Land Dispute Lawyers in Thailand
Land cases are won on documents and on what was actually happening on the ground for years
Land cases are won on documents and on what was actually happening on the ground for years
Disputes over land are decided by two kinds of evidence: the paper record — title, survey, and registered rights — and the history of who was using the land and how. Cases are lost by owners who held perfect title but left the land alone, and by occupiers who used land for decades without anything to show for it. We act for landowners defending title and boundaries, for parties claiming or resisting possession, and for buyers who need a site examined properly before committing to it.
Service Scope
Title alone does not keep land safe
Where another party occupies land peacefully, openly and as though they owned it, continuously for the period the law prescribes, they may be able to claim title to it. Every element has to be present and proved, but the point for owners is that a deed in a drawer is not by itself a defence. Land that is visited, used, surveyed and fenced is protected in a way that land left unattended is not.
Boundary disputes are settled by survey, not by argument
Most boundary disputes between neighbours run for years on recollection and old fences before anyone commissions a proper survey. Doing that early, and understanding what the deed says about area and position, usually narrows the dispute to something specific. It is also what determines whether the case is about encroachment, about a defect in the registered boundary, or about a right of way that nobody ever documented.
Before buying a site, look at what is actually happening on it
Due diligence on a development site is not only a title check. It is who is on the land now and with what claim, whether access is legally secured or merely customary, whether the surveyed boundaries match the deed, and what the permitted use allows. Sites are bought on the strength of a clean deed and then found to carry an occupation claim or no legal access, both of which were visible beforehand.
Talk to an Attorney
Over 40 years of distinguished practice — let our team review your matter.
Frequently asked questions about Land Law & Land Disputes
13 questions answered
Further reading
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.
17 min readReal Estate & Projects GuideYou 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.
11 min readReal Estate GuideCan 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.
11 min readForeign Investment GuideThe 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.
9 min read