Skip to main content
SUWANVARA LAWFIRM
Suwanvara Law Firm Co., Ltd.
SUWANVARA LAWFIRM
SUWANVARA LAWFIRM
Suwanvara Law Firm Co., Ltd.
In-depth

Ultimate Legal Guides

Long-form essays (4,000+ words) from senior attorneys

Inheritance Law Guide13 min read·11/2/2026

A Will on a Phone, in a PDF, a LINE Message or a Video: Does It Count in Thailand?

When a file the deceased left behind (PDF, LINE message, voice note, video, phone note) can be a will, when it is only evidence of wishes, and what a family should preserve and check.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Labor Law11 min read·11/2/2026

Employee Arrested or Facing a Criminal Case Outside Work: What an Employer Should Do Before Dismissing

Being arrested or prosecuted is not the same as being convicted. Employers must separate the allegation, absence caused by detention, the work rules and any link to the job, under Sections 119 and 17, with a fact-check table, a sample letter and options short of immediate dismissal.

By Suwanvara Law Firm — Employment & Corporate Team
Labor Law15 min read·11/2/2026

Employees Have Filed Demands to Change Employment Conditions: How the Company Should Prepare to Negotiate

Once employees file demands under the Labour Relations Act B.E. 2518, the employer has 3 days to begin negotiating. This guide covers who may sign, the documents, the proposals and the communications to prepare before the first meeting.

By Suwanvara Law Firm — Employment & Corporate Team
Labor Law10 min read·11/2/2026

An Employee Criticises the Company on Social Media: How Far Can the Employer Go?

Five kinds of post, from complaints about working conditions to leaked secrets, personal data, false statements and insults, with lawful evidence capture and an investigation that stays within limits.

By Suwanvara Law Firm — Employment & Corporate Team
Inheritance Law Guide11 min read·11/2/2026

Estate Administrator Dies or Cannot Continue Before the Estate Is Divided: What Heirs Do

When a court-appointed estate administrator dies, falls seriously ill, moves abroad or resigns, heirs should check the original order and any co-administrator, recover the documents from the administrator's family, separate finished work from pending work, and ask the court for a replacement.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Inheritance Law Guide12 min read·11/2/2026

Paid for the Funeral: Can You Be Reimbursed from the Estate, What Evidence to Keep, and What If Heirs Dispute the Amount

How far a family member who advanced the funeral costs can claim them back from the estate: who must arrange the funeral, the standard of the deceased's station, the order of payment, death benefits that are not estate money, items heirs often dispute, a sample ledger, and what to do when heirs refuse the figure.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Inheritance Law Guide13 min read·11/2/2026

Several Wills Found, Conflicting Terms, or a Thai Will Plus a Foreign One: What to Check First

The order of checks when more than one will turns up: secure the originals, test the form, line up the dates, apply CCC sections 1693-1697, map the assets, and handle foreign-will issues before deciding on a court petition.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Labor Law16 min read·11/2/2026

Night Duty, Standby, On-Call and Travel Time: Does It Count as Working Time in Thailand?

A guide for employers and HR on whether night duty, on-call time at home, standby at a site and travel to out-of-town jobs count as working time in Thailand. The test is employer control of time and place, under Labour Protection Act sections 23, 24, 26, 27, 61-63, 65, 66 and 71, with a sample policy clause and a call-out log.

By Suwanvara Law Firm — Employment & Corporate Team
Family Law Guide15 min read·11/2/2026

Post-Divorce Alimony vs Child Support in Thailand: Who Can Claim, When, and How to Write It in the Divorce Agreement

Post-divorce alimony (section 1526), spousal support during marriage and child support are three different rights that people often confuse. This guide separates the legal basis, conditions, end date, later changes and how to draft the agreement.

By Suwanvara Law Firm — Family Law Team
Family Law Guide9 min read·11/2/2026

Spouse Having an Affair: Divorce or Compensation Claim, What Evidence to Prepare and How to Gather It Lawfully

A guide for people whose spouse is having an affair in Thailand: separating the goals (divorce, compensation from the spouse or from the third party), lawfully obtained evidence, what not to do, how to preserve evidence and the 1-year limit under Section 1529.

By Suwanvara Law Firm — Family Law Team
Family Law Guide10 min read·11/2/2026

Spouse's Credit Card, Loan and Business Debts: Is the Other Spouse Liable?

A spouse has credit card, loan or business debts: must the other pay? It turns on who signed, what the money was for, whether there was a guarantee or ratification, and which property the creditor targets, under Sections 1488 and 1490, with a table of common debts.

By Suwanvara Law Firm — Family Law Team
Family Law Guide13 min read·11/2/2026

Remarried and Want to Adopt Your Spouse's Child: What to Prepare

A guide for people who have remarried and want to adopt their spouse's child: check the child's current status, the birth parents' consent, the legal steps, the effect on parental power and inheritance, and what does not change after adoption.

By Suwanvara Law Firm — Family Law Team
Inheritance Law Guide13 min read·10/29/2026

Estate Already Divided, Then a Bank Account or Another Plot of Land Turns Up: Do You Start Over?

When more estate property is found after the estate was divided, check the old court order appointing the administrator first, then sign a fresh partition agreement or file a new petition.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Labor Cases12 min read·10/29/2026

Boss Gives Instructions on LINE After Hours or on a Holiday: Can You Claim Overtime?

A guide for employees and HR on when an after-hours LINE instruction counts as overtime, what consent and evidence you need, the pay rates, which positions get no overtime, and how to set an after-hours chat policy.

By Suwanvara Law Firm — Labor Litigation Team
Family Law Guide10 min read·10/29/2026

Divorcing While the House Is Still Under a Bank Mortgage: Title Deed, Co-Borrowers, Down Payment and How to Split

When the house is still mortgaged at divorce, the name on the title deed is not the final answer between spouses, yet the bank is not bound by the spouses' agreement. Personal vs marital property, the down payment, refinancing, selling or co-owning for a period, and a sample divorce-agreement clause.

By Suwanvara Law Firm — Family Law Team
Family Law Guide12 min read·10/29/2026

Divorce When a Spouse Owns Company Shares or Runs a Business: Are the Shares Marital Property, and How Are Company Assets Separated?

A spouse holds company shares or runs a business and you are divorcing. Look at when the shares were acquired, where the money came from, dividends, the share register, valuation, and why company assets are not the spouses' property.

By Suwanvara Law Firm — Family Law Team
Inheritance Law Guide10 min read·10/29/2026

Estate Administrator Not Distributing, Not Accounting, Not Replying: What Heirs Can Do

What an heir can do when an estate administrator goes silent or stalls the distribution: which documents to request, how to write the request, how to escalate, and when to ask the court for an inventory, removal or a criminal complaint.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Labor Law13 min read·10/29/2026

Pressured to Sign a Resignation Letter: What You Can Still Claim

Signed a resignation letter under pressure? An employee guide to the timeline, chat messages, witnesses and documents that separate a voluntary resignation from a forced exit.

By Suwanvara Law Firm — Employment & Corporate Team
Labor Law12 min read·10/29/2026

Frequent Sick Leave, Absence or No Contact: What an Employer Should Check Before Dismissing

Counting days of leave or absence is not enough to dismiss without severance. The employer must look at notice of leave, medical certificates, work rules, contact attempts and even enforcement, under Sections 32, 57, 108, 118 and 119 of the Labour Protection Act.

By Suwanvara Law Firm — Employment & Corporate Team
Inheritance Law Guide12 min read·10/29/2026

Inheriting Company Shares: Shareholder Register, Dividends and the Heir's Rights

What an heir who inherits shares in a Thai private limited company must do about the register of shareholders and the BOJ.5 list, who exercises the rights before the register is updated, who gets the dividends, and why shares do not make you a director.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Inheritance Law Guide11 min read·10/29/2026

Rent From Inherited Property Before the Estate Is Divided: Who Collects It, How to Keep the Books and What Heirs Must Be Told

Who owns the rent from an inherited house, shophouse or land before partition, who may sign leases, how to keep an income and expense ledger and what to disclose to heirs, with a sample ledger and options when heirs disagree.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Labor Law11 min read·10/29/2026

Company Offers a Lump Sum to End a Labour Dispute: What to Check Before Signing, Item by Item

An employer offers a lump sum in exchange for a signature that closes the dispute. Break the money into items, check whether it is complete, read the no-further-claims wording, resignation versus termination, confidentiality, payment dates and tax, and compare a private deal with a settlement before the Labour Court or a labour inspector.

By Suwanvara Law Firm — Employment & Corporate Team
Inheritance Law Guide13 min read·10/29/2026

A Minor Child Inherits: How Far Can a Parent Manage the Money and Sell Property, and When Is Court Permission Needed?

For parents and guardians of a child heir: the limits of managing the child's property, acts that need court permission, conflicts of interest when a parent is a co-heir, keeping accounts, and an outline of the petition.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Labor Law10 min read·10/29/2026

Leaving to Join a Competitor in Thailand: Non-Compete Clauses, Trade Secrets, Customer Solicitation and Taking Data

Four obligations that are often confused: the non-compete, trade secrets, non-solicitation of customers and staff, and personal data. Includes the Section 5 test under the Unfair Contract Terms Act, penalty clauses, a pre-resignation checklist and a narrowly drafted sample clause.

By Suwanvara Law Firm — Employment & Corporate Team
Family Law Guide9 min read·10/29/2026

What to Agree in a Thai Prenuptial Agreement, and Which Template Clauses to Avoid

What a prenuptial agreement can and cannot cover in Thailand, how to sign and register it so it is valid, the template clauses that tend to fail, and points for business owners, parents with children from an earlier relationship and couples with a foreign spouse

By Suwanvara Law Firm — Family Law Team
Family Law Guide13 min read·10/29/2026

Suspect Your Spouse Is Moving Money or Transferring Assets Before Divorce: How to Build an Asset and Money-Trail List Lawfully

A guide for a spouse who suspects money or property is being moved before divorce: lawful sources of information, what not to do (such as logging in to the other spouse's accounts), and what a lawyer can ask the court for under Sections 1476, 1480, 1484 and 1534.

