Question 1

A foreign buyer wants factory certificates in English — is an in-house translation acceptable?

Accepted Answer

It depends on what the buyer does with it. For their internal supplier assessment, an in-house translation with a company accuracy statement is usually enough. If the document will be submitted to a government body in the destination country — manufacturer registration, an import approval — a certified translation is generally required, potentially with consular and embassy legalisation in sequence. The common failure is translating in-house first and being told later that certification is needed, costing a second cycle and hitting the delivery date. It is faster to ask the buyer up front where the document will be filed and build the right level of certification once. We clarify the destination requirement for you and assemble the certified set in a single pass.

Question 2

The landowner is abroad — how is a power of attorney to sell the land arranged?

Accepted Answer

A power of attorney for registering rights at the land office is far stricter than ordinary documents: it must use the Land Department form with the property details matching the title deed exactly. Where the grantor is abroad, the signature must be made before a Thai embassy or consular officer, or before a local notary and then authenticated up to the level required. The most frequent counter rejections come from blanks left to be filled in later, no stated limits on price and receipt of funds, and a signature that does not match the passport. Spell out precisely what the attorney may do, to prevent action beyond the mandate. We draft it, check it before signing, and attend the land office to complete registration for you.

Question 3

For a business in the special promotion zone, is the visa and work-permit route for foreign specialists different?

Accepted Answer

Meaningfully different, and usually favourable. Promoted businesses and those inside the special economic promotion zone can use channels designed for specialists, executives, and skilled experts, with shorter processing and without the general four-Thai-to-one-foreigner staffing ratio. But the position must genuinely be approved on that business's position list and the person must meet the qualifications filed. A frequent error is bringing someone in and seeking position approval afterwards, leaving a gap where they work without authority. Note too that when the company's privileges end, the status of foreigners relying on them is affected, so plan ahead. We check the approved position list, file the full set, and plan the renewals.

Question 4

A foreigner works in Bangkok but has moved to live in Chachoengsao — what must immigration be told?

Accepted Answer

Two separate obligations. First, the house owner or landlord must notify the authorities of a foreign national's residence within the statutory period from move-in — it is the accommodation provider's duty, not the resident's, though the resident bears the consequences when documents are later found incomplete. Second, periodic reporting once the statutory length of stay is reached, which must be made to the immigration office covering the actual place of residence. Moving to another province therefore means notifying the address change and reporting at the new office, not the old one. Continuing to use the former address for convenience is a common cause of extension problems later. We audit the whole document position and handle the change of address and reporting for you.

Question 5

The business has both tax-exempt promoted activity and non-promoted activity — how should the accounts be kept?

Accepted Answer

Revenue and expenses of the promoted activity must be separated from the non-promoted activity at source-document level, not allocated at year-end, because officers test whether the allocation basis is reasonable and consistently applied. Shared costs — management salaries, rent, utilities — need a defensible basis such as revenue share, floor area, or machine hours, with the reasoning documented in writing. The largest exposure is loading profit onto the exempt side beyond what the facts support: a retrospective assessment brings tax plus penalties and surcharge, and can also affect the privileges themselves. We build the segmented chart of accounts, set the allocation bases, and keep the supporting file ready for review each year.

Question 6

A shrimp farm selling to a cold-storage plant versus exporting directly — how do the tax positions differ?

Accepted Answer

They differ in both VAT treatment and the records required. Selling unprocessed aquatic produce to a domestic buyer generally falls within the VAT exemption, but once the product is processed, canned, or otherwise taken beyond the legal notion of agricultural produce, the position changes immediately. Exporting yourself is zero-rated, which opens input-tax refunds, but requires complete export evidence matching the customs entry and prior VAT registration. Many farms sell to cold-storage plants because it is simpler, yet past a certain volume direct export is usually better even with the extra paperwork. We model both against your actual figures and set up the documentation so refunds are actually obtainable.

Question 7

After receiving the promotion certificate, what must be done — and what if it is not?

