself, owned exclusively by the buyer as stated on the unit ownership certificate, while common property — lifts, common corridors, the pool, shared parking, and the building structure — is jointly owned by all co-owners according to their registered shares. A buyer therefore cannot alter or extend common property without the general meeting's consent. Some projects advertise a parking space or storage area as if sold separately, which needs careful verification as to whether it is genuinely registered private property or merely a right to use common property that a future general meeting could change.

Question 23

Should the housing estate juristic person's rules be checked before buying a house there?

Accepted Answer

The housing estate juristic person's rules should always be checked before signing, since each project sets different common-area fee rates, house-extension rules, restrictions on short-term rentals, and penalties for fee arrears. Buying without checking can later reveal restrictions that clash with the buyer's plans, such as a ban on running a business from the house or on daily rentals. It is also worth checking whether shared infrastructure — roads, drainage, and street lighting — has already been formally transferred to the juristic person's care or remains the original land developer's responsibility, since this determines who bears future maintenance costs.

Question 24

What can be done if installment payments to a developer stop after the project halts construction midway?

Accepted Answer

Buyers should gather evidence of every installment paid together with the sale-purchase agreement, then send a demand letter asking the developer to explain progress and provide a new construction timeline. If the developer cannot explain the delay or shows no reasonable progress, the buyer has the right to terminate the contract and demand a refund of all installments paid plus statutory interest. If the developer refuses to refund, the buyer can file a complaint with the Consumer Protection Board for mediation or sue as a consumer case in court without paying a filing fee. If the developer enters rehabilitation or bankruptcy proceedings, the buyer must file a claim with the official receiver within the deadline to preserve standing as a creditor.

Question 25

After paying a reservation fee for a unit or house, can a buyer who changes their mind get it back?

Accepted Answer

A reservation fee is distinct from the deposit under a sale-purchase agreement, and is generally paid merely to hold the unit off the market while the full agreement is being prepared. If the buyer changes their mind before signing the sale-purchase agreement, refund terms depend on the reservation form signed at the outset, and most sellers state the reservation fee is forfeited if the buyer fails to proceed to signing by the deadline. Buyers should read the reservation form carefully before paying and ensure the timeframe allows enough time to check title documents and arrange financing before the signing deadline. If the seller concealed material facts, such as an undisclosed encumbrance not mentioned at reservation, the buyer can cancel and demand the reservation fee back on grounds of breach or misrepresentation.

Question 26

What should be checked if high-voltage pylons or utility pipelines cross the land?

Accepted Answer

If high-voltage pylons, gas pipelines, or public drainage pipes cross the land, an easement in favor of a state agency or state enterprise is usually already registered on the title deed, restricting construction within a defined strip and requiring the landowner to keep paying full tax despite not being able to use that portion fully. Buyers should check the easement boundary and the setback distance the electricity authority or relevant agency requires before planning any building in that area, since encroaching construction can be ordered demolished and poses safety risks. The portion of land burdened by the easement is also normally valued lower, which should be factored into price negotiations.

Question 27

How can inherited land held jointly by multiple heirs be sold?

Accepted Answer

Inherited land registered as joint ownership among several heirs can only be sold as a whole parcel if every co-owning heir consents and signs the sale contract together. If some heirs refuse or cannot be reached, a buyer should not agree to buy just one heir's share without careful thought, because although the law allows a co-owner to sell their own share alone, the buyer would then hold co-ownership alongside the remaining heirs rather than the full parcel expected, which can lead to later disputes over partition or use. If some heirs have died or lost contact, the seller should first sort out the estate or obtain a court order appointing an estate administrator before the sale proceeds.

Question 28

How should a claimed drainage right across the land being purchased be checked?

Accepted Answer

Check the registration entries on the back of the title deed to see whether a drainage easement is genuinely registered, or whether it is merely natural water flow with no registered right. Under the Civil and Commercial Code, an owner of lower land must accept naturally flowing water from higher land without any registration needed, but if it is wastewater or piped discharge from a neighbor's house without a registered easement, the new owner can demand it stop or the pipe be removed. Buyers should inspect the actual site alongside the title documents before buying, and to resolve the issue permanently, negotiate with the neighbor to either register a proper easement or remove the pipe before the transfer.

ตรวจสอบทางกฎหมายก่อนซื้ออสังหาริมทรัพย์

ลัดไปยังคำถามในหมวดนี้

แปลเอกสารและรับรองคำแปล

คำแปล NAATI สำหรับออสเตรเลีย

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รับรองนิติกรณ์กรมการกงสุลและสถานทูต

Apostille ตามอนุสัญญาเฮก 1961

วีซ่าและใบอนุญาตทำงาน

หนังสือรับรองความประพฤติและตรวจประวัติอาชญากรรม

จดทะเบียนสมรสและเอกสารครอบครัว

บัญชี ภาษี และงบการเงินสำหรับธุรกิจในไทย

จดทะเบียนบริษัทและการถือหุ้นของชาวต่างชาติ

บัตรเดินทางนักธุรกิจเอเปค (APEC Business Travel Card)

