Update log
- 4 November 2026: Added the statute box with Thai, English and French text and checked the page against the official text
Short answer: A condo lawyer for Hua Hin costs 4,900 THB for a Title Deed Check or 19,900 THB for the full Condominium Package, and the whole file is handled remotely from our Bangkok office. The one thing that matters most in Hua Hin is that most foreign buyers are over 60 and buying resale: the unit must be checked for unpaid common fees and a valid foreign quota before any deposit, and the purchase should be paired with a Thai will.
Table of Contents
Which Land Office registers condominiums in Hua Hin
A condominium unit in Hua Hin town, Khao Takiab, Hin Lek Fai, Nong Phlap or Thap Tai is registered at the Prachuap Khiri Khan Provincial Land Office, Hua Hin Branch, which sits in Nong Kae subdistrict, the same subdistrict as Khao Takiab. That office holds the unit title deed register, counts the foreign ownership ratio for every building in the district and is where the transfer is signed.
Cha-Am is a different province. A unit in Cha-Am is registered at the Phetchaburi Provincial Land Office, Cha-Am Branch, on Phetkasem Road. Pranburi and Pak Nam Pran have their own branch of the Prachuap Khiri Khan office. Agents market the whole coast as “Hua Hin”, so the first thing we confirm is which office holds the register, because the certified copy, the quota count and the transfer appointment all depend on it.
What is different about buying a condo in Hua Hin
Retirees from Europe and Australia are the largest group of foreign buyers in Hua Hin. The stock is mostly beach and near-beach projects spread along the coast from Cha-Am, through Hua Hin town, to Khao Takiab, the beachside enclave south of the centre. Cha-Am and Pranburi are the cheaper satellite markets.
Three consequences follow. First, a large share of sales are resales from one foreigner to another, often from an owner who has died or left Thailand, so the unit may carry years of unpaid common fees and an out-of-date quota position. Second, many buyers pay from savings already held in a Thai bank account, which creates a problem with the foreign remittance evidence the Land Office requires under section 19 ter of the Condominium Act. Third, a buyer over 60 who registers a unit in Hua Hin in his own name should sign a Thai will at the same time, so the unit passes to the person he chooses rather than under default succession rules in a foreign language.
Mistakes buyers make in Hua Hin
- Paying from a Thai bank account. Section 19 ter requires evidence that the purchase price was remitted into Thailand in foreign currency. Money that has sat in an ordinary Thai baht account for years, or that a friend transferred locally, does not produce an FET form in the buyer’s name, and the Hua Hin Branch officer will refuse the registration. See the FET form explained.
- Paying the reservation deposit before seeing the debt-free certificate. Section 18 makes the owner liable for common expenses and section 29 stops the officer registering a transfer unless the juristic person certifies the unit is free of them. Deposits paid to agents in Hua Hin are rarely refundable when the seller turns out to owe three years of fees.
- Trusting a verbal “there is quota” from the agent. The foreign quota is 49 per cent of the combined area of all units under section 19 bis. The only proof is the juristic person’s letter stating the ratio after this transfer, checked against the count at the Land Office. In older Khao Takiab buildings the two often disagree.
- No will. A unit registered in the buyer’s own name is an asset in Thailand and the heirs abroad will have to go through a Thai inheritance procedure, at the Land Office or through a court appointment, to receive it. A short Thai will covering the unit, signed with the purchase, is cheap paperwork.
The law behind this page
English
Section 19 ter Condominium Act B.E. 2522
Full text
On a transfer of ownership of a condominium unit to an alien or juristic person specified in section 19, the applicant for the transfer shall notify the competent official of the names of the aliens or juristic persons specified in section 19, together with the proportion of unit area that those aliens or juristic persons already hold in ownership, and the alien or juristic person applying to receive the transfer shall also produce the following evidence to the competent official: (1) an alien specified in section 19 (1) must produce evidence of having been permitted to reside in the Kingdom under the law on immigration; (2) an alien specified in section 19 (2) must produce evidence of having been permitted to enter the Kingdom under the law on investment promotion; (3) a juristic person specified in section 19 (3) must produce evidence of registration as a juristic person under Thai law; (4) a juristic person specified in section 19 (4) must produce evidence of having received an investment promotion certificate under the law on investment promotion; (5) an alien or juristic person under section 19 (5) must produce evidence of bringing foreign currency into the Kingdom, or evidence of withdrawing money from a baht account of a person residing outside the country or from a foreign currency deposit account, in an amount not less than the price of the unit to be purchased.
