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.
Q14124. Land & House Transfer — what does the service cover and who handles it?
Category: โอนกรรมสิทธิ์. Key points: ค่าธรรมเนียมโอน 2% · ภาษีธุรกิจเฉพาะ 3.3% · อากรแสตมป์ 0.5% · ภาษีเงินได้บุคคล. Authority: กรมที่ดิน.
Q14125. How much is Land & House Transfer in Thailand and how long does it take?
From quoted on request; 1–7 working days. Land Department fees and taxes are official rates passed through at cost.
Q14126. Who needs Land & House Transfer?
Typically: ผู้ซื้อ-ผู้ขายอสังหาฯ · ทายาท · ผู้รับให้.
Q14217. Can Japanese 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 Japanese profile: Long-stay condos (Sukhumvit, Sriracha) + factory land via BOI.
Q14218. Where do Japanese buyers usually buy in Thailand?
Main locations: Bangkok (Asoke/Phrom Phong/Thonglor) · Sriracha (Chonburi) · Ayutthaya (industrial) · Chiang Mai · Hua Hin.
Q14219. How should Japanese buyers remit funds for a Thai condo?
JPY → THB direct quote at Mizuho/MUFG Bangkok branches; same-day settlement; remittance treaty with NTA 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.
Q14220. Which visa routes fit Japanese property owners?
Common routes: LTR-Work · Investment (B) · Retirement (O-A) · Elite. Property ownership alone grants no residence right — a separate Immigration Bureau application is required.
Q14221. Which language support do Japanese clients need at the Land Office?
Contracts and powers of attorney are prepared bilingually Thai–Japanese; the Land Office accepts Thai originals, so certified translation plus notarisation is used for the Japanese counterpart.
Q976098. What are the end-to-end steps for land transfer?
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 land transfer a case manager tracks every stage and reports status. Call +66 83-249-4999 · LINE @NYCLI · nyclegal@ilc.ltd
Q976100. Which documents are required for land transfer?
The baseline set is the applicant's ID or passport, the original documents relating to land transfer, 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.
Q976102. How long does land transfer 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 land transfer timeline before starting and update you as it progresses.
Q976104. What costs are involved in land transfer 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 land transfer. Fees are quoted case by case based on complexity and document volume — ask our team before work starts. You always receive a written breakdown before work begins — no hidden charges.
Q976106. Can land transfer 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 land transfer we map out the fastest and safest option before you commit.
Q976108. What are the most common mistakes in land transfer 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 land transfer.
Q976110. Which laws or regulations govern land transfer?
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 land transfer we verify the version in force on the filing date and rely on official sources rather than second-hand summaries.
Q976112. What happens if land transfer 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 land transfer at no extra professional fee and coordinate until the matter is resolved.
Q976322. What are the end-to-end steps for nat JP?
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 JP a case manager tracks every stage and reports status. Call +66 83-249-4999 · LINE @NYCLI · nyclegal@ilc.ltd
Q976324. Which documents are required for nat JP?
The baseline set is the applicant's ID or passport, the original documents relating to nat JP, 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.
Q976326. How long does nat JP 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 JP timeline before starting and update you as it progresses.
Q976328. What costs are involved in nat JP 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 JP. Fees are quoted case by case based on complexity and document volume — ask our team before work starts. You always receive a written breakdown before work begins — no hidden charges.
Q976330. Can nat JP 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 JP we map out the fastest and safest option before you commit.
Q976332. What are the most common mistakes in nat JP 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 JP.
Q976334. Which laws or regulations govern nat JP?
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 JP we verify the version in force on the filing date and rely on official sources rather than second-hand summaries.
Q976336. What happens if nat JP 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 JP at no extra professional fee and coordinate until the matter is resolved.