By Suwanvara Law Firm — Family Law Team
Inheritance Law Guide15 min read·10/29/2026

Suspect a Will Is Forged or Was Made Under Pressure? What Heirs Should Gather and How Long They Have

What an heir who doubts a will should check first in Thailand: the form of the will, the signature, the testator's capacity and the circumstances, plus the time limits under Civil and Commercial Code sections 1708-1710.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Labor Law10 min read·10/29/2026

Suspension During a Disciplinary Investigation in Thailand: Is Pay Owed, and What Should the Employer Document?

Suspension pending investigation under sections 116 and 117 is not the same as suspension as a disciplinary penalty or a temporary stop of work under section 75. A comparison table, a sample suspension order, how to run the investigation, and what the employee should do.

By Suwanvara Law Firm — Employment & Corporate Team
Family Law Guide13 min read·10/29/2026

Taking a Child Abroad: Travel, Study or Relocation, and Whose Consent You Need

A guide for parents taking a child out of Thailand. It separates a temporary trip, study abroad and relocation, and explains who decides, how to write a consent letter, when to notarise or translate it, and what the Hague Child Abduction Convention means.

By Suwanvara Law Firm — Family Law Team
Family Law Guide11 min read·10/29/2026

Contact Was Agreed but the Other Parent Refuses: Private Agreement, Divorce Record and Court Order Compared

For a parent denied the contact that was agreed: what a private agreement, a record made at the divorce and a court order each let you do, how to ask the court to set or enforce contact, and how to keep a record that puts the child first.

By Suwanvara Law Firm — Family Law Team
Labor Law15 min read·10/28/2026

Annual Bonus vs Performance Bonus: How to Write a Policy That Does Not Become an Unintended Debt

A bonus that says "will be paid" differs in law from one that says "may be paid". This guide covers contract and announcement wording, evaluation criteria, payment history, eligibility rules, tax, and how to communicate a reduced or no-bonus year.

By Suwanvara Law Firm — Employment & Corporate Team
Business Law11 min read·10/28/2026

Consigned Stock Missing or Sales Money Unpaid: Who Is Liable?

Consignment versus outright sale: who owns the goods, who bears the loss when stock goes missing, what the contract should say, the stock-check and delivery records to keep, and how to recover goods or money.

By Suwanvara Law Firm — Business Law Team
Business Law13 min read·10/28/2026

When a Customer Deducts Penalties or Damages From Its Payment: What to Check Before You Agree a Figure

When a customer pays less than the invoice and cites a penalty or damages, separate the allegation, the evidence of loss and the contract terms, check set-off and penalty reduction, and reply in writing with a reservation of rights before accepting any figure.

By Suwanvara Law Firm — Business Law Team
Business Law14 min read·10/28/2026

Delivered but the Customer Won't Sign Acceptance, So You Can't Invoice: How to Draft Delivery and Acceptance Terms

The work is done and delivered, but the customer stays silent and the acceptance certificate is unsigned, so you cannot invoice. This guide covers hire of work, named inspectors, defect notices, deemed acceptance and a follow-up timeline.

By Suwanvara Law Firm — Business Law Team
Business Law13 min read·10/28/2026

When a Director Leases a Building to the Company or Sells It Goods: What to Prepare

Related-party transactions in a private limited company: who can approve, disclosing the interest, market-price evidence, the contract, the resolution and the tax angle, with a sample resolution and a document checklist.

By Suwanvara Law Firm — Business Law Team
Business Law13 min read·10/28/2026

A Director Resigns: What to Hand Over So the Company Keeps Running (Documents, Signing Authority, Bank Accounts, Online Systems)

When a director of a private limited company resigns: when it takes effect, the 14-day registration, whether the remaining directors can still sign, and what to hand over and whom to notify.

By Suwanvara Law Firm — Business Law Team
Labor Law12 min read·10/28/2026

An Employee Resigns Without a Handover: What the Employer Can Do About Unfinished Work, Equipment, System Access and Final Wages

An employee gives notice, goes silent, hands over nothing, keeps the laptop and still holds the passwords. This guide covers resignation notice, a handover checklist, cutting system access, recovering property, and why the final wages must still be paid and kept separate from every other claim.

By Suwanvara Law Firm — Employment & Corporate Team
Labor Law14 min read·10/28/2026

Employees Taking Side Jobs or Competing With the Employer: Conflict-of-Interest Rules That Are Not Too Broad

Separate harmless side work from real conflicts of interest, with a declaration and approval process, work rules, trade secrets, customer data, non-compete terms and investigation steps.

By Suwanvara Law Firm — Employment & Corporate Team
Business Law15 min read·10/28/2026

Extra Work Ordered on LINE, Customer Refuses to Pay: The Evidence Your Company Needs

When extra work is ordered by chat with no agreed price and the customer later refuses to pay, the company must separate scope, preserve the chat as evidence, check who had authority, and record the effect on the delivery date.

By Suwanvara Law Firm — Business Law Team
Labor Law10 min read·10/28/2026

Performance Improvement Plans (PIP) in Thailand: What Employers Should Do When an Employee Misses KPIs

A good PIP has verifiable criteria, a genuine chance to improve, and keeps performance problems apart from misconduct. But a PIP does not remove severance or notice, and a dismissal can still be challenged as unfair.

By Suwanvara Law Firm — Employment & Corporate Team
Business Law11 min read·10/28/2026

Product Recalls: How Brand Owners, OEM Factories and Distributors Split the Duties

A workable recall plan, from stopping sale and quarantining stock to notifying buyers, preserving evidence and deciding who pays, with liability to consumers under Thai law and the rules by product type.

By Suwanvara Law Firm — Business Law Team
Business Law14 min read·10/28/2026

Quotation and Purchase Order (PO) Do Not Match: Which Terms Govern?

When a quotation and a PO conflict on price, delivery date, penalties or the fine print, which document forms the contract, what conduct signals acceptance, and how to check for conflicts before starting work.

By Suwanvara Law Firm — Business Law Team
Business Law15 min read·10/28/2026

Raw Material Costs Rise Mid-Contract: When Can a Company Ask to Adjust the Price?

An agreed price binds even when costs rise. This guide covers price-adjustment formulas in long-term contracts, advance notice, open POs versus new orders, and options when negotiation fails.

By Suwanvara Law Firm — Business Law Team
Labor Law13 min read·10/28/2026

Cutting Wages, Working Days or Benefits: What an Employer Must Check First

Wages, working days and benefits given as a matter of practice are conditions of employment that an employer cannot cut unilaterally. This guide covers which documents to check, how to obtain consent, how a temporary stop under Section 75 differs, and what happens if you cut anyway.

By Suwanvara Law Firm — Employment & Corporate Team
Business Law10 min read·10/28/2026

SaaS Provider Shutting Down: How to Get Your Data and Work Back

A buyer-side guide for when a SaaS provider closes: the first 72 hours, data export rights, the transition period, rescission and damages, PDPA duties and moving to a replacement.

By Suwanvara Law Firm — Business Law Team
Business Law17 min read·10/23/2026

Selling to Companies or to Consumers: How the Business Model Differs (B2B vs B2C)

B2B and B2C differ in who decides to buy, the sales cycle, getting paid and after-sales service, and the law changes with customer type. Read before choosing.

By Suwanvara Law Firm — Business Law Team
Business Law25 min read·10/23/2026

What Is a Business Model Canvas? How to Fill It In, Block by Block, With a Coffee Shop Example

How to fill in all 9 blocks of a Business Model Canvas, where to start, a full coffee shop example, and the legal checks to run on each block before you commit.

By Suwanvara Law Firm — Business Law Team
Business Law17 min read·10/23/2026

You Have a Business Idea but Don't Know Who to Sell To: How to Choose Your First Customer Segment

Selling to everyone means no one is yet a buyer. Choose a first customer segment by problem and reachable channel, and see how the law shifts with the segment.

By Suwanvara Law Firm — Business Law Team
Business Law12 min read·10/23/2026

You Made a Sale, but What Is Left: Calculating Cost per Sale Before You Start a Company

Before incorporating, work out what is really left from one sale: your own labour, acquisition cost, rework, payment fees and the costs people forget.

By Suwanvara Law Firm — Business Law Team
Business Law16 min read·10/23/2026

From Business Model to First Customer: A Checklist Before You Take Work and Money

Before your first customer: the offer, scope of work, sales documents, getting paid, bookkeeping and licences, with the legal points behind each step.

By Suwanvara Law Firm — Business Law Team
Business Law23 min read·10/23/2026

What Is a Lean Canvas? How to Fill It In and How It Differs From the Business Model Canvas, for Startups

The 9 Lean Canvas blocks, the order to fill them in, how it differs from the Business Model Canvas, and the legal issues Thai startups should handle early.

By Suwanvara Law Firm — Business Law Team
Business Law12 min read·10/23/2026

What Money to Prepare Before Opening a Company: Registered Capital, Start-up Funds and Working Capital

Registered capital, start-up spending and working capital are separate pots of money, paid and recorded differently. How to separate them, with the law.

By Suwanvara Law Firm — Business Law Team
Business Law17 min read·10/23/2026

Customers Say They're Interested, but Will They Actually Pay: Testing an Idea Before a Large Investment

Interest is not evidence. Test an idea with interviews, small trial offers and pre-set go/stop criteria, plus the law on data, deposits, advertising and ideas.

