Expert Property Law Services in Bangkok

Thailand has several types of land titles, with Chanote (Nor Sor 4 Jor) being the most secure form of freehold ownership. Other types include Nor Sor 3 Gor, Nor Sor 3, and Sor Kor 1. Each offers different levels of ownership rights and transferability. During due diligence, we verify which type applies to your property and explain the implications for your transaction.

The timeline varies depending on the complexity of the transaction and current Land Department workload. Due diligence typically requires one to two weeks. Once all documentation is prepared and both parties are ready, the actual transfer at the Land Department can often be completed in a single day. We coordinate scheduling and ensure all requirements are met before the appointment to facilitate a smooth process.

Property transfers in Thailand involve several potential charges: transfer fee (2% of registered value), stamp duty (0.5%), specific business tax (3.3% if held less than 5 years, otherwise exempt), and withholding tax (varies by seller type and holding period). The distribution of these costs between buyer and seller is negotiable. We review the applicable charges for your specific transaction and can assist in calculating the total amount.

Foreign nationals can own condominium units outright, subject to the building's 49% foreign ownership quota. Land ownership is generally restricted to Thai nationals or Thai majority-owned companies, with limited exceptions under specific investment programs. We can explain the applicable rules for your situation and assist with compliant ownership structures where appropriate.

The FETF (formerly known as Thor Tor 3) is issued by a Thai bank when foreign currency is brought into Thailand and converted to Thai Baht. For foreign nationals purchasing condominiums, the FETF serves as proof that funds originated from outside Thailand, which is required for freehold ownership registration. We provide guidance on obtaining this documentation and ensuring it meets Land Department requirements.

Our due diligence reports provide a comprehensive analysis including: verification of current ownership and title type, search results for liens, mortgages, or encumbrances, boundary and area confirmation, zoning classification and permitted uses, any pending disputes or irregularities noted in Land Department records, and our assessment of identified considerations. The report concludes with recommendations for proceeding with or addressing concerns about the transaction.