ThaiLawOnline translation
Section 29 Condominium Act B.E. 2522
Full text
A person wishing to register rights and juristic acts concerning a condominium unit under this Act shall bring the condominium unit title deed for registration with the competent official. Where registration of rights and juristic acts transferring ownership of a condominium unit is applied for, the competent official may accept the registration only when the unit is free of debts arising from the expenses under section 18, and a most recent certificate of debt clearance from the condominium juristic person must be produced. The manager must issue the certificate of debt clearance under paragraph 2 to the co-owner within 15 days from the date of receiving the request and the co-owner having paid the debts arising from the expenses under section 18 in full. Paragraph 2 does not apply to registration of rights and juristic acts transferring ownership of a condominium unit before the condominium juristic person is registered.
ThaiLawOnline translation
Section 18 Condominium Act B.E. 2522
Full text
The co-owners shall jointly bear taxes and duties in proportion to each co-owner's share of ownership in the common property under section 14. The co-owners shall jointly bear the expenses arising from the provision of common services and from the tools, appliances and facilities provided for common use or benefit, and the expenses arising from the maintenance and operation of the common property, in proportion to each co-owner's share of ownership in the common property under section 14 or in proportion to the benefit attaching to the condominium unit, as prescribed in the regulations. The owner of the land and building under section 6 shall be a co-owner in respect of condominium units whose ownership has not yet been transferred to any person, and shall also bear the expenses under paragraph one and paragraph two for such condominium units.
ThaiLawOnline translation
Section 18/1 Condominium Act B.E. 2522
Full text
Where a co-owner fails to pay the money under section 18 within the prescribed time, the co-owner shall pay a surcharge at a rate not exceeding twelve per cent per annum of the amount in arrears, without compounding, as prescribed in the by-laws. A co-owner who is in arrears with the money under section 18 for six months or more shall pay a surcharge at a rate not exceeding twenty per cent per annum and may be suspended from the common services or from the use of the common property as prescribed in the by-laws, and shall have no right to vote at the general meeting. The surcharge under paragraph one shall be deemed an expense under section 18.
ThaiLawOnline translation
Section 19 bis Condominium Act B.E. 2522
Full text
In each condominium, the units held in ownership by the aliens or juristic persons specified in section 19 must not, taken together, exceed 49 percent of the area of all the units in that condominium at the time the application to register the condominium under section 6 is made.
ThaiLawOnline translation
Section 41 Condominium Act B.E. 2522
Full text
For the purpose of enforcing payment of debts arising from the expenses under section 18, the condominium juristic person shall have preferential rights as follows: (1) the preferential right in respect of the expenses under section 18 paragraph one shall be deemed a preferential right of the same order as the preferential right under section 259 (1) of the Civil and Commercial Code, and shall exist over the movable property which the unit owner has brought into his or her unit; (2) the preferential right in respect of the expenses under section 18 paragraph two shall be deemed a preferential right of the same order as the preferential right under section 273 (1) of the Civil and Commercial Code, and shall exist over the individually owned property of each unit owner. The preferential right under (2) shall, if the manager has submitted the statement of debts to the competent official, be deemed to rank before a mortgage.