By Suwanvara Law Firm — Business Law Team
Business Law13 min read·10/21/2026

Before Opening a Second Branch: A Systems and Legal Checklist for SME Owners

Does your first branch run only because the owner is on the floor? Before a second, check systems, branch economics, registration, tax, labour and lease.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/21/2026

Received a Breach-of-Contract Letter? What to Prepare Before Replying

A letter alleging breach of contract just arrived? The first 48 hours, the documents and timeline to give your lawyer, and how to reply without admitting liability.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/21/2026

Broker, Agent or Reseller: Choosing a Sales Model That Fits Thai Law

Compare brokers, agents, commission agents and resellers: stock and credit risk, ending the contract, and points for companies with foreign shareholders.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/21/2026

What Is a Business Model, and How Each Choice Changes Contracts, Tax, Licences, Labour and Data

Main guide for SME owners: the parts of a business model, a table of what changes in law with each model, and links to the specific guide for each one.

By Suwanvara Law Firm — Business Law Team
Business Law11 min read·10/21/2026

If the Business Owner Is Suddenly Seriously Ill, Injured or Detained: What the Company Should Have Prepared

If the owner or sole director suddenly cannot act, the company may be unable to sign, bank or log in. The risks, and what to prepare in advance.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/21/2026

Choosing B2B Customer Segments in Thailand: How Government, Large Enterprises, SMEs and Overseas Customers Differ in Law

Compare 5 B2B customer groups: government, large enterprises, SMEs, overseas and regulated industries, and how contract, collection and tax risks differ.

By Suwanvara Law Firm — Business Law Team
Business Law6 min read·10/21/2026

Thailand Company Formation for Overseas Corporate Service Firms: Responsibilities and Handover

For corporate service providers abroad: who checks the shareholder structure, who prepares documents, and how accounting, tax, HR and legal work is handed over after registration.

By Suwanvara Law Firm — Business Law Team
Business Law7 min read·10/21/2026

Coordinating Thai Legal, Accounting and Immigration Work: Who Does What?

For accounting firms and business service providers abroad: how to split legal, accounting and immigration work for a client in Thailand so nothing falls between providers.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/21/2026

Employee Fraud or Embezzlement in Thailand: Running an Internal Investigation

Suspect an employee took company money? What to secure first, who investigates, when suspension is allowed, and how the three-month complaint deadline works.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/21/2026

Expanding Your Business: Own Branches, Franchise or Distributors, and Which to Choose

Compares own branches, franchising and distributors on control, capital and speed, with the Thai franchise guidelines and registration of trademark licences.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/21/2026

Family Business: Dividing Roles, Pay and Decision Rules So Family Does Not Fall Out

Separate owner, director and employee roles; set salary versus dividends, rules for relatives at work, and decision rules under company, labour and tax law.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/21/2026

A Former Employee Took the Customer List: Trade Secrets and the Paperwork to Have in Place

When is a customer list a trade secret in Thailand? What to have in place before staff leave, the exit steps, the PDPA angle and the legal options if a list is taken.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/21/2026

In-House or Outsourced: How an SME Should Decide and What the Contract Needs

Choose in-house or outsourced by function, such as accounting, IT, marketing, cleaning and security, with SLA, handover, PDPA and labour-law terms.

By Suwanvara Law Firm — Business Law Team
Debt Recovery Guide8 min read·10/21/2026

Instructing Thai Counsel on Debt Recovery: Evidence, Budget and Reporting

For overseas law firms and collectors instructing Thai counsel: the evidence to send, limitation checks, a phased budget and how progress is reported.

By Suwanvara Law Firm — Business Law Team
Business Law7 min read·10/21/2026

Measuring a Legal Retainer: What You Get in a Month With No Lawsuit, and a Sample Executive Report

How owners, MDs and CFOs can judge a monthly legal retainer when nothing went to court: the value to track, the measures to agree, and a one-page report template.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/21/2026

What Drives a Monthly Legal Retainer Quotation in Thailand, and What to Send to Get One

The factors that move a monthly legal retainer quotation in Thailand, how to compare firms like for like, and the preparation pack to send when you ask for a quote.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/21/2026

Monthly Management Meetings: Which Numbers to Review and What Legal Items Belong on the Agenda

Design a monthly management meeting that works: numbers to review, legal and tax agenda items, decision records, and how it differs from board meetings.

By Suwanvara Law Firm — Business Law Team
Business Law12 min read·10/21/2026

More Work, Less Profit: Which Jobs to Accept, and the Contract Terms That Quietly Turn Jobs into Losses

Busy team, flat profit: rework, out-of-scope requests, penalties and late payment. How to calculate profit per job, and a checklist for accepting work.

By Suwanvara Law Firm — Business Law Team
Business Law12 min read·10/21/2026

Contract Manufacturing (OEM) or Your Own Brand: Which to Choose and What the Law Changes

OEM and own brand differ in who controls customers, formulas, trademarks, licences and liability. Compare the risks and what to do before you decide.

By Suwanvara Law Firm — Business Law Team
Business Law12 min read·10/21/2026

Depending on One Big Customer: Measuring the Risk and Drafting Protection Before Orders Are Cut

Most sales come from one customer? If it cuts orders or ends the contract, the business is at risk. How to measure dependence and which clauses protect you.

By Suwanvara Law Firm — Business Law Team
Business Law11 min read·10/21/2026

Turning One-Off Projects into Monthly Revenue: Retainers, Care Plans and Subscription Contracts

Moving from project work to recurring monthly revenue means setting the monthly scope, auto-renewal, termination and service VAT so the model works.

By Suwanvara Law Firm — Business Law Team
Business Law7 min read·10/21/2026

Ongoing Thai Legal Support for Your Clients: How Overseas Counsel and Local Counsel Work Together

For firms whose clients invest in Thailand: how to split contract, employment and corporate work with Thai counsel, who reports to whom, and when budgets need approval.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/21/2026

When the Owner Approves Everything: Setting Up an Approval Authority Matrix Without Legal Risk

Owner approves everything and work piles up? Build an approval matrix and check director authority, powers of attorney, bank mandates and e-signatures.

By Suwanvara Law Firm — Business Law Team
Business Law11 min read·10/21/2026

Selling Products Only, or Products Plus After-Sales Service: Warranty, Liability and Maintenance Contracts

Adding installation, maintenance and parts? Separate the warranty from paid service and know the seller's liability under the Civil and Commercial Code.

By Suwanvara Law Firm — Business Law Team
Business Law15 min read·10/21/2026

Profitable but Short of Cash: Why a Profitable Business Runs Out of Cash, and How to Fix It Through Contracts and Tax

The P&L looks good but cash runs out: customer credit, stock and tax fall due before money arrives. How to reset the cash cycle, and contract terms that help.

By Suwanvara Law Firm — Business Law Team
Foreign Investment Guide7 min read·10/21/2026

Referring a BOI Investment Project to Thailand: Information Needed Before a Feasibility Review

For investment advisers and formation firms: what to collect on activity, investment, staff, revenue and timing before a BOI feasibility review, and what it can't promise.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/21/2026

Referring a Thailand Matter to Local Counsel: An Intake Checklist for Overseas Law Firms

What an overseas firm should send Thai counsel before referring a matter: parties for the conflict check, deadlines, forum, scope, and what to hold back for later.

By Suwanvara Law Firm — Business Law Team
Business Law12 min read·10/21/2026

SaaS Pricing and Subscription Contracts: Per User, Tiered, Usage-Based, and the Clauses You Need

Compare SaaS pricing models and what a subscription contract needs: term, renewal, price changes, data, service levels and termination under Thai law.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/21/2026

Designing Sales KPIs and Commission So They Produce Real Sales and Stay Within Labour Law

Design sales KPIs and commission tied to cash actually collected: when the right to commission arises, clawbacks, and where labour law bites.

By Suwanvara Law Firm — Business Law Team
Business Law12 min read·10/21/2026

Sell, Rent, Hire-Purchase or Pay-Per-Use: Choosing a Revenue Model and Its Legal Effects

Outright sale, rental, hire-purchase and pay-per-use compared: how ownership, risk, maintenance, contracts and tax differ for businesses in Thailand.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/21/2026

Selling on a Marketplace or Your Own Website: Choosing a Sales Channel and the Law That Follows

A marketplace brings customers fast but the platform controls data and account; your own site gives data control but PDPA duties. Compare the risks.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/21/2026

Pricing a Service Business: Fixed, Hourly or Monthly, and What the Contract Must Say

Compare fixed, hourly and monthly pricing for service businesses, with contract terms on scope, change requests, unused hours, deposits, VAT and withholding.

By Suwanvara Law Firm — Business Law Team
Business Law13 min read·10/21/2026

Relying on One Factory or Supplier: A Backup Plan and Protective Contract Terms Before Trouble Starts

If your only factory or supplier stops shipping, your brand stops selling. Check who owns the moulds, formulas, licences and stock, and the terms to have.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/21/2026

A Big Customer Sent Us Its Contract: What an SME Supplier Should Check Before Signing

A corporate customer's standard contract can shift payment, penalty and liability risk onto the supplier. Which clauses an SME should check first, and how to negotiate.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/21/2026

Switching Your Company's Legal Adviser: Handover Checklist for Files, Deadlines and Pending Cases

Changing law firms or an in-house lawyer? What to check before giving notice, what the old adviser must hand over, and how to move cases without missing a deadline.

By Suwanvara Law Firm — Business Law Team
Business Law11 min read·10/21/2026

Piloting a Business Model Change Without Breaching Existing Contracts or the Law

Plan a pilot before changing your business model: stop conditions, a pilot contract, existing exclusivity terms, staff consent and amending company objects.

By Suwanvara Law Firm — Business Law Team
Inheritance Law Guide7 min read·10/21/2026

Thai Assets in an International Estate: Working with Overseas Probate and Estate Advisers

For overseas probate and estate advisers: how Thai assets fit an international estate, which law applies, what Thai courts need and who does what.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/21/2026

Thai Legal Due Diligence for Cross-Border Deals: Defining Scope and Reporting Red Flags

For M&A advisers instructing Thai counsel: how to set due diligence scope, what the report covers and its limits, and which red flags must surface before closing.

By Suwanvara Law Firm — Business Law Team
Business Law7 min read·10/20/2026

A Big Client Wants a Company, Not You: Freelancer's Plan for Thailand

A corporate client says it can only pay a juristic person. What procurement asks for, the order of steps, who signs in the gap, and how to decide on VAT.

By Suwanvara Law Firm — Business Law Team
Inheritance Law Guide8 min read·10/20/2026

Choosing Your Executor in a Thai Will: How Many, Who, and a Backup

Making a Thai will and unsure who to name as executor? How many to appoint, who the law bars, what an executor must do and by when, and what to hand over before you sign.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Business Law9 min read·10/20/2026

What Does Setting Up a Thai Company Cost? Every Expense, From Day One to the End of Year One

Every cost a new Thai company meets, from registration day to the end of year one: what each item is, when it falls due, who sets the price and what you can avoid.

By Suwanvara Law Firm — Business Law Team
Inheritance Law Guide8 min read·10/20/2026

Filing the Court Petition for an Estate Administrator: Documents, Family Tree and Hearing Day

How an heir files the court petition for an estate administrator in Thailand: which court, documents, family tree, consents, hearing day, objections and next steps.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Business Law6 min read·10/20/2026

Registering a Thai Company From Abroad: What a Foreign Founder Can Do Without Flying In

A foreign founder overseas can prepare most of a Thai company registration remotely: what a Thai representative can file, which documents need care, what needs you there.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/20/2026

Moving a Freelance or Agency Business Into a Company: Client Contracts, Receivables and IP

How a Thai freelancer or small agency moves client contracts, unpaid invoices, copyright in past work, files and staff into a new company, and what needs written consent.

By Suwanvara Law Firm — Business Law Team
Inheritance Law Guide9 min read·10/20/2026

Transferring Inherited Land at the Thai Land Office: Documents, Announcement and Foreign Heirs

How heirs register inherited land or a condo at the Thai Land Office: three routes, documents, the 30-day notice, objections, and what changes for foreign heirs.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Business Law8 min read·10/20/2026

One Founder Funds, One Works: Splitting Shares Fairly in a Thai Company

One co-founder brings the cash, the other the work. What Thai company law allows for work-for-shares, fair split options that work, and how to protect both founders.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/20/2026

Signing Contracts or Taking Deposits Before the Company Is Registered: Who Is Liable in Thailand

Signed a lease, a client contract or took a deposit before your Thai company was registered? Who is liable under CCC s.1113, what ratification does, and how to fix it.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/16/2026

Contract Review Before Signing When You Have No Legal Department: An Approval Process for Thai SMEs

A contract-review workflow for Thai SMEs with no in-house lawyer: intake form, risk tiers, approval matrix, who may sign, what goes to counsel, and a register.

By Suwanvara Law Firm — Business Law Team
Business Law7 min read·10/16/2026

Managing a Thai Subsidiary from Abroad Without a Thai Legal Team

How a foreign head office can run a Thai subsidiary without Thai in-house lawyers: who signs, what must be in Thai, powers of attorney, work rules and reporting.

By Suwanvara Law Firm — Business Law Team
Employment Law Guide8 min read·10/16/2026

When HR Should Have a Lawyer Review a Decision Before Acting in Thailand

A decision table for HR managers: which employment decisions, from probation and warnings to investigations, dismissal and layoffs, need a lawyer's review first.

By Suwanvara Law Firm — Employment & Labour Team
Employment Law Guide8 min read·10/16/2026

Long-Term Freelancer vs Employee in Thailand: Where the Line Is and What Reclassification Costs

Using a freelancer for years on set hours can make you an employer. How Thai law tells hire of work from hire of service, and what that means for tax, severance and IP.

By Suwanvara Law Firm — Employment & Labour Team
Business Law11 min read·10/16/2026

Monthly Service Contract in Thailand: What the MSA and SLA Must Say

Building a monthly B2B service contract in Thailand: MSA, SOW and SLA, service credits vs penalties, liability caps, PDPA processor terms, exit and 3% withholding.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/16/2026

Running Many Branches: Controlling Contracts and Employee Files in Thailand

For restaurant, clinic and retail chains: how head office keeps branch leases, supplier contracts, VAT registrations, work rules and staff files under control.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/16/2026

Selling on Several Platforms: Reconciling Sales, Platform Fees and Payouts in Thailand

Selling on Shopee, Lazada and TikTok Shop? Why payouts never match sales, how to book gross sales and platform fees, handle VAT and withholding, and reconcile monthly.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/16/2026

Revenue Department Letter to Your Company: How to Prepare and Respond to a Tax Audit

Got a Revenue Department letter? Whether it is an invitation or a legal summons, the deadlines, who should attend, what to bring, and how to appeal an assessment.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/16/2026

Ending a Distributor Agreement in Thailand: Stock, Brand and Customers

Ending a Thai distributor agreement without losing the brand or customers: notice and breach, unsold stock, the trademark licence, FDA holder, domains and customer data.

By Suwanvara Law Firm — Business Law Team
Civil Cases9 min read·10/14/2026

Beauty Clinic Closed After You Prepaid a Course: How to Claim a Refund in Thailand

Prepaid a beauty course and the clinic shut down, moved or cannot deliver? What the OCPB contract rules say, how a part-used course is refunded, and where to complain.

By Suwanvara Law Firm — Civil Litigation & Enforcement Team
Real Estate Law9 min read·10/14/2026

Water Leaking From the Condo Unit Above: Who Is Liable and What Evidence to Keep

Ceiling wet from the unit above? Which pipes are private or common, who is liable (owner, tenant, juristic person), what evidence to keep, and the one-year tort deadline.

By Suwanvara Law Firm — Property Team
Business Law9 min read·10/14/2026

Contractor's Retention Money Not Released After Handover in Thailand: What to Prove and How to Recover It

The work is handed over but the employer keeps the retention. What the contract and Thai law say, the proof you need, interest, and when to demand or sue.

By Suwanvara Law Firm — Commercial Litigation Team
Criminal Cases10 min read·10/14/2026

Crime Victim Compensation in Thailand: Claim Inside the Criminal Case, Sue Separately, or Apply to the State

A victim's guide to getting money back after a crime in Thailand: the prosecutor's claim, your own s.44/1 petition, a separate civil suit, the state fund, and collection.

By Suwanvara Law Firm — Criminal Litigation Team
Business Law9 min read·10/14/2026

Employee or Agency Won't Return the Facebook Page, LINE OA or Company Domain: What a Thai Company Can Do

Who owns a Facebook Page, LINE OA and .co.th domain, how to prove it, and the lawful first steps when a former employee or agency keeps admin access.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/14/2026

50:50 Shareholder Deadlock in a Thai Company: Options When Partners Can No Longer Agree

Two 50:50 owners are deadlocked and the company is stuck. What Thai law says about meetings, directors, court dissolution and liquidation, and the routes out.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/14/2026

Sole Director Dies: How a Thai Company Keeps Paying, Signing and Operating

The only director of a Thai company has died. Who can sign, what happens to the bank account and payroll, how a new director is appointed, and the 14-day filing.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/14/2026

Changing OEM Factory in Thailand: Who Owns the Formula, Moulds, Packaging and Leftover Stock?

Leaving an OEM factory? Who owns the formula, moulds, printed boxes and stock depends on your contract. A Thai-law exit guide with a checklist and clauses to use.

By Suwanvara Law Firm — Business Law Team
Foreign Investment Guide9 min read·10/13/2026

BOI and Non-BOI Activities in One Company: A Foreign Founder's Checklist

For foreign-owned companies whose BOI certificate covers only part of what they do, such as promoted software alongside consulting and product sales. How to keep scope, revenue and accounts separate, what the non-promoted side needs under the Foreign Business Act, and when a second company is cleaner.

By Suwanvara Law Firm — Corporate & Investment Team
Foreign Investment Guide9 min read·10/13/2026

What Can Foreign Founders Do While a BOI Application Is Pending?

For foreign founders who have filed, or are about to file, a BOI application and cannot wait for the certificate before starting. What is generally safe, what to check first, what to avoid, and how to structure contracts so they survive a refusal.

By Suwanvara Law Firm — Corporate & Investment Team
Foreign Investment Guide9 min read·10/13/2026

Can an Existing Thai Company Apply for BOI Promotion?

For founders and advisers whose Thai company is already registered, and perhaps already trading. What BOI actually promotes, how expansion differs from a new project, what happens to income and assets you already have, and when a separate company is the cleaner route.

By Suwanvara Law Firm — Corporate & Investment Team
Foreign Investment Guide9 min read·10/13/2026

Preparing for a BOI Interview: Evidence Foreign Founders Should Bring

For foreign founders who have filed, or are about to file, a BOI application. What the project clarification meeting is, what BOI is really testing, and the evidence to bring for each topic so your answers match your application form.

By Suwanvara Law Firm — Corporate & Investment Team
Foreign Investment Guide9 min read·10/13/2026

BOI for SaaS Founders: Overseas IP, Thai Development and Client Revenue

For founders whose software is owned abroad, whose developers sit in several countries and whose customers are mostly foreign. How to test whether a Thai BOI project is a real fit, what has to be true about the IP, the contracts and the Thai team, and which red flags show the structure is a mismatch.

By Suwanvara Law Firm — Corporate & Investment Team
Foreign Investment Guide9 min read·10/13/2026

Buying a BOI-Promoted Company: Due Diligence Before the Share Transfer

For investors acquiring the shares of a Thai company that holds BOI promotion certificates: what to ask for, what to check in each certificate, what a change of ownership triggers, and how to tie the BOI items into the share purchase agreement.

By Suwanvara Law Firm — Corporate & Investment Team
Business Law9 min read·10/13/2026

Changing Accountants After Missed Tax and Financial Statement Filings: Handover, Checks and Fix Order

Your accountant missed tax returns or financial statements. What to demand at handover, how to check RD, DBD and SSO records yourself, and the order to fix it.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/13/2026

Employees using ChatGPT with customer data: what AI policy does the company need?