นิติกรณ์เอกสารรายประเทศปลายทาง

เอกสารการศึกษาและใบรับรองวิชาชีพ

ทะเบียนราษฎร หย่า และรับบุตรบุญธรรม

งานแปลเฉพาะทาง สัญญา การแพทย์ และเอกสารคดี

บริการล่ามในงานราชการ ศาล และการเจรจาธุรกิจ

ที่ดิน คอนโด และสัญญาเช่าสำหรับผู้ซื้อชาวต่างชาติ

พันธสัญญา มรดก และการจัดการทรัพย์สินข้ามประเทศ

สัญญาจ้าง เลิกจ้าง และคดีแรงงาน

ส่งเสริมการลงทุน BOI และใบอนุญาตประกอบธุรกิจต่างชาติ

ภาษีบุคคลธรรมดาของชาวต่างชาติและการแลกเปลี่ยนข้อมูลบัญชี

ประกันสังคม กองทุนเงินทดแทน และสิทธิของลูกจ้างต่างชาติ

เครื่องหมายการค้า ลิขสิทธิ์ และทรัพย์สินทางปัญญา

ร่างและตรวจสัญญาธุรกิจ

บังคับคดีและสืบทรัพย์

คดีอาญาและการประกันตัว

ใบอนุญาตประกอบกิจการและ อย.

PDPA และการคุ้มครองข้อมูลส่วนบุคคล

ภาษีที่ดิน สิ่งปลูกสร้าง และค่าโอน

ล้มละลายและฟื้นฟูกิจการ

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e-Tax Invoice และระบบภาษีดิจิทัล

พิธีการศุลกากร นำเข้า-ส่งออก

แฟรนไชส์ ไลเซนส์ และตัวแทนจำหน่าย

อนุญาโตตุลาการและการไกล่เกลี่ย

ขายออนไลน์และธุรกิจดิจิทัล

ครอบครัวข้ามชาติ หย่า และอำนาจปกครองบุตร

หน้าที่รายงานตัวและการรักษาสถานะคนต่างชาติ

โอนเงินเข้าออกประเทศและหลักฐานแหล่งเงิน

สัญญาก่อสร้างและงานรับเหมา

สมาคม มูลนิธิ และองค์กรไม่แสวงหากำไร

ขอ อย. อาหาร เครื่องสำอาง และผลิตภัณฑ์สมุนไพร

วีซ่าพำนักระยะยาวในไทย

ใบอนุญาตทำงานและหน้าที่ของนายจ้าง

ภาษีรายได้ดิจิทัลและสินทรัพย์ดิจิทัล

ใบอนุญาตขนส่งและโลจิสติกส์

ใบอนุญาตโรงแรม สถานบริการ และสุรา

ภาษีมูลค่าเพิ่มและใบกำกับภาษี

ใบอนุญาตโรงงานและนิคมอุตสาหกรรม

ใบอนุญาตฟินเทค การชำระเงินและสินทรัพย์ดิจิทัล

ใบอนุญาตคลินิก สปาและธุรกิจสุขภาพ

การเปิดบัญชีธนาคารและการเข้าถึงสินเชื่อของชาวต่างชาติ

ใบขับขี่ การจดทะเบียนรถและการนำรถเข้าประเทศ

ใบสำคัญถิ่นที่อยู่ถาวรและการแปลงสัญชาติ

ใบอนุญาตธุรกิจนำเที่ยวและบัตรมัคคุเทศก์

นิติบุคคลอาคารชุดและหมู่บ้านจัดสรร

การไปทำงานต่างประเทศของแรงงานไทย

ใบอนุญาตโรงเรียนเอกชนและสถาบันกวดวิชา

ที่ดินเกษตรกรรมและเอกสารสิทธิ์แต่ละชั้น

ติดตั้งโซลาร์และใบอนุญาตด้านพลังงาน

งานเงินเดือน สลิปพนักงาน และภาษีหัก ณ ที่จ่ายรายเดือน

ขั้นตอนคดีแพ่งในศาลไทย ตั้งแต่ยื่นฟ้องถึงชั้นฎีกา

หมิ่นประมาท ข้อความออนไลน์ และความผิดทางคอมพิวเตอร์

ถูกสรรพากรตรวจสอบภาษี การประเมิน และการอุทธรณ์

งบการเงิน การสอบบัญชี และการรายงานให้บริษัทแม่

ภาษีหัก ณ ที่จ่าย ใช้อัตราไหน ยื่นแบบใด และแก้ผิดพลาดอย่างไร

ราคาโอนระหว่างบริษัทในเครือ เอกสารที่ต้องมีและวิธีตั้งราคา

ไกล่เกลี่ยและทำสัญญาประนีประนอม ทางจบคดีที่เร็วกว่าการสืบพยาน

ฟ้องหน่วยงานรัฐในศาลปกครอง เงื่อนไข ระยะเวลา และสิ่งที่ขอได้

ข้อพิพาทผู้ถือหุ้นและกรรมการ แก้ทางไหนได้ก่อนถึงศาล

คดีผู้บริโภค ฟ้องร้านหรือถูกลูกค้าฟ้อง ต้องเตรียมอะไร

ภาษีเงินได้นิติบุคคล ยื่นครึ่งปีและปลายปีให้ไม่ถูกปรับ

ย้ายสำนักงานบัญชีหรือเปลี่ยนระบบกลางปี ทำอย่างไรไม่ให้ข้อมูลหาย

งานเลขานุการบริษัท ทะเบียนกรรมการ ประชุมผู้ถือหุ้น และการนำส่งงบ

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