Property & Land Lawyers in Thailand
Everything that goes wrong with a property purchase was checkable before the deposit was paid
Everything that goes wrong with a property purchase was checkable before the deposit was paid
Property is the largest transaction most people make, and the losses we are asked to recover almost always trace back to the same few days — the ones between agreeing a price and paying a deposit. Whether the seller is the registered owner, whether the title carries a mortgage or a servitude, whether the surveyed area matches the deed, and whether the land can lawfully be used as intended are all answerable before money moves. We act on purchases and sales for Thai and foreign buyers, on lease structures, and on disputes over boundaries and title where the checks were not done.
Service Scope
Check the title before the deposit, not after
Four things are worth establishing before any money moves: the type of title and whether the registered owner is the person selling; whether the title carries a mortgage, seizure, servitude or pending litigation; whether the surveyed boundaries and area match the deed; and whether zoning permits the use you intend. Each is checkable. What makes purchases go wrong is not that these are difficult questions but that the deposit is usually paid before anyone asks them.
Foreign buyers: which route the ownership actually rests on
Foreign nationals may own condominium units within the building's foreign-ownership quota, and the funds-transfer documentation matters as much as the purchase itself because it is required at registration. Land is different, and the routes that exist — long leases, structures through a company, or entitlements attached to promotion — each carry conditions and each behaves differently if examined. Arrangements that rely on a nominee to hold land carry a risk that does not diminish over time.
The contract is where the risk is allocated
Beyond price, a sale and purchase agreement decides who bears the transfer fees and taxes, what happens if the transfer is delayed, and what the buyer's remedy is if the seller cannot complete. Contracts drafted by the seller rarely say much about that last point. Where a purchase is off-plan or the paperwork on the project is incomplete, those clauses are the only protection the buyer has.
Talk to an Attorney
Over 40 years of distinguished practice — let our team review your matter.
Frequently asked questions about Real Estate & Property Law
13 questions answered
Further reading
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.
11 min readReal Estate Law GuideNeighbors 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 GuideYou 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.
10 min read