Can a foreigner buy property in Thailand?

A foreign national may own a condominium unit provided the building's foreign ownership quota has room, and the purchase funds are remitted into Thailand in foreign currency with the bank evidence the Land Office requires. Ownership of land is generally restricted, so long leases and company structures are used instead — each with its own legal risk profile that should be reviewed before signing.

What is checked in title deed due diligence?

The registered owner and deed type, mortgages and other encumbrances, the registered land area against the plot, legal access to a public road, zoning and building restrictions, and any pending litigation noted at the Land Office. The check is done at the Land Office record, not from the seller's copy of the deed.

Do I have to attend the Land Office transfer in person?

Not necessarily. A buyer or seller abroad can appoint a representative by a power of attorney on the Land Department's prescribed form, signed before a notary and legalised or apostilled. The Land Office is strict about the form and the wording, so it should be prepared before the appointment is booked.

Real Estate & Conveyancing: illustrative case examples and how we handle them

250 realistic real estate & conveyancing situations with the approach our Bangkok advisory team takes and the outcome clients can expect — showing page 5 of 10.

Transparency note: these are illustrative composites drawn from recurring matter types, not individual client testimonials and not a guarantee of results. Every outcome depends on the facts and on the discretion of the authority involved.

101. Real Estate & Conveyancing for a Thai national relocating for work: a birth certificate prepared for a United Kingdom application

Situation: A Thai national relocating for work needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and the certification order had been done in the wrong sequence.
How we handle it: Our team audited every page against the receiving authority's current checklist, prepared certified translations and arranged the legalisation steps in sequence.
Expected outcome: The recipient raised no further queries and the matter closed on schedule, and a short brief on what to prepare if a second country is added later.

102. Real Estate & Conveyancing for an expatriate living in Bangkok: a birth certificate prepared for a United Kingdom application

Situation: An expatriate living in Bangkok needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and the name spelling differed between the passport and the Thai record.
How we handle it: We mapped the full certification chain end to end before touching the file, kept a spare certified set ready so a rejection would not restart the process.
Expected outcome: The file was accepted on resubmission without restarting the whole chain, plus guidance on how long the certification stays acceptable to that recipient.

103. Real Estate & Conveyancing for a married couple preparing an overseas filing: a birth certificate prepared for a United Kingdom application

Situation: A married couple preparing an overseas filing needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and the recipient changed its checklist mid-application.
How we handle it: A licensed Notarial Services Attorney reviewed the file first, flagged what had to be corrected, and handled the submissions on the client's behalf.
Expected outcome: The corrected set was accepted and the client kept a verified spare copy, with a written note of the requirements that are most likely to change next.

104. Real Estate & Conveyancing for an HR manager handling a staff transfer: a birth certificate prepared for a United Kingdom application

Situation: An HR manager handling a staff transfer needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and the translation lacked the certifying wording the recipient requires.
How we handle it: We rebuilt the document set in the order the recipient reads it, coordinated collection, certification and courier so the client never queued in person.
Expected outcome: The client met the appointment date with a complete, correctly ordered bundle, and the client left knowing exactly which step to repeat if requirements change.

105. Real Estate & Conveyancing for a postgraduate applicant with a university deadline: a birth certificate prepared for a United Kingdom application

Situation: A postgraduate applicant with a university deadline needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and the earlier certification was older than the recipient's validity window.
How we handle it: We ran a pre-submission review with the client on a shared checklist, confirmed each checkpoint in writing before moving to the next authority.
Expected outcome: The process finished with a documented audit trail the client could reuse later, with an advisory summary rather than only the finished paperwork.

106. Real Estate & Conveyancing for a retiree consolidating personal records: a birth certificate prepared for a United Kingdom application

Situation: A retiree consolidating personal records needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and supporting documents were incomplete on first review.
How we handle it: Our team audited every page against the receiving authority's current checklist, prepared certified translations and arranged the legalisation steps in sequence.
Expected outcome: The recipient raised no further queries and the matter closed on schedule, and a short brief on what to prepare if a second country is added later.

107. Real Estate & Conveyancing for a company director expanding abroad: a birth certificate prepared for a United Kingdom application

Situation: A company director expanding abroad needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and an appointment slot was only days away.
How we handle it: We mapped the full certification chain end to end before touching the file, kept a spare certified set ready so a rejection would not restart the process.
Expected outcome: The file was accepted on resubmission without restarting the whole chain, plus guidance on how long the certification stays acceptable to that recipient.

