Thai Property Due Diligence Title Deeds Guide

slug: thai-property-due-diligence-title-deeds-guide category: legal authorname: REVR Editorial featuredimage_url: https://images.unsplash.com/photo-1450101499163-c8848c66ca85?w=1200&q=80 status: published

Thai Property Due Diligence: Title Deeds, Encumbrances, and Checks

Due diligence is the most critical — and most overlooked — step in buying Thai property. Title deed irregularities, hidden encumbrances, and foreign quota issues can turn a dream purchase into a legal nightmare.

Understanding Thai Title Deeds

| Title Deed Type | What It Means | Can Foreigners Own? | |----------------|---------------|---------------------| | Chanote (Nor Sor 4) | Full freehold ownership | Yes (condo) | | Nor Sor 3 Gor | Land possession right, awaiting survey | Yes (with restrictions) | | Nor Sor 3 | Certificate of use, not full ownership | No | | Sor Kor 1 | Notification of possession | No | | Por Bor Tor 5 | Tax payment receipt, not ownership | No |

Only Chanote is safe for property purchase. Never buy land or a house on Nor Sor 3 or lower title deeds without extensive legal advice.

Due Diligence Checklist

1. Title Deed Check (30–60 minutes at Land Office)

Your lawyer should obtain a certified copy of the title deed from the Land Office and verify:

• Correct owner name
• No mortgages or liens
• No court orders or seizure notices
• Correct land size and boundaries
• No encumbrances (easements, usufructs, etc.)

2. Building Permit and Construction Check

For condos:

• Verify the building permit was issued
• Check occupancy permit has been granted
• Confirm the building complies with zoning laws

For houses:

• Verify the building permit
• Check for unapproved extensions
• Confirm wastewater treatment compliance

3. Foreign Quota Certificate

For condos, get written confirmation from the juristic person that:

• Foreign quota is available
• No other foreign buyer has reserved the same unit

4. Financial Health of the Juristic Person

Ask for:

• Latest audited financial statements
• Common fee collection rate (should be 90%+)
• Sinking fund balance
• Any major upcoming repairs or assessments

Red Flags

🚩 Title deed is not Chanote — Walk away unless you have exceptional legal advice 🚩 Seller won't provide access to the unit — They may be hiding defects 🚩 Price is significantly below market — Title issues are likely 🚩 Building is less than 60% sold — Financing and resale will be difficult 🚩 Foreign quota certificate is "verbal only" — Get it in writing

Cost of Due Diligence

| Service | Typical Cost | Who Should Do It | |---------|-------------|------------------| | Title deed check | 3,000–5,000 THB | Independent lawyer | | Building inspection | 5,000–15,000 THB | Licensed engineer | | Full due diligence package | 30,000–80,000 THB | Real estate lawyer |

REVR Standard: Every listing on REVR has been pre-screened for title deed validity and foreign quota availability. Our inspection team verifies each property before it goes live.