ThaiLawOnline translation
Section 19 quinquies Condominium Act B.E. 2522
Full text
An alien or juristic person specified in section 19 must dispose of a condominium unit in the following cases: (1) when an alien or juristic person specified in section 19 acquires a unit by inheritance as a statutory heir or legatee, or otherwise, as the case may be, and, when combined with the units already owned by aliens or juristic persons specified in section 19 in that condominium, the ratio prescribed in section 19 bis is exceeded; (2) when the permission of an alien specified in section 19 (1) to reside in the Kingdom is revoked or the alien's residence certificate becomes invalid; (3) when an alien specified in section 19 (1), (2) and (5) is ordered to be deported from the Kingdom and is not granted a reprieve, or is sent to engage in an occupation at any place in lieu of deportation; (4) when an alien specified in section 19 (2) is not permitted by the Board of Investment to stay in the Kingdom; (5) when a juristic person specified in section 19 (4) has its investment promotion certificate revoked. An alien or juristic person required to dispose of a unit under paragraph one must notify the competent official in writing within sixty days from the date on which the cause for disposal under paragraph one arises. In case (1), only the units exceeding the prescribed ratio shall be disposed of; in cases (2), (3), (4) and (5), all units owned shall be disposed of. The disposal of units under paragraph three shall be made within a period not exceeding one year from the date of acquiring ownership of the unit, or the date on which the permission to reside in the Kingdom is revoked or the residence certificate becomes invalid, or the date of the deportation order, or the date on which the Board of Investment revokes the permission to stay in the Kingdom, or the date on which the investment promotion certificate is revoked, as the case may be. If the disposal is not made within that period, the Director-General of the Department of Lands shall have the power to dispose of the unit, and the provisions on compulsory disposal of land in Chapter 3 of the Land Code, and the Ministerial Regulations issued under those provisions, shall apply mutatis mutandis to the disposal of that unit.
ThaiLawOnline translation
āđāļāļĒ
āļĄāļēāļāļĢāļē 19 āļāļĢāļĩ āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