108. Real Estate & Conveyancing for a freelancer applying from a province outside Bangkok: a birth certificate prepared for a United Kingdom application

Situation: A freelancer applying from a province outside Bangkok needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and the source copy was not the version the recipient would accept.
How we handle it: A licensed Notarial Services Attorney reviewed the file first, flagged what had to be corrected, and handled the submissions on the client's behalf.
Expected outcome: The corrected set was accepted and the client kept a verified spare copy, with a written note of the requirements that are most likely to change next.

109. Real Estate & Conveyancing for a family reuniting with a relative overseas: a birth certificate prepared for a United Kingdom application

Situation: A family reuniting with a relative overseas needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and the signatory was travelling and unavailable in person.
How we handle it: We rebuilt the document set in the order the recipient reads it, coordinated collection, certification and courier so the client never queued in person.
Expected outcome: The client met the appointment date with a complete, correctly ordered bundle, and the client left knowing exactly which step to repeat if requirements change.

110. Real Estate & Conveyancing for a law firm abroad instructing us as Thai correspondent: a birth certificate prepared for a United Kingdom application

Situation: A law firm abroad instructing us as Thai correspondent needed real estate & conveyancing for a birth certificate for a United Kingdom application after a first attempt was returned, and the original document was held in another province.
How we handle it: We ran a pre-submission review with the client on a shared checklist, confirmed each checkpoint in writing before moving to the next authority.
Expected outcome: The process finished with a documented audit trail the client could reuse later, with an advisory summary rather than only the finished paperwork.

111. Real Estate & Conveyancing for a Thai national relocating for work: a marriage certificate prepared for a United Kingdom application

Situation: A Thai national relocating for work needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and the certification order had been done in the wrong sequence.
How we handle it: Our team audited every page against the receiving authority's current checklist, prepared certified translations and arranged the legalisation steps in sequence.
Expected outcome: The recipient raised no further queries and the matter closed on schedule, and a short brief on what to prepare if a second country is added later.

112. Real Estate & Conveyancing for an expatriate living in Bangkok: a marriage certificate prepared for a United Kingdom application

Situation: An expatriate living in Bangkok needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and the name spelling differed between the passport and the Thai record.
How we handle it: We mapped the full certification chain end to end before touching the file, kept a spare certified set ready so a rejection would not restart the process.
Expected outcome: The file was accepted on resubmission without restarting the whole chain, plus guidance on how long the certification stays acceptable to that recipient.

113. Real Estate & Conveyancing for a married couple preparing an overseas filing: a marriage certificate prepared for a United Kingdom application

Situation: A married couple preparing an overseas filing needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and the recipient changed its checklist mid-application.
How we handle it: A licensed Notarial Services Attorney reviewed the file first, flagged what had to be corrected, and handled the submissions on the client's behalf.
Expected outcome: The corrected set was accepted and the client kept a verified spare copy, with a written note of the requirements that are most likely to change next.

114. Real Estate & Conveyancing for an HR manager handling a staff transfer: a marriage certificate prepared for a United Kingdom application

Situation: An HR manager handling a staff transfer needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and the translation lacked the certifying wording the recipient requires.
How we handle it: We rebuilt the document set in the order the recipient reads it, coordinated collection, certification and courier so the client never queued in person.
Expected outcome: The client met the appointment date with a complete, correctly ordered bundle, and the client left knowing exactly which step to repeat if requirements change.

115. Real Estate & Conveyancing for a postgraduate applicant with a university deadline: a marriage certificate prepared for a United Kingdom application

Situation: A postgraduate applicant with a university deadline needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and the earlier certification was older than the recipient's validity window.
How we handle it: We ran a pre-submission review with the client on a shared checklist, confirmed each checkpoint in writing before moving to the next authority.
Expected outcome: The process finished with a documented audit trail the client could reuse later, with an advisory summary rather than only the finished paperwork.

116. Real Estate & Conveyancing for a retiree consolidating personal records: a marriage certificate prepared for a United Kingdom application

Situation: A retiree consolidating personal records needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and supporting documents were incomplete on first review.
How we handle it: Our team audited every page against the receiving authority's current checklist, prepared certified translations and arranged the legalisation steps in sequence.
Expected outcome: The recipient raised no further queries and the matter closed on schedule, and a short brief on what to prepare if a second country is added later.

117. Real Estate & Conveyancing for a company director expanding abroad: a marriage certificate prepared for a United Kingdom application

Situation: A company director expanding abroad needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and an appointment slot was only days away.
How we handle it: We mapped the full certification chain end to end before touching the file, kept a spare certified set ready so a rejection would not restart the process.
Expected outcome: The file was accepted on resubmission without restarting the whole chain, plus guidance on how long the certification stays acceptable to that recipient.

