Ratchaburi

Property Lawyer in Ratchaburi for Foreigners — Condominiums, 30-Year Leases, Villas, Due Diligence

Foreigners can own freehold condominiums in Thailand (subject to the 49% per-building foreign quota), can hold a 30-year registered lease on land or villas, and can hold land via a properly structured Thai company — but each route has trade-offs that need to be explained before any deposit is paid. We act for foreign buyers across the full transaction: title search, off-plan contract review, escrow and deposit safeguards, transfer at the Land Office, and the post-completion paperwork (FET, tax, foreign-quota letter).

Scope of property lawyer for foreigners work in Ratchaburi

Condominium freehold — foreign quota verification, FET (Foreign Exchange Transaction) compliance
30-year registered leases on land or houses, with renewal option drafting
Villa purchase via lease + corporate ownership — risk-mapped structuring
Title due diligence — Chanote/NS3K/NS3 verification, encumbrance check, boundary survey
Sale-and-purchase agreement review and negotiation
Off-plan project review — developer financial health, escrow protections, completion guarantees
Land Office transfer attendance and FET letter preparation

Process

1Initial consultation — confirm ownership route fits your visa, tax, and exit plans
2Title search and physical site verification (we visit, not just photos)
3Contract review and negotiation — deposit safeguards, completion conditions, penalties
4FET coordination with your bank if buying a condo (funds must arrive as foreign currency)
5Land Office attendance on transfer day — translation, signing, tax payment
6Post-transfer: foreign-quota letter, household registration, ongoing common-area fees setup

Documents to prepare

•Passport (signed pages + valid visa pages)
•Existing title deed and any prior sale-purchase contract
•Seller's ID and household registration (we collect on your behalf)
•Proof of funds and FET-eligible bank transfer slips (for condo purchases)
•Power of attorney if you can't attend the transfer in person

About our team in Ratchaburi

Ratchaburi is a food and livestock base feeding the Bangkok market directly, with large pig and poultry farms, processing plants, a power station, and its traditional ceramics industry. The cases follow: manufacturer and distributor agreements, product standards and consumer liability, factory labour cases, environmental and odour complaints against farms, and industrial land disputes.

Environmental complaints typically begin with the local authority before they reach court, and the outcome at that stage weighs heavily on the case. Letting the first stage pass unanswered concedes ground before the hearing starts. We take the matter on from the agency stage, run the file from our Khon Kaen head office and Bangkok branch, and travel to appear at the Ratchaburi Provincial Court.

Courts we appear at in Ratchaburi

•Ratchaburi Provincial Court
•Ratchaburi Juvenile and Family Court
•Region 7 Labor Court (Kanchanaburi)

Mueang Ratchaburi, Ban Pong, Photharam, Damnoen Saduak, Pak Tho, and the areas continuing into Nakhon Pathom, Samut Songkhram, and Phetchaburi

Related services in Ratchaburi

All Ratchaburi attorneys /criminal /civil /labor /family /business /tax

Contact our Ratchaburi attorneys

We serve clients across Thailand. Initial consultation.

Contact WhatsApp +66 92 254 2045

Frequently asked questions — property lawyer for foreigners in Ratchaburi

3 questions answered

It's a hard statutory limit, enforced at the Land Office. If the foreign quota is already full, you cannot register a foreign freehold — you'd take a long lease instead (often 30 years + renewal, structured at the same building). Always verify the foreign quota status with a current letter from the juristic person before paying any deposit. Buying without this letter is the most common foreign-buyer mistake we see.

You can own a house through a properly structured Thai company that holds the land, but the structure is scrutinised. The Land Office and Department of Business Development have, in recent years, increased checks on companies that appear to be set up primarily to hold land for foreigners. We will not set up a structure that depends on nominee Thai shareholders — that's an offence under the Foreign Business Act and the Land Code. We will set up legitimate, operating Thai companies where land ownership is incidental, and we will say no when a structure isn't lawful. Other firms may say yes; ask why.

A condominium can pass to your heirs by will, but if the heir is also foreign, they must qualify for the foreign quota or sell within a reasonable period (commonly understood as one year). A leasehold transfers only if the lease contract was specifically drafted to allow assignment on death — most aren't. We prepare or review Thai wills for foreign property owners as a standard add-on; doing this *before* the purchase saves disputes after.