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.