118. Real Estate & Conveyancing for a freelancer applying from a province outside Bangkok: a marriage certificate prepared for a United Kingdom application

Situation: A freelancer applying from a province outside Bangkok needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and the source copy was not the version the recipient would accept.
How we handle it: A licensed Notarial Services Attorney reviewed the file first, flagged what had to be corrected, and handled the submissions on the client's behalf.
Expected outcome: The corrected set was accepted and the client kept a verified spare copy, with a written note of the requirements that are most likely to change next.

119. Real Estate & Conveyancing for a family reuniting with a relative overseas: a marriage certificate prepared for a United Kingdom application

Situation: A family reuniting with a relative overseas needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and the signatory was travelling and unavailable in person.
How we handle it: We rebuilt the document set in the order the recipient reads it, coordinated collection, certification and courier so the client never queued in person.
Expected outcome: The client met the appointment date with a complete, correctly ordered bundle, and the client left knowing exactly which step to repeat if requirements change.

120. Real Estate & Conveyancing for a law firm abroad instructing us as Thai correspondent: a marriage certificate prepared for a United Kingdom application

Situation: A law firm abroad instructing us as Thai correspondent needed real estate & conveyancing for a marriage certificate for a United Kingdom application after a first attempt was returned, and the original document was held in another province.
How we handle it: We ran a pre-submission review with the client on a shared checklist, confirmed each checkpoint in writing before moving to the next authority.
Expected outcome: The process finished with a documented audit trail the client could reuse later, with an advisory summary rather than only the finished paperwork.

121. Real Estate & Conveyancing for a Thai national relocating for work: a university degree and transcript prepared for a United Kingdom application

Situation: A Thai national relocating for work needed real estate & conveyancing for a university degree and transcript for a United Kingdom application after a first attempt was returned, and the certification order had been done in the wrong sequence.
How we handle it: Our team audited every page against the receiving authority's current checklist, prepared certified translations and arranged the legalisation steps in sequence.
Expected outcome: The recipient raised no further queries and the matter closed on schedule, and a short brief on what to prepare if a second country is added later.

122. Real Estate & Conveyancing for an expatriate living in Bangkok: a university degree and transcript prepared for a United Kingdom application

Situation: An expatriate living in Bangkok needed real estate & conveyancing for a university degree and transcript for a United Kingdom application after a first attempt was returned, and the name spelling differed between the passport and the Thai record.
How we handle it: We mapped the full certification chain end to end before touching the file, kept a spare certified set ready so a rejection would not restart the process.
Expected outcome: The file was accepted on resubmission without restarting the whole chain, plus guidance on how long the certification stays acceptable to that recipient.

123. Real Estate & Conveyancing for a married couple preparing an overseas filing: a university degree and transcript prepared for a United Kingdom application

Situation: A married couple preparing an overseas filing needed real estate & conveyancing for a university degree and transcript for a United Kingdom application after a first attempt was returned, and the recipient changed its checklist mid-application.
How we handle it: A licensed Notarial Services Attorney reviewed the file first, flagged what had to be corrected, and handled the submissions on the client's behalf.
Expected outcome: The corrected set was accepted and the client kept a verified spare copy, with a written note of the requirements that are most likely to change next.

124. Real Estate & Conveyancing for an HR manager handling a staff transfer: a university degree and transcript prepared for a United Kingdom application

Situation: An HR manager handling a staff transfer needed real estate & conveyancing for a university degree and transcript for a United Kingdom application after a first attempt was returned, and the translation lacked the certifying wording the recipient requires.
How we handle it: We rebuilt the document set in the order the recipient reads it, coordinated collection, certification and courier so the client never queued in person.
Expected outcome: The client met the appointment date with a complete, correctly ordered bundle, and the client left knowing exactly which step to repeat if requirements change.

125. Real Estate & Conveyancing for a postgraduate applicant with a university deadline: a university degree and transcript prepared for a United Kingdom application

Situation: A postgraduate applicant with a university deadline needed real estate & conveyancing for a university degree and transcript for a United Kingdom application after a first attempt was returned, and the earlier certification was older than the recipient's validity window.
How we handle it: We ran a pre-submission review with the client on a shared checklist, confirmed each checkpoint in writing before moving to the next authority.
Expected outcome: The process finished with a documented audit trail the client could reuse later, with an advisory summary rather than only the finished paperwork.