Question 1

Can land abutting a military boundary be bought and sold?

Accepted Answer

Yes, provided the plot carries a validly issued title deed or use certificate and does not encroach on reserved land. The usual complication is that the fence line in daily use does not match the line on the cadastral sheet, leaving some plots with less usable area than the paperwork states. The dependable step is requesting a copy of the cadastral sheet plus the title file held at the Land Office, then request a boundary re-survey so officials re-peg the corners in front of both parties. Where an overlap with reserved land shows up, the overlapping portion cannot be transferred and must be surveyed out first. Your sale and purchase agreement should say that if the survey result deviates beyond an agreed percentage, the buyer may reduce the price or walk away with the deposit returned. We review the documents and attend the survey with you.

Question 2

How is a twenty-year solar land lease made binding on a future buyer?

Accepted Answer

A lease of immovable property for more than three years must be registered with the competent officer at the Land Office; without registration it is enforceable for three years only, and if the owner sells, the tenant is immediately exposed. Beyond registration, the contract should state plainly that the structures and panels remain the tenant's property throughout the term, who bears land and building tax, how renewal works, and how the site is cleared and reinstated at the end. A commonly overlooked point is the right to run transmission cable across a neighbouring plot, which deserves its own registered servitude. We draft the agreement, assemble the document set, and register everything in a single visit.

Question 3

Who must approve a renovation inside the Lop Buri old town?

Accepted Answer

A building inside the control area around a monument first needs design clearance, after which the ordinary construction or alteration permit is filed with the municipality. The conditions typically cover height, wall colour and material, roof form, and distance from the monument itself. If digging the foundations uncovers antiquities, work must stop and officials be notified at once. Breaches attract fines and demolition orders. The biggest time saver is an informal consultation on a sketch before the construction drawings are produced, because amending a sketch costs far less than amending a submitted set. We prepare the drawing pack, file it, and follow it through to the permit.

Question 4

What licences does a rental warehouse on the Asia highway need?

Accepted Answer

Start with the comprehensive zoning plan to confirm the site falls in a colour zone permitting warehousing. Next comes the building permit for the intended use class, and where machinery or activities cross the factory threshold, a factory operating licence as well. Storing hazardous goods or fuel brings a further set of specific licences. Operators most often miss the drainage and fire-protection approvals, which officials inspect before issuing the certificate of building use. Opening before that certificate exists makes tenant insurance hard to place and invites a stop-use order. We check the zoning, assemble the applications, and coordinate the agencies end to end.

Question 5

What registration does a paid sunflower-field viewing point require?

Accepted Answer

Charging admission alongside a shop or café makes this a business that needs a clear tax status. A single farmer may report as an individual at first, but once annual turnover passes the VAT registration threshold, registration and tax invoices become compulsory. Food and drink service requires a local food premises licence, and a car park receiving large visitor numbers warrants public liability cover. Also worth settling early is a lease with the neighbouring landowner if their plot serves as the access road. We help choose the structure, file the registrations, and set up receipting that stands up to later inspection.

Question 6

How is land rent from an energy project taxed?

Accepted Answer

Rent received by an individual is income from letting property. A tenant that is a registered company deducts withholding tax at the prescribed rate and hands over the certificate of deduction. The lessor aggregates the year's rent in the personal income tax computation, choosing either the standard deduction or actual expenses that can be evidenced. There is also land and building tax, whose rate follows actual use: a plot previously taxed at the agricultural rate is reassessed once panels are installed. The contract should therefore allocate that additional burden between the parties. We model the effect and prepare the filings.

Question 7

When should a family farm convert into a company?

Accepted Answer

Three signals stand out. First, annual net profit reaches the band where the personal rate exceeds the corporate rate available to small companies. Second, trading partners begin asking for tax invoices and receipts in a company name. Third, several heirs or partners need their entitlements defined. Conversion requires planning around moving land and machinery into the company, since transfers carry fees and can trigger immediate tax. A common alternative is for the company to lease the assets from their existing owner rather than take title, cutting start-up cost and keeping the assets outside the trading risk. We put the numbers for both routes side by side before you decide.

Question 8

How should seasonal harvest crews be contracted?

Accepted Answer

Seasonal work still falls under labour protection rules on minimum wage, hours, holidays, and safety. The right approach is a written fixed-term contract stating start and end dates, the wage rate, how overtime is calculated, and any accommodation provided. Wages should go by bank transfer or against a receipt the worker signs, because in a dispute the burden of proving payment sits with the employer. Where a labour contractor supplies the crew, the employer can still be jointly liable for wages the contractor fails to pay, so vet the contractor and reserve a retention right in the contract. We draft the contract set and time-record forms ready for immediate use.

Question 9

Can damage to crops from adjacent construction be recovered?

Accepted Answer

Yes, where you can show the loss was caused by another's act and the link is direct, such as fill that blocked a watercourse and left the plot waterlogged, or dust and chemicals drifting onto the crop. The strongest evidence is dated photography, soil or water test results, three years of yield records to quantify the shortfall, and a complaint lodged with the local authority at the outset. The limitation period for wrongful acts is shorter than most people assume, so do not wait for the following season to end. In practice a demand letter setting out the quantified loss, with an offer to mediate, resolves matters faster than going straight to court. We value the loss, send the letter, and litigate if negotiation fails.

Question 10

How are military service documents certified for use abroad?

Accepted Answer

Documents in this group, such as the certificate of completed conscription or discharge papers, are frequently requested by overseas employers and by the immigration authorities of certain countries. The route is to obtain a stamped certified copy from the issuing unit, translate it into the target language through a translator whose name and contact details appear on the work, then have the translation legalised by the Legalisation Division of the Ministry of Foreign Affairs. After that it goes to the destination embassy for its stamp, or through that country's apostille system. The most common cause of rejection is rendering ranks and unit names inconsistently with the passport or other documents. We check name consistency across every document before submitting for legalisation.

Question 11

What is needed for a foreign engineer on a short plant installation?

Accepted Answer

Short installation or commissioning work still counts as work under Thai law, so it needs either a work permit or the notification route that applies to the category, together with a visa matching the purpose. Entering under a tourist exemption and then working exposes both the company and the individual to penalties. Prepare the contract between the Thai company and the overseas principal or a letter of assignment, the scope and duration of the work, and evidence of the engineer's qualifications. For urgent jobs allow at least two to three weeks for processing, because the foreign-issued papers usually need legalisation first. We file and follow up so the installation window is met.

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