Notary for Real-Estate Transactions in Thailand
POA + Foreign-Buyer Pack for the Land Department — act by proxy even when you're overseas
Who needs Notary for Real-Estate Transactions in Thailand?
Foreigners buying condos, owners overseas selling Thai property, anyone giving POA to relative/lawyer for Land Department
Document Checklist
Land Department POA (Tor.Dor. 21)
Empowers proxy to handle transfer at Land Office
Foreign Exchange Transaction Form (FET)
Certified true copy + Notary
Passport + Visa Copy
Identity + Thai immigration status
Marital Status Declaration
Determines matrimonial-property rights
Corporate Documents (if buying via company)
Corporate cert + board resolution + Notary
Chanote (Title Deed)
Copy + certified true copy (for sellers)
Why real-estate requires Notary
The Thai Land Department accepts foreign POAs only through the chain Notary → Thai embassy/MFA → Thai domestic authentication. Missing any link and the transfer is refused. We handle 800+ foreign real-estate cases per year.
POA chain from overseas into Thailand
1) Sign POA before Notary Public in origin country. 2) Thai embassy Consular Legalisation, or after 28 Feb 2027 Apostille. 3) Enter Thailand — certify Thai translation and submit at Land Office. NYC Legal is the receiving-end firm that processes inbound POAs.
POA chain from Thailand outbound (owner overseas)
1) Our team visits the owner (Mobile Notary) or uses RON where legal. 2) Notary Public. 3) MFA legalisation / Apostille. 4) DHL to destination. 5) Owner presents at foreign Land Dept, or our Thai lawyer acts on their behalf.
FET Form (Foreign Exchange Transaction)
Land Dept + Bank of Thailand require the FET to prove condo-purchase funds were transferred from abroad (governs the 49% foreign quota). We certify FET copies from the remitting bank.
Corporate structures
If using a Thai company to hold property, you need: corporate certificate + board resolution + Notary + Apostille (for foreign shareholders). We coordinate with our Corporate Team on 100%-legal structuring (never nominee-prohibited under the Foreign Business Act).
Process
- 1
Share deal basics (country + property + transaction)
We map the legalisation chain and quote within 1 hour
- 2
Draft POA + FET + Translation
Bilingual TH/EN drafting accepted by Land Dept and destination country
- 3
Notary + MFA/Embassy chain
1-3 days domestic · 5-10 days international
- 4
File at Land Dept or ship back
Our real-estate team can execute the transfer for quoted on request/session
Common Destinations
FAQ
How long is a POA valid?
Thai law sets no expiry, but Land Dept practice rejects POAs older than 12 months — use within 3-6 months.
Does a foreign condo buyer need a POA?
Not if you sign in person. 80% of our cases use POA because clients are overseas or delegate to a property agent/relative.
After Apostille (28 Feb 2027), do we still need the Thai embassy?
Hague members (US, UK, Australia, China, Japan, Germany, etc.) — no, Apostille alone. Saves 5-7 days and quoted on request.
Can a foreign owner sell Thai property without flying in?
Yes with a fully-legalised POA. We manage the chain + Land Dept filing for approximately quoted on request all-in.
Can I use cryptocurrency for purchase?
Land Dept does not accept crypto directly. Convert to USD/THB via a Thai bank, then generate the FET Form.