Accepted Answer

Approval starts the obligations rather than ending them. Typically you must accept the resolution within the deadline, apply for the promotion certificate, commence operations inside the stated period, import machinery and use the duty exemption within its window, and file periodic performance reports — while actually reaching the investment and employment levels proposed. Letting a deadline pass without seeking an extension can mean cancellation and clawback of previously exempted tax with additional charges, a material hit to the accounts. In practice this fails because no one internally owns it, documents sit across departments, and the deadlines are not in one system. We build a per-project conditions calendar, track every deadline, and file all reports on your behalf.

Question 8

Building rental warehouses on a main road — what approvals are needed?

Accepted Answer

At least four, in sequence. First, the town plan: whether the land class permits warehousing and what building-to-plot ratio applies. Second, the construction permit from the local authority, signed by licensed engineers and architects. Third, permission from the road authority to connect the access point to the highway — the most commonly forgotten step, and the one that leaves a finished building unusable. Fourth, if the goods stored fall within hazardous materials or the goods are processed on site, specific additional licences may apply. When letting the space, structure the lease and the land and buildings tax treatment against the correct use category. We work through the full set, file on your behalf, and have the lease ready for opening day.

Question 9

The land lies on a rail-project expropriation alignment — can it still be sold or developed?

Accepted Answer

Legally it can be sold, but the facts must be disclosed and the terms drawn carefully. Once a royal decree fixes the expropriation area, construction and alteration inside it are restricted, and structures built after the designation may attract no compensation — a buyer who develops without knowing this will certainly dispute with the seller. Check the alignment with the project authority and the land office to establish how much of the plot is taken and what shape remains, because where the remainder is unusable the owner may require it to be purchased as well. Compensation is not a take-it-or-leave-it figure either: there are appeal and litigation routes where the amount is too low. We confirm the alignment, weigh selling against awaiting compensation, and pursue the appeal for you if the offer is unfair.

Question 10

Land fronting the Bang Pakong River — how far can a jetty and riverside building go?

Accepted Answer

Riverside projects sit under more overlapping law than owners expect. First, the actual boundary against the bank line: accreted land and foreshore have different legal status and parts are public property that cannot be possessed. Second, structures projecting into the waterway — jetties, pontoons, walkways — need marine authority permission first, or they can be ordered removed at the owner's expense. Third, town-plan and building-control rules on setbacks from public water and building height. Buying riverside land on the strength of the title deed alone is therefore risky: commission a boundary survey and check whether existing structures are permitted or unauthorised encroachments. We run all three checks, apply for the waterway permission on your behalf, and regularise existing structures before transfer.

Question 11

Relocating production and laying off a large number of staff — how is that done correctly?

Accepted Answer

Distinguish relocating the workplace from termination due to restructuring — the duties differ. Where the workplace moves to another location and this materially affects employees' and their families' ordinary living, the employer must post advance notice within the prescribed period, and employees who choose not to move may terminate and claim special severance. Where termination follows the introduction of machinery or reorganisation of units, advance notification is required and additional special severance may be payable to long-serving staff on top of ordinary severance. A sudden announcement paying only length-of-service severance is therefore usually insufficient and invites collective claims. What works is getting the notification timeline right, calculating each individual's full entitlement heading by heading, and negotiating as a package with tight receipts. We quantify the whole exposure in advance, plan the notifications, and negotiate with the employee representatives for you.

Question 12

A buyer refuses to take the crop under a contract-farming agreement — what can the farmer do?

Accepted Answer

The contract-farming legislation sets a fairly clear protective framework: the operator must give the farmer disclosure documents and the draft agreement to consider beforehand, must hand over a copy, and the agreement must state quantity, quality, price, and the calculation method clearly. Refusing to take produce where the farmer met the conditions is a breach sounding in damages, and the same law provides a dispute mediation route that is much faster and cheaper than litigation. Prepare evidence that the produce met the agreed standard — cultivation records, quality test results, dated photographs, and the correspondence arranging delivery — because the buyer's most common defence is that quality failed the specification. We review the contract, assemble the evidence, and run the mediation or damages claim for the farmer or grower group.

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