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āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 29 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļđāđāđāļāļāļĢāļ°āļŠāļāļāđāļāļ°āļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļĩāđāļĒāļ§āļāļąāļāļŦāđāļāļāļāļļāļāļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āđāļŦāđāļāļģāļŦāļāļąāļāļŠāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļŦāđāļāļāļāļļāļāļĄāļēāļāļāļāļ°āđāļāļĩāļĒāļāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđ āđāļāļāļĢāļāļĩāļāļĩāđāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļ āļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāļ°āļĢāļąāļāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāđāđāļĄāļ·āđāļāļŦāđāļāļāļāļļāļāļāļąāļāļāļĨāđāļēāļ§āļāļĨāļāļāļāļēāļāļŦāļāļĩāđāļāļąāļāđāļāļīāļāļāļēāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āđāļāļĒāļāđāļāļāļĄāļĩāļŦāļāļąāļāļŠāļ·āļāļĢāļąāļāļĢāļāļāļāļēāļĢāļāļĨāļāļāļŦāļāļĩāđāļāļĢāļēāļ§āļāļĩāđāļŠāļļāļāļāļēāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļāļĄāļēāđāļŠāļāļ āļāļđāđāļāļąāļāļāļēāļĢāļāđāļāļāļāļģāđāļāļīāļāļāļēāļĢāļāļāļāļŦāļāļąāļāļŠāļ·āļāļĢāļąāļāļĢāļāļāļāļēāļĢāļāļĨāļāļāļŦāļāļĩāđāļāļēāļĄāļ§āļĢāļĢāļāļŠāļāļāđāļŦāđāđāļāđāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāļ āļēāļĒāđāļāļŠāļīāļāļŦāđāļēāļ§āļąāļāļāļąāļāđāļāđāļ§āļąāļāļāļĩāđāđāļāđāļĢāļąāļāļāļģāļĢāđāļāļāļāļāđāļĨāļ°āđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāđāļāļģāļĢāļ°āļŦāļāļĩāđāļāļąāļāđāļāļīāļāļāļēāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļāļĢāļāļāđāļ§āļāđāļĨāđāļ§ āļāļ§āļēāļĄāđāļāļ§āļĢāļĢāļāļŠāļāļāļĄāļīāđāļŦāđāđāļāđāļāļąāļāļāļąāļāđāļāđāļāļĢāļāļĩāļāļēāļĢāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāļāđāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 18 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āđāļāđāļēāļāļāļāļĢāđāļ§āļĄāļāđāļāļāļĢāđāļ§āļĄāļāļąāļāļāļāļāļāđāļēāļ āļēāļĐāļĩāļāļēāļāļĢāļāļēāļĄāļāļąāļāļĢāļēāļŠāđāļ§āļāļāļĩāđāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāđāļĨāļ°āļāļāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āđāļāđāļēāļāļāļāļĢāđāļ§āļĄāļāđāļāļāļĢāđāļ§āļĄāļāļąāļāļāļāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļĩāđāđāļāļīāļāļāļēāļāļāļēāļĢāđāļŦāđāļāļĢāļīāļāļēāļĢāļŠāđāļ§āļāļĢāļ§āļĄāđāļĨāļ°āļāļĩāđāđāļāļīāļāļāļēāļāđāļāļĢāļ·āđāļāļāļĄāļ·āļ āđāļāļĢāļ·āđāļāļāđāļāđ āļāļĨāļāļāļāļāļŠāļīāđāļāļāļģāļāļ§āļĒāļāļ§āļēāļĄāļŠāļ°āļāļ§āļāļāļĩāđāļĄāļĩāđāļ§āđāđāļāļ·āđāļāđāļāđāļŦāļĢāļ·āļāđāļāļ·āđāļāļāļĢāļ°āđāļĒāļāļāđāļĢāđāļ§āļĄāļāļąāļ āđāļĨāļ°āļāđāļēāđāļāđāļāđāļēāļĒāļāļĩāđāđāļāļīāļāļāļēāļāļāļēāļĢāļāļđāđāļĨāļĢāļąāļāļĐāļēāđāļĨāļ°āļāļēāļĢāļāļģāđāļāļīāļāļāļēāļĢāđāļāļĩāđāļĒāļ§āļāļąāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļ āļāļēāļĄāļāļąāļāļĢāļēāļŠāđāļ§āļāļāļĩāđāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāđāļĨāļ°āļāļāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļŦāļĢāļ·āļāļāļēāļĄāļŠāđāļ§āļāđāļŦāđāļāļāļĢāļ°āđāļĒāļāļāđāļāļĩāđāļĄāļĩāļāđāļāļŦāđāļāļāļāļļāļ āļāļąāđāļāļāļĩāđ āļāļēāļĄāļāļĩāđāļāļģāļŦāļāļāđāļāļāđāļāļāļąāļāļāļąāļ āđāļŦāđāļāļđāđāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļĩāđāļāļīāļāđāļĨāļ°āļāļēāļāļēāļĢāļāļēāļĄāļĄāļēāļāļĢāļē āđ āđāļāđāļāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāļŦāđāļāļāļāļļāļāļāļĩāđāļĒāļąāļāđāļĄāđāļĄāļĩāļāļēāļĢāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļŦāđāđāļāđāļāļļāļāļāļĨāđāļāļāļļāļāļāļĨāļŦāļāļķāđāļ āđāļĨāļ°āļāđāļāļāļĢāđāļ§āļĄāļāļāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļ§āļĢāļĢāļāļŦāļāļķāđāļāđāļĨāļ°āļ§āļĢāļĢāļāļŠāļāļāļŠāļģāļŦāļĢāļąāļāļŦāđāļāļāļāļļāļāļāļąāļāļāļĨāđāļēāļ§āļāđāļ§āļĒ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 18/1 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āđāļāļāļĢāļāļĩāļāļĩāđāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļĄāđāļāļģāļĢāļ°āđāļāļīāļāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļ āļēāļĒāđāļāđāļ§āļĨāļēāļāļĩāđāļāļģāļŦāļāļāļāđāļāļāđāļŠāļĩāļĒāđāļāļīāļāđāļāļīāđāļĄāđāļāļāļąāļāļĢāļēāđāļĄāđāđāļāļīāļāļĢāđāļāļĒāļĨāļ°āļŠāļīāļāļŠāļāļāļāđāļāļāļĩāļāļāļāļāļģāļāļ§āļāđāļāļīāļāļāļĩāđāļāđāļēāļāļāļģāļĢāļ°āđāļāļĒāđāļĄāđāļāļīāļāļāļāļāđāļ āļāļąāđāļāļāļĩāđ āļāļēāļĄāļāļĩāđāļāļģāļŦāļāļāđāļāļāđāļāļāļąāļāļāļąāļ āđāļāđāļēāļāļāļāļĢāđāļ§āļĄāļāļĩāđāļāđāļēāļāļāļģāļĢāļ°āđāļāļīāļāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļāļąāđāļāđāļāđāļŦāļāđāļāļ·āļāļāļāļķāđāļāđāļāļāđāļāļāđāļŠāļĩāļĒāđāļāļīāļāđāļāļīāđāļĄāđāļāļāļąāļāļĢāļēāđāļĄāđāđāļāļīāļāļĢāđāļāļĒāļĨāļ°āļĒāļĩāđāļŠāļīāļāļāđāļāļāļĩāđāļĨāļ°āļāļēāļāļāļđāļāļĢāļ°āļāļąāļāļāļēāļĢāđāļŦāđāļāļĢāļīāļāļēāļĢāļŠāđāļ§āļāļĢāļ§āļĄāļŦāļĢāļ·āļāļāļēāļĢāđāļāđāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļāļāļēāļĄāļāļĩāđāļāļģāļŦāļāļāđāļāļāđāļāļāļąāļāļāļąāļ āļĢāļ§āļĄāļāļąāđāļāđāļĄāđāļĄāļĩāļŠāļīāļāļāļīāļāļāļāđāļŠāļĩāļĒāļāđāļāļāļēāļĢāļāļĢāļ°āļāļļāļĄāđāļŦāļāđ āđāļāļīāļāđāļāļīāđāļĄāļāļēāļĄāļ§āļĢāļĢāļāļŦāļāļķāđāļāđāļŦāđāļāļ·āļāđāļāđāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 19 āļāļ§āļī āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļēāļāļēāļĢāļāļļāļāđāļāđāļĨāļ°āļāļēāļāļēāļĢāļāļļāļāļāļ°āļĄāļĩāļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ āļāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāđāļāđāđāļĄāļ·āđāļāļĢāļ§āļĄāļāļąāļāđāļĨāđāļ§āļāđāļāļāđāļĄāđāđāļāļīāļāļāļąāļāļĢāļēāļĢāđāļāļĒāļĨāļ°āļŠāļĩāđāļŠāļīāļāđāļāđāļēāļāļāļāđāļāļ·āđāļāļāļĩāđāļāļāļāļŦāđāļāļāļāļļāļāļāļąāđāļāļŦāļĄāļāđāļāļāļēāļāļēāļĢāļāļļāļāļāļąāđāļāđāļāļāļāļ°āļāļĩāđāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļāļēāļāļēāļĢāļāļļāļāļāļēāļĄāļĄāļēāļāļĢāļē