Compiled from the Land Code 1954 (s.86), Condominium Act 1979 (s.19), Civil & Commercial Code lease/usufruct/superficies provisions, BOI and IEAT land rules as cited on each service page. Land Department fees and taxes are official rates passed through at cost.
Q14160. Title Deed Due Diligence â what does the service cover and who handles it?
Category: āļāļĢāļ§āļāļŠāļāļāļāđāļāļāļāļ·āđāļ. Key points: āđāļāđāļāļāļĢāļ°āđāļ āļāđāļāļāļ (āļ.āļŠ.4āļ/āļ.āļŠ.3āļ/āļŠ.āļ.1) · āļ āļēāļĢāļ°āļāļģāļĒāļāļĄ/āļāļģāļāļāļ · āđāļāļāļāļąāļāđāļĄāļ·āļāļ · āđāļāļ§āđāļ§āļāļāļ·āļ. Authority: āļāļĢāļĄāļāļĩāđāļāļīāļ.
Q14161. How much is Title Deed Due Diligence in Thailand and how long does it take?
From quoted on request; 3â5 working days. Land Department fees and taxes are official rates passed through at cost.
Q14162. Who needs Title Deed Due Diligence?
Typically: āļāļđāđāļāļ·āđāļāļāđāļāļāļ§āļēāļāļĄāļąāļāļāļģ · āļāļąāļāļĨāļāļāļļāļ · āļāļāļēāļāļēāļĢāļāļĨāđāļāļĒāļŠāļīāļāđāļāļ·āđāļ.
Q14299. Can Indian buyers own property in Thailand?
Foreigners cannot own land (Land Code 1954, Section 86) but may own condominium units inside the 49% foreign quota of saleable area (Condominium Act 1979, Section 19). Typical Indian profile: Sukhumvit condos + restaurant franchises + jewellery/textile trading co.
Q14300. Where do Indian buyers usually buy in Thailand?
Main locations: Bangkok (Sukhumvit/Phra Khanong) · Pattaya · Phuket · Chiang Mai · Hua Hin.
Q14301. How should Indian buyers remit funds for a Thai condo?
INR outbound under LRS USD 250k/yr/person; SBI / ICICI Bangkok branches handle; RBI form A2 required Funds must arrive in Thailand in foreign currency and the bank must issue an FET form for at least the purchase price; the Land Office requires it at transfer.
Q14302. Which visa routes fit Indian property owners?
Common routes: LTR-Wealthy · Investment (B) · Elite · DTV. Property ownership alone grants no residence right â a separate Immigration Bureau application is required.
Q14303. Which language support do Indian clients need at the Land Office?
Contracts and powers of attorney are prepared bilingually ThaiâHindi / English; the Land Office accepts Thai originals, so certified translation plus notarisation is used for the Hindi / English counterpart.
Q976194. What are the end-to-end steps for title deed search?
We start with a document and fact review, prepare and verify the file, submit to the Land Office, follow up on any queries raised by officials, and hand over the completed result with a full copy set. For title deed search a case manager tracks every stage and reports status. Call +66 83-249-4999 · LINE @NYCLI · nyclegal@ilc.ltd
Q976196. Which documents are required for title deed search?
The baseline set is the applicant's ID or passport, the original documents relating to title deed search, proof of connection (house registration, company affidavit or the underlying contract) and a power of attorney if a representative attends. The exact list follows the Land Office requirements on the filing date; we send a case-specific checklist before your appointment.
Q976198. How long does title deed search take?
Timing depends on the Land Office queue, how complete your file is, and public holidays. Our own preparation usually takes a few business days; the official stage is an estimate that can shift. We give you a realistic title deed search timeline before starting and update you as it progresses.
Q976200. What costs are involved in title deed search and how are they calculated?
There are two components: official government fees passed through at the published rate, and our professional fee, which depends on scope, document volume and urgency of title deed search. Fees are quoted case by case based on complexity and document volume â ask our team before work starts. You always receive a written breakdown before work begins â no hidden charges.
Q976202. Can title deed search be handled if I live upcountry or overseas?
Yes. Send photos of your documents via LINE for a feasibility check, then we proceed under a power of attorney, or you sign at a Royal Thai Embassy/Consulate where you live and courier the originals back. For title deed search we map out the fastest and safest option before you commit.
Q976204. What are the most common mistakes in title deed search and how do we prevent them?
The usual causes of rejection are name spellings that differ between documents, documents that expire before the filing date, uncertified copies, and translations that do not match the original. the Land Office returns files for exactly these reasons, so we cross-check names, dates and seals across every page before submitting title deed search.
Q976206. Which laws or regulations govern title deed search?
The framework is set by the Land Code and the Condominium Act B.E. 2522, together with the regulations and notifications issued by the Land Office, which are revised from time to time. Before advising on title deed search we verify the version in force on the filing date and rely on official sources rather than second-hand summaries.
Q976208. What happens if title deed search is rejected or returned for correction?
First we obtain the written reason from the Land Office, then separate formal defects (fixable and quickly refiled) from substantive or eligibility issues (which need a change of approach). Where the error is ours, we redo title deed search at no extra professional fee and coordinate until the matter is resolved.
Q976466. What are the end-to-end steps for nat in?
We start with a document and fact review, prepare and verify the file, submit to the Land Office, follow up on any queries raised by officials, and hand over the completed result with a full copy set. For nat in a case manager tracks every stage and reports status. Call +66 83-249-4999 · LINE @NYCLI · nyclegal@ilc.ltd
Q976468. Which documents are required for nat in?
The baseline set is the applicant's ID or passport, the original documents relating to nat in, proof of connection (house registration, company affidavit or the underlying contract) and a power of attorney if a representative attends. The exact list follows the Land Office requirements on the filing date; we send a case-specific checklist before your appointment.
Q976470. How long does nat in take?
Timing depends on the Land Office queue, how complete your file is, and public holidays. Our own preparation usually takes a few business days; the official stage is an estimate that can shift. We give you a realistic nat in timeline before starting and update you as it progresses.
Q976472. What costs are involved in nat in and how are they calculated?
There are two components: official government fees passed through at the published rate, and our professional fee, which depends on scope, document volume and urgency of nat in. Fees are quoted case by case based on complexity and document volume â ask our team before work starts. You always receive a written breakdown before work begins â no hidden charges.
Q976474. Can nat in be handled if I live upcountry or overseas?
Yes. Send photos of your documents via LINE for a feasibility check, then we proceed under a power of attorney, or you sign at a Royal Thai Embassy/Consulate where you live and courier the originals back. For nat in we map out the fastest and safest option before you commit.
Q976476. What are the most common mistakes in nat in and how do we prevent them?
The usual causes of rejection are name spellings that differ between documents, documents that expire before the filing date, uncertified copies, and translations that do not match the original. the Land Office returns files for exactly these reasons, so we cross-check names, dates and seals across every page before submitting nat in.
Q976478. Which laws or regulations govern nat in?
The framework is set by the Land Code and the Condominium Act B.E. 2522, together with the regulations and notifications issued by the Land Office, which are revised from time to time. Before advising on nat in we verify the version in force on the filing date and rely on official sources rather than second-hand summaries.
Q976480. What happens if nat in is rejected or returned for correction?
First we obtain the written reason from the Land Office, then separate formal defects (fixable and quickly refiled) from substantive or eligibility issues (which need a change of approach). Where the error is ours, we redo nat in at no extra professional fee and coordinate until the matter is resolved.