For SME owners and executives whose employees have already started putting customer data and work documents into AI tools. Separates what is a legal duty (PDPA, trade secrets) from what is good practice, together with policy content and contract terms for dealing with AI providers.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/13/2026

Customer Data Breach: What a Company Should Do First — A 72-Hour Response Plan under the PDPA

For company owners and executives who have just discovered that customer data has leaked or been accessed unlawfully. Sets out the order of actions to take, risk assessment, the criteria for notifying the PDPC and the data subjects, the duties of processors, filing a police report, and administrative fines.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/13/2026

Signing Company Contracts Online: What Evidence Is Needed to Prove Them?

For Thai companies and companies with foreign shareholders that sign contracts with counterparties using electronic signatures, this explains who may sign, how identity must be verified, what can replace a company seal, how to store files so they can be used as evidence, including stamp duty and contracts that still must follow a prescribed form.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/13/2026

0% VAT on Services to Foreign Clients: When a Thai Business Can Zero-Rate Its Services

Invoicing a foreign customer does not make a service 0% VAT; where it is used decides. Notification No. 105 conditions, a scenario table and an evidence checklist.

By Suwanvara Law Firm — Business Law Team
Foreign Investment11 min read·10/13/2026

Foreigners Opening a Restaurant or Café in Thailand: What to Check Before Renting a Shop and Investing

A guide for foreigners or Thai partners who are about to open a restaurant or café, setting out in order the matters to be checked before signing a lease and before investing, from company structure, licences and lease agreements to hiring employees and work permits.

By Suwanvara Law Firm — Business Legal Team
Business Law11 min read·10/13/2026

Before Buying a Franchise, What Contract Terms Should You Check?

For Thai nationals and foreigners about to buy a franchise in Thailand. Thailand has no franchise-specific law, but there are OTCC (Trade Competition Commission) guidelines. This guide explains what information to request before signing, which contract clauses to read one by one, and what to do when the business does not perform as it was pitched.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·10/13/2026

Directors or Shareholders Abroad: How to Hold a Company Meeting Online So It Is Legally Valid

For limited companies with directors or shareholders outside Thailand, this guide explains the sending of meeting notices, quorum, voting, proxies, minutes, and the evidence that must be kept when meetings are held via electronic means, including points to watch when registering resolutions.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/13/2026

Paying Foreign SaaS, Ad Platforms and Consultants: PP 36 VAT and PND 54 Withholding Checklist

Paying Google, Meta, a SaaS vendor or a foreign consultant? When a Thai company files PP 36 VAT, when PND 54 withholding applies, and the documents to keep.

By Suwanvara Law Firm — Business Law Team
Intellectual Property Guide10 min read·10/13/2026

Software Development Contract in Thailand: Who Owns the Source Code and How to Accept the Work

Hiring a developer? Who owns the code under the Copyright Act, why a written assignment matters, how to set milestones and acceptance tests, plus a clause checklist.

By Suwanvara Law Firm — Business Law Team
Foreign Investment Guide11 min read·10/9/2026

100% Foreign Ownership in Thailand: BOI, Foreign Business License and the US Treaty of Amity Compared

A company in which foreigners hold half or more of the shares is a foreigner under the Foreign Business Act, yet there are at least four lawful ways to hold 100%. This guide compares who can use each route, which businesses it covers, who approves it and what extra rights it brings, and how to choose the one that fits your business.

By Suwanvara Law Firm — Investment Law Team
Foreign Investment Guide11 min read·10/9/2026

BOI Application Process in Thailand: From Filing to Promotion Certificate, Review Times, Required Information and Deadlines You Cannot Miss

A BOI investment promotion application is filed online through the e-Investment Promotion system. Review takes 40 to 90 working days depending on the size of the investment, and there are post-approval deadlines that force you to start over if missed. This guide follows the BOI's own manual step by step, with the information to prepare and the points that slow an application down.

By Suwanvara Law Firm — Corporate & Investment Team
Foreign Investment Guide11 min read·10/9/2026

Which Businesses Can Apply for BOI Promotion: 10 Eligible Categories, Privilege Groups A1+ to B and Minimum Conditions

The BOI promotes only activities listed in the eligible activities list under Notification No. 9/2565, which is divided into 10 categories. Each activity receives privileges according to its group, from A1+ to B. This guide explains which activities are covered, how the privilege groups differ, the minimum investment, the general conditions, and the cases where foreigners cannot hold a majority of the shares.

By Suwanvara Law Firm — Corporate & Foreign Investment Team
Foreign Investment Guide10 min read·10/9/2026

BOI for Software, Digital Businesses and IBCs: Eligible Activities, Wage Conditions and Scope of Incentives

Software companies, platforms, data centers and international business centers can apply for BOI, but under different criteria from factories: a minimum Thai payroll, a tax exemption cap tied to actual expenses, and a limited scope of exempt income. This guide explains the commonly used activity types and where foreign companies go wrong.

By Suwanvara Law Firm — Corporate & Foreign Investment Team
Business Law10 min read·10/8/2026

Employee or Agent Bribes an Official, the Company Is Liable Too: Section 176 and the Internal Controls You Need

Under the anti-corruption law, a company commits an offence when an employee, agent or affiliate bribes an official for the company's benefit and the company has no appropriate internal controls. The fine is a multiple of the benefit received. This guide explains the elements of the offence, the NACC's 8 guidelines, and a system a mid-sized company can realistically run.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/8/2026

Buying or Taking Over an Operating Hotel or Resort in Thailand: What to Check Before You Pay

A hotel that already has guests looks like a low-risk investment, but the revenue you see can disappear after the transfer if the licenses, land lease or buildings have problems. This guide lays out what a buyer must check, from buying shares versus buying assets, transferring licenses, unpermitted additions, existing staff and advance booking deposits, to outstanding debts and taxes.

By Suwanvara Law Firm — Business Law Team
Business Law10 min read·10/8/2026

Guest Injured or Property Lost at a Hotel in Thailand: How Far Is the Owner Liable?

A guide for owners of hotels, resorts and rental villas on what creates liability when a guest slips by the pool, falls down the stairs or loses something from the room. How far warning signs and waivers help, when the 5,000 baht cap on valuables applies, what to do in the first 24 hours, and how to respond when the lawyer or insurer of a foreign guest sends a letter.

By Suwanvara Law Firm — Business Law Team
Business Law8 min read·10/8/2026

Product Labelling under Thailand's Consumer Protection Law: What Importers and Online Sellers Must Show, and Who Is Liable

Goods made by a factory or imported for sale are label-controlled goods and must carry a Thai label showing the information required by the Label Committee's notification. Sellers who sell goods with no label or an incorrect label face penalties, and manufacturers and importers face heavier ones. This guide sets out what must appear, who is liable, and which products have their own labelling laws.

By Suwanvara Law Firm — Business Law Team
Real Estate Guide10 min read·10/1/2026

Buying a House, Land or Condo at a Thai Court Auction: Process, Pre-Bid Checks and Problems After You Win

Properties sold by the Legal Execution Department are priced below market, but they are sold as-is and may be occupied. This guide covers reading the sale notice, mortgage-free versus mortgaged sales, unpaid common fees, deposits, payment, objections to the sale, and evicting occupants after purchase.

By Suwanvara Law Firm — Civil Litigation & Enforcement Team
Real Estate Guide10 min read·9/29/2026

Unpaid Common Fees: A Guide for Condominium and Housing Estate Juristic Persons, From Demand to Lawsuit to Enforcement

When a unit or house owner is several months behind on common fees, what can the juristic person lawfully do? This guide explains the measures the law provides, the statutory priority right over the unit and the land, the limitation period for instalment debts, suing many owners at once, and enforcing a judgment so that you actually collect the money.

By Suwanvara Law Firm — Civil Litigation & Enforcement Team
Business Law10 min read·9/29/2026

Customers Not Paying for Goods and Services: A Business Guide to Collecting Trade Debts Before the Limitation Period Runs Out and Before the Debtor Is Broke

You sold on credit and the customer has not paid. This guide explains what building suppliers, contractors, manufacturers and service providers should do: the evidence you need, the limitation period for trade debts, checking the debtor company's status, suing, and enforcing judgment by attaching money the debtor's own customers owe.

By Suwanvara Law Firm — Civil Litigation & Enforcement Team
Business Law9 min read·9/26/2026

Selling Online in Thailand: When to Move From Selling as an Individual to a Company

Shopee, Lazada, TikTok Shop and Facebook sellers in Thailand often start as individuals. The signs it is time to become a juristic person, what actually changes in tax, accounting and liability, and how to move the shop, stock and brand without disrupting sales.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·9/26/2026

Thai FDA Approval for Food, Supplements and Medical Devices: Who Files, What Comes First, Where Brands Get Stuck

Before a food, dietary supplement or medical device can be sold in Thailand, someone must hold the Thai FDA approval. Which route applies, why the premises come before the product, who should be the holder, and the label and advertising mistakes that stop a launch.

By Suwanvara Law Firm — Business Law Team
Business Law9 min read·9/26/2026

Registering a Trademark in Thailand: Steps, Documents and How Long It Takes

Thailand protects the first to file, not the first to use. How a Thai trademark application moves from search to registration, what to prepare, where applications get refused or opposed, and how to keep the registration alive once you have it.

By Suwanvara Law Firm — Business Law Team
Real Estate Law9 min read·9/26/2026

Usufruct in Thailand for a Foreign Spouse: Registration, Lifetime Rights, Divorce and Sale

A usufruct lets a foreign spouse or partner live on, use and earn from Thai land they cannot own. How it is registered at the land office, lifetime versus fixed-term, what happens on divorce, sale, mortgage and death, and how it compares with habitation, superficies and a lease.

By Suwanvara Law Firm — Property Team
Real Estate Law10 min read·9/19/2026

Buying a House or Land in Your Thai Partner's or Child's Name: The Risks and How to Protect Yourself

Foreigners cannot own land in Thailand, so the house is often put in a Thai spouse's, girlfriend's or child's name. What that means legally, the declaration a foreign spouse signs, why a child's land cannot simply be sold later, the company and nominee trap, and the tools that actually protect the person who paid.

By Suwanvara Law Firm — Property Team
Business Law9 min read·9/19/2026

After Registration: Changing Directors, Capital, Address or Objectives of a Thai Company

A Thai company's registered particulars are what banks, counterparties and authorities rely on. Which changes need a shareholder resolution, which must be registered within fourteen days, what happens after a capital increase or a director resigns, and the knock-on updates companies forget.

By Suwanvara Law Firm — Corporate Team
Real Estate Law9 min read·9/19/2026

Buying or Selling a Condo Contract Before Completion in Thailand: Novation, Developer Consent and the Money Trail

Taking over another buyer's off-plan condo contract can get you a unit below the developer's current price — or leave you with a contract the developer will not recognise. Developer consent, what you are actually buying, instalments already paid, the seller's defaults, and the foreign-currency trail a foreign buyer needs at transfer.

By Suwanvara Law Firm — Property Team
Business Law10 min read·9/19/2026

Employee Share Options and RSUs in Thailand: Tax, Payroll and Company-Law Pitfalls

Parent-company RSUs and options, shares in the Thai company itself, and cash-settled phantom plans each work differently in Thailand. When employees are taxed, what the Thai employer must do on payroll, why a private Thai company cannot simply issue shares to staff, and what happens to awards when someone leaves.

By Suwanvara Law Firm — Employment & Corporate Team
Labor Law10 min read·9/19/2026

Employing Expatriate Executives in Thailand: Contract Terms, Termination and Work Permits

Foreign managers are often hired on contracts written for another country. Thai labour law still applies to their work in Thailand, including severance. The terms an expatriate contract should contain, why a fixed term rarely avoids severance, the director-versus-employee trap, and what must happen to the work permit at the end.

By Suwanvara Law Firm — Employment & Corporate Team
Real Estate Law9 min read·9/19/2026

Buying a New House in a Thai Housing Estate: The Developer Contract, Defects and the Village Juristic Person

Buying a house from a developer in a housing estate is a different contract from buying land and building. What to check in the developer's sale contract, the promises in the brochure, inspection before transfer, the time limit for defect claims, who maintains the roads and common areas, and the extra step for a foreign spouse.

By Suwanvara Law Firm — Property Team
Real Estate Law10 min read·9/19/2026

Buying an Off-Plan Condo From a Developer in Thailand: The Contract, Delays and Getting Your Money Back

Buying a condo before it is built means signing the developer's contract and paying instalments for years. What the reservation and sale contracts should say, why the brochure is part of the deal, what happens when completion is late, and what foreign buyers must get right before transfer.

By Suwanvara Law Firm — Property Team
Labor Law8 min read·9/19/2026

Training Bonds in Thailand: Can You Recover Training Costs When an Employee Resigns?

Companies pay for overseas courses, certifications and scholarships, then the employee resigns. Whether a training bond is enforceable, how much a court will allow, why you cannot simply deduct it from the final salary, and how to draft one that holds up.

By Suwanvara Law Firm — Employment & Corporate Team
Labor Law10 min read·9/19/2026

Sexual Harassment at Work in Thailand: What Employers Must Do — Policy, Investigation and Dismissal

Thai labour law prohibits employers and supervisors from sexually harassing employees, and customers increasingly audit how companies handle complaints. What the law covers, what a workable policy contains, how to investigate fairly, and when the outcome can be dismissal without severance.

By Suwanvara Law Firm — Employment & Corporate Team
Business Law10 min read·9/18/2026

When a Thai Company Can No Longer Pay Its Debts: Rehabilitation, Restructuring or Closure

A company that is falling behind has more options before it runs out of cash than after. Negotiated restructuring, court-supervised business rehabilitation including the SME track, orderly closure, and the transactions directors should not make once the company is in trouble.

By Suwanvara Law Firm — Corporate & Insolvency Team
Business Law10 min read·9/18/2026

Minority Shareholder Rights in a Thai Company: Meetings, Information, Resolutions and Directors

Holding less than half the shares of a Thai company does not leave you without tools. The votes you can block, how to force a meeting, what you are entitled to see, how to challenge an irregular resolution, when you can sue directors for the company, and the limits of what Thai law offers.

By Suwanvara Law Firm — Corporate & Disputes Team
Labor Law9 min read·9/18/2026

Using Outsourced and Subcontracted Workers in Thailand: Equal Treatment and When Your Company Is Liable

Most Thai factories use contractor-supplied labour. The law treats your company as the employer of those workers for key purposes, requires fair and non-discriminatory benefits, and makes contractors up the chain jointly liable. What that means in practice and what the outsourcing contract must say.

By Suwanvara Law Firm — Employment & Corporate Team
Business Law10 min read·9/18/2026

PDPA for HR in Thailand: Employee Data, CCTV, Job Applicants and Workplace Monitoring

An employer holds more personal data about its staff than about almost anyone else, including health and biometric data. How Thailand's Personal Data Protection Act applies to HR — lawful bases, sensitive data, CCTV, fingerprint time clocks, monitoring, applicants, sharing with a parent company and breaches.

By Suwanvara Law Firm — Employment & Corporate Team
Labor Law8 min read·9/18/2026

Relocating Your Factory or Office in Thailand: Notice to Employees, Who May Refuse, and Special Severance

Moving a plant to an industrial estate or an office across town has a specific procedure under Thai labour law. The notice you must post and when, which employees may refuse to move, what they are entitled to, and how to plan the move so it does not become a severance bill.

By Suwanvara Law Firm — Employment & Corporate Team
Labor Law10 min read·9/18/2026

Restructuring or Reducing Headcount in Thailand: Planning Redundancies Without Unfair Dismissal Claims

Thai law allows a company to reduce its workforce for genuine business reasons, but the Labour Court looks at why, who was chosen and how. Selection criteria, notice, the special rules when machinery or technology replaces jobs, voluntary separation schemes, and the protected groups to check first.

By Suwanvara Law Firm — Employment & Corporate Team
Business Law9 min read·9/13/2026

Importing Machinery for a New Factory in Thailand: Duty Exemption, Timing and Used Equipment

Machinery is usually the largest import of a new plant, and the route it comes in on is decided before it ships. Investment promotion, free zones and ordinary import compared; the timing trap; criteria for used machinery; and what you may not do with exempt equipment afterwards.

By Suwanvara Law Firm — Industrial & Investment Team
Business Law9 min read·9/13/2026

Leasing a Ready-Built Factory in Thailand: What to Check Before You Sign

A ready-built factory is the fastest way into production, and the lease decides more than rent. Registration and term, whose name the factory licence is in, fit-out and modifications, power, environmental conditions, and what happens if the landlord sells or you need to leave.

By Suwanvara Law Firm — Industrial & Investment Team
Business Law11 min read·9/13/2026

Setting Up a Factory in Thailand: What Has to Happen First, and What Has to Wait

The order of steps from company formation to first production — investment promotion, site, zoning, building, factory licence, machinery, utilities and people — and the sequencing mistakes that cost foreign manufacturers months.

By Suwanvara Law Firm — Industrial & Investment Team
Employment Law Guide13 min read·9/1/2026

Applying for Work Permits and Visas Through the BOI Channel: A 2026 Guide for Promoted Companies

Companies promoted by the BOI use a different visa and work permit channel from ordinary companies. This guide explains what is different, how positions must be approved first, what the Visa and Work Permit Service Center can and cannot do, and where companies with both promoted and non-promoted operations most often go wrong.

By Suwanvara Law Firm — Investment & Immigration Department
Employment Law Guide12 min read·9/1/2026

Visa and Work Permit Requirements Under the Industrial Estate Authority: A 2026 Guide for Factories in Industrial Estates

Factories located in an industrial estate have a route for authorising foreign skilled workers and experts that differs from that of an ordinary company. This guide explains how the IEAT route works, how it differs from the BOI route, how a Free Zone differs from a general industrial zone, and where factories most often go wrong.

By Suwanvara Law Firm — Industrial & Immigration Law Team
Employment Law Guide11 min read·9/1/2026

Changing Employer, Position or Work Location: What to Do Before, Not After

A work permit is tied to the employer, position and work location it names. This guide explains what must be done first when you promote, transfer between departments or branches, move staff to an affiliated company, or send them to a client site, and the risk of restructuring first and fixing the paperwork later.

By Suwanvara Law Firm — Employment & Labour Team
Employment Law Guide14 min read·9/1/2026

Applying for and Renewing Work Permits for Foreign Employees: 2026 HR Guide to Company Eligibility, Quotas and Documents

A guide for HR teams and executives who apply for or renew work permits for foreign employees: registered capital and Thai-employee ratio requirements, occupations closed to foreigners, the company documents that are most often missing, and the sequence of tasks that lets an employee start on the agreed date.

By Suwanvara Law Firm — Employment & Corporate Team
Business Law10 min read·8/30/2026

Choosing Corporate Legal Counsel in Thailand: When to Retain, What the Agreement Should Say

A buyer-side guide — when a business outgrows hiring lawyers case by case, what scope a retainer agreement should define, how to tell whether it is paying for itself, and the questions worth asking a firm before signing.

By Suwanvara Law Firm — Business Law Team
Business Law13 min read·8/23/2026

What Accounting Does a New Thai Company Need? A First-Year Guide for Business Owners

What to do after registering a company, who may keep the books, who must be the auditor, whether you still file in a year with no income, and the mistakes first-year owners make most often. Explained step by step for people who are just starting.

By Suwanvara Law Firm — Accounting & Tax Team
Litigation11 min read·8/23/2026

How Long a Civil Case Takes in Thailand — and Which Stage You Are Actually Waiting On

Civil proceedings in Thailand run through mediation, evidence hearings, judgment, appeal and enforcement. This guide maps each stage, what determines its length, and where cases genuinely stall — so you can tell a normal wait from a stuck one.

