Real Estate Legal Support —
Due Diligence, Contracts, Transfers

Protect your investment with proper legal checks before you sign or transfer.

  • Due diligence, contract review, land office transfers
  • Typical process: 4–8 weeks from start to registered transfer
  • Start with a contract or property review via WhatsApp
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Common Real Estate Needs

Select the scenario closest to yours — or contact us for a custom assessment.

Due Diligence & Title Search

Verify ownership, encumbrances, zoning, and legal status before you commit.

Contract Review & Drafting

Sale/purchase agreements, lease contracts, and reservation agreements — reviewed or drafted by us.

Condo Foreign Quota & Remittance

Guidance on foreign ownership quota, FET certificates, and compliant fund transfers.

Land Office Transfer

Representation and support at the land office for ownership transfers and registrations.

Disputes & Claims

Breach of contract, deposit recovery, construction defects, and boundary disputes.

Lease Structuring

Long-term lease agreements, usufruct, and superficies for foreign nationals on Thai land.

What we Handle

Due Diligence

  • Title deed verification (Chanote / Nor Sor 3)
  • Juristic/developer risk review
  • Developer background & risk review (off-plan)
  • Lease validity review
  • Outstanding debt/arrears check
  • Encumbrance & mortgage check
  • Access/right-of-way verification (for land/villas)

Contracts & Agreements

  • Deposit protection & refund clauses
  • Sale/purchase agreement (SPA)
  • Payment schedule tied to milestones
  • Handover checklist + defect retention clause
  • Furniture/inclusions schedule (what stays)
  • Power of attorney drafting (remote signing/transfer)

Transfer & Registration

  • Land Office representation
  • Transfer tax & fee calculation
  • FET / remittance evidence guidance
  • Foreign quota confirmation support (condo)
  • Document consistency check (names/spellings)
  • Post-transfer document set + utility transfer support

Our Real Estate process

Share the Property Details

Send us the listing, contract, or Chanote number. We start with a preliminary check.

We Verify & Draft

Full due diligence, contract review or drafting, and transfer tax calculation.

Transfer Completed

Land office transfer, registration, and handover of all documents to you.

Real Estate Packages

Transparent pricing. No surprises. Final quote after initial assessment.

Contract Review

Legal review of an existing contract
or offer

From ฿ 17,500

  • Full contract review
  • Risk assessment report
  • Amendment suggestions
  • Negotiation guidance
  • Follow-up Q&A session
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Due Diligence + SPA

Full due diligence
and purchase agreement

From ฿ 45,000

  • All Contract Review services
  • Title & ownership verification
  • Encumbrance check
  • SPA drafting or review
  • Transfer tax advisory
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Full Estate Handling

End-to-end purchase support
through transfer

From ฿ 85,000

  • All DD + SPA services
  • Land office representation
  • FET / remittance support
  • Transfer registration
  • Post-transfer document package
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What affects costs?

  • Property type (condo, land, house)
  • Transaction complexity
  • Foreign ownership structure
  • Dispute involvement
  • Multiple properties

Documents to Prepare

  • Property listing or offer details
  • Existing contract or reservation agreement
  • Title deed copy (Chanote number)
  • Seller identification documents
  • Your passport copy
  • Bank statements (for fund verification)
  • FET certificate (if already transferred funds)
  • Condo juristic person documents (if condo)
  • Building permit (if new construction)

Frequently Asked Questions

Yes, but not in the same way as Thai nationals. In general, foreigners cannot directly own land in Thailand except in very limited statutory situations.

The most common lawful route for foreign buyers is foreign freehold condominium ownership, provided the project is properly registered as a condominium and the foreign ownership quota has not exceeded 49% of the total unit area.

Foreigners may also hold certain registered rights over land or houses in other structures, such as long leases or superficies, depending on the case.

Due diligence is the legal and practical investigation of the property before you commit to the purchase.

In Thailand, this usually means checking the title deed, ownership history, mortgages or other encumbrances, zoning or access issues, permits, seller authority, and for condominiums also the foreign quota position and project compliance.

It matters because a property can look attractive commercially while still carrying legal or registration risks that only appear after a proper review.

The Land Office transfer itself can sometimes be completed in a single day once all documents, payments, tax calculations, and approvals are ready, because ownership transfers must be registered at the relevant Land Office.

In practice, however, the full process often takes longer overall because preparation comes first: due diligence, contract review, funding arrangements, tax and fee planning, foreign remittance documents, and scheduling with the Land Office.

An FET or Foreign Exchange Transaction Form is the bank evidence used to show that foreign currency was remitted into Thailand for the condominium purchase.

For foreigners buying a condo in their own name, this document is crucial because the Land Office will normally require proof that the purchase funds came from abroad in the correct way.

The Bank of Thailand regulates foreign exchange transactions, and Thai banks issue the supporting remittance evidence used for this purpose.

Thai law does not require every condo buyer to have a lawyer, but to be fair, in practice legal review is strongly recommended. Especially for foreign buyers (due to missing knowledge of the Thai property markets, and laws), resale purchases, off-plan projects, or any transaction involving unusual clauses or ownership structures.

A lawyer can review the SPA, confirm whether the seller can legally sell, check encumbrances, verify quota issues, and help prevent transfer-day problems at the Land Office. That is a practical risk-management answer rather than a strict legal requirement.

The main transfer costs in Thailand usually include the transfer fee, possible specific business tax, stamp duty, and withholding tax.

A commonly cited structure is a 2% transfer fee, 3.3% specific business tax in certain seller situations, and 0.5% stamp duty where specific business tax does not apply.

The actual split between buyer and seller is often negotiable and may also be addressed in the sale contract. Because the tax position depends on the type of property, the seller’s status, holding period, and the registered value, we normally calculate this carefully before transfer.

Yes. Off-plan purchases can be attractive, but they usually involve more risk than a completed resale unit because you are relying on a developer, construction progress, payment schedules, project approvals, and contract wording long before title transfer happens.

In Thailand, escrow exists under law, but it is not universally used in every off-plan project, so buyers should pay close attention to developer credibility, payment conditions, default clauses, completion obligations, and what protection actually exists if the project is delayed or changed.

Yes. This is an important part of condo due diligence for foreign buyers. A foreigner cannot simply buy any condo unit freehold if the condominium has already reached the legal foreign ownership cap. We check the quota position and related registration issues before you proceed too far.

Yes. Where freehold ownership is not available or not suitable, foreigners often consider registered leasehold or other rights such as superficies, depending on the property and the objective. These structures need to be reviewed carefully, because they do not give the same rights as direct freehold ownership.

Yes, in many cases much of the transaction can be prepared remotely, and some transfer steps may also be handled through proper documentation and power-of-attorney arrangements, depending on the Land Office and transaction structure. The exact scope depends on the property type and what must be signed or registered in person.

Before paying a deposit, the buyer should ideally have the basic legal position reviewed first: title, seller authority, encumbrances, project status, contract terms, foreign quota if applicable, and transfer-cost assumptions. Paying too early without review can reduce your leverage if problems are discovered later.

Yes. We can assist with the preparation, review, coordination, and Land Office transfer process so the ownership or rights registration is handled correctly, with the right supporting documents, tax calculations, and payment evidence. Title transfers in Thailand only become legally effective through registration at the relevant Land Office.

Buying or Leasing Property in Thailand?

Get a legal review before you commit. Protect your investment.

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