By Suwanvara Law Firm — Litigation Team
Tax12 min read·8/23/2026

Am I a Thai Tax Resident? The Questions That Decide It, and What Changes When You Bring Money In

Thai tax residency turns on days present, and what you owe turns on what you bring into Thailand and when it was earned. This guide maps the decision structure so you know which facts matter and which figures to confirm before you move money.

By Suwanvara Law Firm — Tax & International Team
Contracts10 min read·8/23/2026

Is a Verbal Agreement Enforceable in Thailand? What You Can Prove, and What Needs Writing

A spoken agreement can bind you in Thailand — but some transactions require writing or registration to be enforced, and every claim needs evidence. This guide separates what the law requires in writing from what you simply cannot prove without it.

By Suwanvara Law Firm — Commercial & Litigation Team
Foreign Investment Guide11 min read·8/22/2026

The Compliance Calendar of a Thai Company With a Foreign Parent

A Thai limited company files monthly, twice-yearly and annually whether or not it has traded — and the directors, not the bookkeeper, carry the obligation. The recurring cycle, what changes once shareholders and payments are foreign, and the failures that surface two years later during diligence.

By Suwanvara Law Firm — Corporate & Tax Team
Foreign Investment Guide10 min read·8/22/2026

The BOI Certificate Is Where the Obligations Start: Living With Promotion After Approval

Approval is the easy half. The promotion certificate carries conditions with dates attached, privileges that only exist if you operate the systems behind them, and reporting that continues for the life of the project — and the consequences of drifting out of compliance land years later, on the tax position you already banked.

By Suwanvara Law Firm — Corporate & Investment Team
Foreign Investment Guide11 min read·8/22/2026

Where Your Thai Shares Should Sit: Direct, Thai Holdco, or Offshore Holdco

The shareholding shape is chosen once, at incorporation, and quietly decides your dividend withholding, how an exit is taxed, whether the Foreign Business Act reads through to your parent, and what a BOI project can be moved into later. What each of the three shapes costs you, and how they fail.

By Suwanvara Law Firm — Corporate & Tax Team
Foreign Investment Guide10 min read·8/22/2026

Which Visa and Work Permit Your Thai Structure Actually Buys You

How many foreign people you can put into Thailand, and how quickly, is decided by the entity you chose — ordinary company, promoted project, branch or representative office. What each structure supports, which choices close doors, and why founders discover the constraint after incorporation.

By Suwanvara Law Firm — Corporate & Immigration Team
Civil Cases8 min read·8/13/2026

Being Sued for Debt and Facing Enforcement: What Debtors Need to Do

Received a court summons about a debt, had your salary garnished, or your house is about to be sold at auction — what can still be done at each stage, property that cannot be seized, requesting installment payments, and deadlines that are difficult to reverse once missed.

By Suwanvara Law Firm — Civil Litigation and Enforcement Team
Documents and Juristic Acts7 min read·8/13/2026

Which documents need to be certified by a lawyer, and will the destination accept them only after certification?

What can a lawyer or notary certify? How is it different from self-certifying copies? Why do some matters need to go through the Department of Consular Affairs and the embassy? And what should you prepare to get it all done in one visit?

By Suwanvara Law Firm — Document and Juristic Act Certification Team
Criminal Cases8 min read·8/13/2026

Being Insulted and Defamed Online: What You Can Do — and When You Become the Wrongdoer

Getting insulted in posts, being smeared in reviews, or having false information shared about you — how to collect evidence, the difference between defamation and computer-related offenses, reporting to platforms, and the line that turns the person who answers back into the one being sued.

By Suwanvara Law Firm — Criminal and Reputation Cases Team
Criminal Law8 min read·8/13/2026

Scammed Online: How to File a Police Report to Get Your Money Back

Deceived into transferring money, paying for goods that never arrived, or tricked into an investment — what to do in the first hour, how to notify the bank and file an online police report, how this differs from a civil lawsuit, and how frozen funds can be recovered

By Suwanvara Law Firm — Criminal and Online Fraud Litigation Team
Criminal Cases8 min read·8/13/2026

Received a Police Summons? What to Do — A Guide for First-Time Recipients

Received an accused-person summons or a witness summons — how to check whether the summons is genuine or fake, how it differs from an arrest warrant, whether you have to go, whether you must give a statement immediately once you go, and what happens if you do not go.

By Suwanvara Law Firm — Criminal Case Team
Business Law17 min read·8/11/2026

Registering a Company: The Real Steps and What to Decide Before You Sign

About to start your own business but not sure whether you should register a company, a limited partnership (หจก.), or a commercial registration — the actual steps, the information and documents to prepare, and the obligations that start counting from the day the company is born

By Suwanvara Law Firm — Business Law Team
Business Law7 min read·8/11/2026

Cosmetic Notification Receipt: Who Should Be the Holder – Brand Owner, Importer, or OEM Factory?

The notifier is the legal responsible party and holds the receipt when you want to change business partners. A decision guide for cosmetic brand owners covering OEM contracts, labels, exaggerated advertising, and liability when users have allergic reactions.

By Suwanvara Law Firm — Business Law Team
Labor Cases7 min read·8/11/2026

Dismissed, What to Do — Employee Rights and When You Need an Employment Lawyer

Just been dismissed or pressured to write a resignation letter? An employee's guide on what not to sign, what evidence to keep, which payments you are entitled to, and deadlines you must not miss.

By Suwanvara Law Firm — Labor Litigation Team
Family Law Guide14 min read·8/11/2026

Child Support Not Being Paid: What to Do — Enforcing Payment and Legitimizing the Child

The other party stopped paying child support, you were not married, or you only hold a district office record — a guide on how to actually enforce payment, when to request an increase or reduction, and what to do to legitimize the child.

By Suwanvara Law Firm — Family Litigation Team
Inheritance Law Guide17 min read·8/11/2026

Parents Pass Away – How Is the Inheritance Divided: A Guide for Heirs and Estate Administrators

A family member has just passed away. The bank won't allow a withdrawal, the land can't be transferred, and siblings are starting to disagree — a Thai heir's guide to who is entitled, whether an estate administrator must be appointed, and where to start.

By Suwanvara Law Firm — Family and Inheritance Litigation Team
Labor Law6 min read·8/11/2026

Going to the Labor Court for the First Time: How to Prepare, and Do You Need a Labor Court Lawyer?

A guide for employees who must go to the Labor Court for the first time — Can you really file a claim orally? What is the mediation session like? The 30-day and 15-day deadlines you cannot miss, and when you should have a lawyer.

By Suwanvara Law Firm — Labor Litigation Team
Labour Disputes7 min read·8/11/2026

File a Complaint with the Department of Labour or Sue the Labour Court — Which Path Should an Employee Choose?

When an employer does not pay wages or severance pay, should you file a complaint with a labour inspector or sue the Labour Court? Compare what each route can order, the 30-day deadline you must not miss, and the Employee Welfare Fund.

By Suwanvara Law Firm — Labour Litigation Team
Real Estate Law Guide17 min read·8/11/2026

Land Disputes, Boundary Conflicts, and Adverse Possession: A Guide for Landowners

Neighbors encroaching on the boundary, someone claiming adverse possession, or inherited land that cannot be divided — read to understand what rights each land document confers, how many days you have to sue after a boundary survey objection, and which party bears the consequences of not filing.

By Suwanvara Law Firm — Land Dispute Team
Intellectual Property7 min read·8/11/2026

Patent, Petty Patent, or Trade Secret — Which Should You Choose?

Before asking how to file a patent, you must first answer whether you should file at all — the differences between patents, petty patents, and trade secrets, the trap of disclosure before filing, who owns an employee's invention, and what to do when you are copied.

By Suwanvara Law Firm — Intellectual Property Team
Industry and Administrative Law7 min read·8/11/2026

Do Products Need the TIS Mark? And If Not Compliant, Who Is Liable?

How compulsory standards differ from general standards, how liability is allocated among manufacturers, importers, and distributors, why putting your own brand on contract-manufactured goods shifts liability to you, and what should be written in the supplier agreement.

By Suwanvara Law Firm — Business and Industrial Legal Team
Labor Cases7 min read·8/11/2026

Salary Not Paid: Employer Withholding Wages and Overtime – How to Claim Back

Salary not paid, unpaid wages, employer not paying overtime — an employee's guide on what evidence to collect, how to file with a labor inspector, how many years of prescription remain, and what to do when the company closes

By Suwanvara Law Firm — Labor Litigation Team
Debt Recovery Guide10 min read·8/2/2026

Recovering a Thai Debt Without Leaving Head Office: What a Foreign Creditor Signs, Sends and Receives

A companion guide for creditors sitting outside Thailand: the power of attorney and its legalisation, the evidence pack your own systems must produce, choosing between a civil claim and a criminal complaint, the limits of tracing a debtor who has moved to Thailand, and getting recovered funds out to the parent company.

By Suwanvara Law Firm — Civil Litigation & Cross-Border Team
Employment Law Guide12 min read·8/2/2026

Responding to a Thai Labour Court Claim or Labour Inspector Order: An Employer's Process Guide

What a foreign-owned employer in Thailand should do in the first days after a labour complaint lands: which forum you are actually in, what you will be asked to produce, how conciliation works, who must appear, and what head office has to delegate before the first hearing.

By Suwanvara Law Firm — Employment & Labour Team
Criminal Law Guide7 min read·7/25/2026

Bail in Thai Online-Fraud and Money-Laundering Cases: What to Prepare and Why Applications Fail

Arrested or charged in a Thai online-fraud or money-laundering case. Where provisional release can be applied for, what security and documents are needed, the most common reasons applications are refused, and what family should do in the first 24 hours.

By Suwanvara Law Firm — Criminal Litigation Team
Foreign Investment Guide9 min read·7/25/2026

Two, Three or Four Foreign Founders in a BOI Company: The Shareholding Decisions You Cannot Undo Later

A promotion protects the company, not the founders from each other. What promotion does and does not cover when several foreign shareholders are involved, the shareholders'-agreement questions the timetable forces you to settle before filing, and which choices become irreversible.

By Suwanvara Law Firm — Corporate & Foreign Investment Team
Intellectual Property Guide9 min read·7/25/2026

Who Owns the Brand? Structuring Trademark and IP Ownership When You Incorporate in Thailand

Should your Thai operating company or an offshore holding entity own the mark? What first-to-file means when your brand launched abroad, licensing the mark down to your Thai company, employee and contractor IP, and what a diligence lawyer will look for later.

By Suwanvara Law Firm — Intellectual Property Team
Commercial & Debt Guide11 min read·7/25/2026

Your Thai Debtor Is Going Under: A Creditor's Guide to Bankruptcy and Business Rehabilitation in Thailand

Your Thai counterparty has stopped paying. Whether you have standing to petition, the claim-filing window and the evidence a foreign creditor must produce from abroad, where your claim sits in the queue, and what happens to security and set-off the moment proceedings begin.

By Suwanvara Law Firm — Commercial Litigation Team
Tax & Customs Guide11 min read·7/25/2026

Thailand Customs Post-Clearance Audit: What a Foreign-Invested Importer Does in the First 30 Days

Thai Customs has queried your declared value or opened a post-clearance audit on shipments that already cleared. What triggers an audit, how declared value and classification are tested, the objection and appeal route, and the evidence pack to assemble first.

By Suwanvara Law Firm — Tax & Customs Team
Industrial & Regulatory Guide10 min read·7/25/2026

Your Factory Licence in Thailand: Starting, Expanding, Relocating or Taking Over a Plant

Who approves your plant, which approval track you are on, and what will break your start-of-production date. Estate versus non-estate sites, confirming your factory class before signing the lease, licence transfer in a brownfield deal, and what counts as a modification.

By Suwanvara Law Firm — Industrial & Regulatory Team
Foreign Investment Guide11 min read·7/25/2026

Does Your Thai Company Need a Foreign Business Licence? How Service, Trading and Sourcing Businesses Get Classified

Before you incorporate, someone has to decide what your company actually does. The classification interview we run, the four routes a service or trading business realistically chooses between, and what a formation agent offering you a Thai 51% is really selling.

By Suwanvara Law Firm — Corporate & Foreign Investment Team
Foreign Investment Guide9 min read·7/25/2026

Your Project Site Is Not in an Industrial Estate: What That Changes for a Foreign-Owned Company

The estate system does not cover your site. What you lose by going outside it, why the real requirement is secure and financeable control rather than ownership, whether the parcel may lawfully host your operation at all, and what a lender and a future buyer will each ask.

By Suwanvara Law Firm — Real Estate & Projects Team
Criminal Law Guide10 min read·7/25/2026

Filing a Criminal Complaint in Thailand as a Foreign Victim — Including When You Are Not in the Country

You were defrauded by a Thai-based counterparty and you are overseas or in Thailand only briefly. Which station takes the complaint, whether a lawyer can lodge it for you under a power of attorney, the evidence pack to build first, and how you follow it from abroad.

By Suwanvara Law Firm — Criminal Litigation Team
Real Estate & Projects Guide11 min read·7/25/2026

Land Due Diligence for a Project Site in Thailand: Clearing Multiple Title Deeds Before You Commit

You have a site and a seller. What has to be checked on a large project site assembled from several title deeds, in what order, and what should make you walk away — title grade, encumbrances, legal access, permitted use, boundaries and seller capacity.

By Suwanvara Law Firm — Real Estate & Projects Team
Real Estate Guide10 min read·7/25/2026

Buying a Resale Condo from a Private Thai Owner: Getting the Money In, the Quota Letter, and Transfer Day

You have found a second-hand unit and the seller is an individual, not a developer. How to remit funds correctly when you have no Thai bank account, what the juristic person must give you, and the running order at the Land Office on transfer day.

By Suwanvara Law Firm — Real Estate Team
Foreign Investment Guide10 min read·7/25/2026

Do You Need a Thai Company to Sell Here? Export Direct, Appoint a Distributor, or Set Up Your Own Importer

Choosing a market-entry route before committing capital. Who is the importer of record and what that commits each party to, the distributor agreement terms nobody drafts until it is too late, warranty exposure by route, and a decision table by volume, margin, control and speed.

By Suwanvara Law Firm — Corporate & Trade Team
Foreign Investment Guide10 min read·7/25/2026

Structuring Your Thai Subsidiary So Profit Can Move: Debt vs Equity, Where the IP Sits, and What the Bank Will Ask For

Cash gets trapped in Thai subsidiaries for structural reasons decided at incorporation, not banking ones. The debt-versus-equity choice you cannot cheaply reverse, where IP should be owned before the brand has value, the substance behind any charge to the Thai entity, and how these structures fail.

By Suwanvara Law Firm — Corporate & Tax Team
Employment Law Guide11 min read·7/25/2026

The Thai Labour Compliance Audit: What Foreign Employers Get Wrong Before Anyone Sues

A guide for HR directors and country managers of foreign-owned Thai entities: what a Thai labour claim actually turns on, where liability accumulates silently, and how to review your employment practices before a dispute rather than during one.

By Suwanvara Law Firm — Employment & Labour Team
Real Estate Guide11 min read·6/15/2026

Buying Property in Thailand as a Foreigner 2026: Condos, Land Leases & the Purchase Process

Can foreigners buy property in Thailand? A clear guide to lawful condominium freehold, long-term leases for land and villas, the purchase process and title due-diligence, taxes, inheritance, and pitfalls like nominee ownership. Written by a 40-year Thai law firm.

By Suwanvara Law Firm — Real Estate & Foreign Matters Team
Inheritance Guide11 min read·6/15/2026

Wills & Inheritance in Thailand for Foreigners 2026: Thai Wills, Property Succession & Estate Administration

If you own a condo, bank account, or other assets in Thailand, do you need a Thai will? A clear guide to intestate succession, the forms of a Thai will and witnessing, the special rules on foreigners inheriting property, the estate administrator and probate process, and common pitfalls. Written by a 40-year Thai law firm.

By Suwanvara Law Firm — Estates & Foreign Matters Team
Immigration Guide17 min read·6/6/2026

Thailand Visa & Work Permit: Complete 2026 Guide for Foreigners & Employers

How Thai visas, work permits, 90-day reporting, extensions, re-entry permits, and overstay rules fit together in 2026 — with the key routes: Non-B, Non-O retirement and marriage, BOI, SMART, LTR, and DTV. By a Thai law firm with 40 years of experience.

By Suwanvara Law Firm — Immigration & International Team
Civil Litigation Guide12 min read·6/1/2026

Debt Collection, Suing a Debtor and Enforcement in Thailand: A Creditor's Guide 2026

Your debtor won't pay — how do you actually get your money back? A step-by-step overview from the demand letter and civil suit to limitation periods, asset investigation, and enforcement (seizure and auction). By a Khon Kaen law firm with 40 years of experience.

By Suwanvara Law Firm — Civil Litigation & Enforcement Team
Family Law Guide12 min read·6/1/2026

Divorce, Marital Property and Child Custody in Thailand: A Practical Guide 2026

Want a divorce but don't know where to start? Learn the difference between divorce by mutual consent and divorce by court judgment, how marital property is divided, who gets custody, and how child support is set. By a Khon Kaen family law team with 40 years of experience.

By Suwanvara Law Firm — Family Law Team
General Guide11 min read·6/1/2026

Lawyer Fees in Thailand 2026: Understanding Costs Before You Hire

How are legal fees calculated? What types exist, and why does each firm charge differently? A plain-language guide for clients hiring a lawyer for the first time, from a Khon Kaen law firm with 40 years of experience.

By Suwanvara Law Firm — Legal Advisory Team
Labour Law Guide11 min read·6/1/2026

How Much Severance Pay Am I Owed in Thailand? Employee Rights Guide 2026

Suddenly terminated? Learn what severance pay, payment in lieu of notice, and unfair-dismissal compensation you may be entitled to under Thai labour law — and how to claim through the Labour Court. By a Khon Kaen law firm with 40 years of experience.

By Suwanvara Law Firm — Employment Law Team
Business Law4 min read·5/31/2026

Factory & Industrial-Estate Law in Thailand — Labor, Customs, BOI & Environmental (2026)

A guide for factory owners and managers in Thai industrial estates — labor and termination law, machinery-import customs, BOI privileges, land holding, environmental and safety compliance, and foreign-worker permits. From a 39-year law firm.

By Business & Industrial Law Desk — Suwanvara Law Firm — Counsel for factories and industrial estates
Family14 min read·5/18/2026

Divorce in Thailand for Foreigners: A Practical Guide (2026)

Everything foreign spouses need to know about ending a Thai marriage — jurisdiction, mutual-consent vs court divorce, matrimonial property, child custody, and recognition back home. Written by a 40-year Khon Kaen law firm.

By Suwanvara Law Firm — International Family Practice
Investment22 min read·5/4/2026

The Complete Guide to Foreign Investment in Thailand (2026)

Everything foreign investors need to know about doing business in Thailand — entity types, BOI, FBA, work permits, taxes, and pitfalls. 4,000+ words from a 39-year Thai law firm.

By Legal Advisory Team — Suwanvara Law Firm
Privacy18 min read·4/28/2026

PDPA Compliance Checklist for Thai Businesses (2026 Edition)

A step-by-step PDPA implementation checklist with timelines, cost estimates, and pitfalls. Built from 50+ PDPA audit engagements since 2022.

By Legal Advisory Team — Suwanvara Law Firm
Criminal Law20 min read·4/20/2026

A Practical Guide to Criminal Defense in Thailand

What to do if you or a loved one is arrested in Thailand — rights, procedures, bail, and key timelines. Written from 39 years of criminal practice experience.

By Legal Advisory Team — Suwanvara Law Firm
Lawyer-client handshake symbolizing trust at Suwanvara Law Firm

Ready to hear your story

Get an initial consultation with one of our experienced attorneys.

Book a ConsultationCall +66 92 254 2045LINE