āđ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 41 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āđāļāļ·āđāļāļāļĢāļ°āđāļĒāļāļāđāđāļāļāļēāļĢāļāļąāļāļāļąāļāļāļģāļĢāļ°āļŦāļāļĩāđāļāļąāļāđāļāļīāļāļāļēāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āđāļŦāđāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļāļĄāļĩāļāļļāļĢāļīāļĄāļŠāļīāļāļāļī āļāļąāļāļāļĩāđ (āđ) āļāļļāļĢāļīāļĄāļŠāļīāļāļāļīāđāļāļĩāđāļĒāļ§āļāļąāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļ§āļĢāļĢāļāļŦāļāļķāđāļ āđāļŦāđāļāļ·āļāļ§āđāļēāđāļāđāļāļāļļāļĢāļīāļĄāļŠāļīāļāļāļīāđāļāļĨāļģāļāļąāļāđāļāļĩāļĒāļ§āļāļąāļāļāļļāļĢāļīāļĄāļŠāļīāļāļāļīāļāļēāļĄāļĄāļēāļāļĢāļē āđāđāđ (āđ) āđāļŦāđāļāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāđāļāđāļāđāļĨāļ°āļāļēāļāļīāļāļĒāđ āđāļĨāļ°āļĄāļĩāļāļĒāļđāđāđāļŦāļāļ·āļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāļāļĩāđāđāļāđāļēāļāļāļāļŦāđāļāļāļāļļāļāļāļąāđāļāļāļģāļĄāļēāđāļ§āđāđāļāļŦāđāļāļāļāļļāļāļāļāļāļāļ (āđ) āļāļļāļĢāļīāļĄāļŠāļīāļāļāļīāđāļāļĩāđāļĒāļ§āļāļąāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļ§āļĢāļĢāļāļŠāļāļ āđāļŦāđāļāļ·āļāļ§āđāļēāđāļāđāļāļāļļāļĢāļīāļĄāļŠāļīāļāļāļīāđāļāļĨāļģāļāļąāļāđāļāļĩāļĒāļ§āļāļąāļāļāļļāļĢāļīāļĄāļŠāļīāļāļāļīāļāļēāļĄāļĄāļēāļāļĢāļē āđāđāđ (āđ) āđāļŦāđāļāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāđāļāđāļāđāļĨāļ°āļāļēāļāļīāļāļĒāđ āđāļĨāļ°āļĄāļĩāļāļĒāļđāđāđāļŦāļāļ·āļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļļāļāļāļĨāļāļāļāđāļāđāļĨāļ°āđāļāđāļēāļāļāļāļŦāđāļāļāļāļļāļ āļāļļāļĢāļīāļĄāļŠāļīāļāļāļīāļāļēāļĄ (āđ) āļāđāļēāļāļđāđāļāļąāļāļāļēāļĢāđāļāđāļŠāđāļāļĢāļēāļĒāļāļēāļĢāļŦāļāļĩāđāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāđāļĨāđāļ§āđāļŦāđāļāļ·āļāļ§āđāļēāļāļĒāļđāđāđāļāļĨāļģāļāļąāļāļāđāļāļāļāļģāļāļāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 19 āđāļāļāļ āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ āļāđāļāļāļāļģāļŦāļāđāļēāļĒāļŦāđāļāļāļāļļāļāđāļāļāļĢāļāļĩāļāļąāļāļāđāļāđāļāļāļĩāđ (āđ) āđāļĄāļ·āđāļāļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ āđāļāđāļĄāļēāļāļķāđāļāļŦāđāļāļāļāļļāļāđāļāļĒāđāļāđāļĢāļąāļāļĄāļĢāļāļāđāļāļāļēāļāļ°āļāļēāļĒāļēāļāđāļāļĒāļāļĢāļĢāļĄ āļŦāļĢāļ·āļāļāļđāđāļĢāļąāļāļāļīāļāļąāļĒāļāļĢāļĢāļĄ āļŦāļĢāļ·āļāđāļāļĒāļāļĢāļ°āļāļēāļĢāļāļ·āđāļ āđāļĨāđāļ§āđāļāđāļāļĢāļāļĩ āđāļĄāļ·āđāļāļĢāļ§āļĄāļāļąāļāļŦāđāļāļāļāļļāļāļāļĩāđāļĄāļĩāļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ āļāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļāļĒāļđāđāđāļĨāđāļ§āđāļāļāļēāļāļēāļĢāļāļļāļāļāļąāđāļāđāļāļīāļāļāļąāļāļĢāļēāļāļĩāđāļāļģāļŦāļāļāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļāļ§āļī (āđ) āđāļĄāļ·āđāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ (āđ) āļāļđāļāđāļāļīāļāļāļāļāļāļēāļĢāļāļāļļāļāļēāļāđāļŦāđāļĄāļĩāļāļīāđāļāļāļĩāđāļāļĒāļđāđāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢāļŦāļĢāļ·āļāđāļāļŠāļģāļāļąāļāļāļīāđāļāļāļĩāđāļāļĒāļđāđāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāđāđāļĄāđāđāļāđ (āđ) āđāļĄāļ·āđāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ (āđ) (āđ) āđāļĨāļ° (āđ) āļāļđāļāļŠāļąāđāļāđāļāļĢāđāļāļĻāļāļāļāđāļāļāļāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢāđāļĨāļ°āđāļĄāđāđāļāđāļĢāļąāļāļāļēāļĢāļāđāļāļāļāļąāļāļŦāļĢāļ·āļāļāļđāļāļŠāđāļāđāļāļāļĢāļ°āļāļāļāļāļēāļāļĩāļ āļ āļāļĩāđāđāļāđāļāļāļāļēāļĢāđāļāļĢāđāļāļĻ (āđ) āđāļĄāļ·āđāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ (āđ) āđāļĄāđāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļāđāļŦāđāļāļĒāļđāđāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢ (āđ) āđāļĄāļ·āđāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ (āđ) āļāļđāļāđāļāļīāļāļāļāļāļāļąāļāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļ āļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļķāđāļāļāđāļāļāļāļģāļŦāļāđāļēāļĒāļŦāđāļāļāļāļļāļāļāļēāļĄāļ§āļĢāļĢāļāļŦāļāļķāđāļ āļāđāļāļāđāļāđāļāđāļāđāļāļŦāļāļąāļāļŠāļ·āļāđāļŦāđāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāļĢāļēāļāļ āļēāļĒāđāļāļāļģāļŦāļāļāđāļ§āļĨāļēāļŦāļāļŠāļīāļāļ§āļąāļāļāļąāļāđāļāđāļ§āļąāļāļāļĩāđāļĄāļĩāđāļŦāļāļļāļāđāļāļāļāļģāļŦāļāđāļēāļĒāļāļēāļĄāļ§āļĢāļĢāļāļŦāļāļķāđāļ āļāļąāđāļāļāļĩāđ āļŠāļģāļŦāļĢāļąāļāļāļĢāļāļĩ (āđ) āđāļŦāđāļāļģāļŦāļāđāļēāļĒāđāļāļāļēāļ°āļŦāđāļāļāļāļļāļāļāļĩāđāđāļāļīāļāļāļąāļāļĢāļēāļāļĩāđāļāļģāļŦāļāļ āļŠāļģāļŦāļĢāļąāļāļāļĢāļāļĩ (āđ) (āđ) (āđ) āđāļĨāļ° (āđ) āđāļŦāđāļāļģāļŦāļāđāļēāļĒāļŦāđāļāļāļāļļāļāļāļĩāđāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļāļĒāļđāđāļāļąāđāļāļŦāļĄāļ āļāļēāļĢāļāļģāļŦāļāđāļēāļĒāļŦāđāļāļāļāļļāļāļāļēāļĄāļ§āļĢāļĢāļāļŠāļēāļĄ āđāļŦāđāļāļģāļŦāļāđāļēāļĒāļ āļēāļĒāđāļāļāļģāļŦāļāļāđāļ§āļĨāļēāđāļĄāđāđāļāļīāļāļŦāļāļķāđāļāļāļĩāļāļąāļāđāļāđāļ§āļąāļāļāļĩāđāđāļāđāļĄāļē āļāļķāđāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļ āļŦāļĢāļ·āļāļ§āļąāļāļāļĩāđāļāļđāļāđāļāļīāļāļāļāļāļāļēāļĢāļāļāļļāļāļēāļāđāļŦāđāļĄāļĩāļāļīāđāļāļāļĩāđāļāļĒāļđāđāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢ āļŦāļĢāļ·āļāđāļāļŠāļģāļāļąāļāļāļīāđāļāļāļĩāđāļāļĒāļđāđāđāļāđāđāļĄāđāđāļāđ āļŦāļĢāļ·āļāļ§āļąāļāļāļĩāđāļāļđāļāļŠāļąāđāļāđāļāļĢāđāļāļĻ āļŦāļĢāļ·āļāļ§āļąāļāļāļĩāđāļāļđāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļāđāļāļīāļāļāļāļāļāļēāļĢāļāļāļļāļāļēāļāđāļŦāđāļāļĒāļđāđāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢ āļŦāļĢāļ·āļāļ§āļąāļāļāļĩāđāļāļđāļāđāļāļīāļāļāļāļāļāļąāļāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļ āđāļĨāđāļ§āđāļāđāļāļĢāļāļĩ āļāđāļēāđāļĄāđāļāļģāļŦāļāđāļēāļĒāļ āļēāļĒāđāļāļāļģāļŦāļāļāđāļ§āļĨāļēāļāļąāļāļāļĨāđāļēāļ§ āđāļŦāđāļāļāļīāļāļāļĩāļāļĢāļĄāļāļĩāđāļāļīāļāļĄāļĩāļāļģāļāļēāļāļāļģāļŦāļāđāļēāļĒāļŦāđāļāļāļāļļāļāļāļąāđāļ āđāļĨāļ°āđāļŦāđāļāļģāļāļāļāļąāļāļāļąāļāļīāđāļĢāļ·āđāļāļāļāļēāļĢāļāļąāļāļāļąāļāļāļģāļŦāļāđāļēāļĒāļāļĩāđāļāļīāļāļāļēāļĄāļāļ§āļēāļĄāđāļāļŦāļĄāļ§āļ āđ āđāļŦāđāļāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāļāļĩāđāļāļīāļ āđāļĨāļ°āļāļāļāļĢāļ°āļāļĢāļ§āļāļāļĩāđāļāļāļāļāļēāļĄāļāļāļāļąāļāļāļąāļāļīāļāļąāļāļāļĨāđāļēāļ§āļĄāļēāđāļāđāļāļąāļāļāļąāļāđāļāđāļāļēāļĢāļāļģāļŦāļāđāļēāļĒāļŦāđāļāļāļāļļāļāļāļąāļāļāļĨāđāļēāļ§āļāđāļ§āļĒāđāļāļĒāļāļāļļāđāļĨāļĄ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
Français
Article 19 ter Condominium Act B.E. 2522
Lors du transfert à un ÃĐtranger ou une personne morale visÃĐs à l'article 19, le demandeur dÃĐclare à l'agent compÃĐtent la liste des dÃĐtenteurs visÃĐs et leur quote-part de superficie; l'acquÃĐreur prouve sa qualitÃĐ ou, pour l'article 19 (5), l'origine de fonds au moins ÃĐgaux au prix du lot.
rÃĐsumÃĐ non officiel
Article 29 Condominium Act B.E. 2522
L'enregistrement se fait sur prÃĐsentation du titre du lot. Tout transfert exige la plus rÃĐcente attestation d'absence de dettes de charges (article 18), dÃĐlivrÃĐe par le gÃĐrant sous 15 jours aprÃĻs demande et paiement intÃĐgral, sauf transfert antÃĐrieur à l'enregistrement de la personne morale de copropriÃĐtÃĐ.
rÃĐsumÃĐ non officiel
Article 18 Condominium Act B.E. 2522
Les copropriÃĐtaires supportent ensemble les impÃīts et taxes au prorata de leur quote-part de propriÃĐtÃĐ dans les parties communes selon l'article 14. Ils supportent de mÊme les charges des services communs, des ÃĐquipements et installations à usage ou au profit communs, ainsi que de l'entretien et de la gestion des parties communes, au prorata de cette quote-part ou de l'utilitÃĐ pour chaque lot, selon le rÃĻglement de copropriÃĐtÃĐ. Le propriÃĐtaire du terrain et de l'immeuble visÃĐ Ã l'article 6 est copropriÃĐtaire des lots non encore transfÃĐrÃĐs et supporte pour ces lots les impÃīts, taxes et charges visÃĐs aux deux alinÃĐas prÃĐcÃĐdents.
rÃĐsumÃĐ non officiel
Article 18/1 Condominium Act B.E. 2522
Le copropriÃĐtaire qui ne paie pas dans le dÃĐlai prescrit les sommes dues au titre de l'article 18 doit une majoration d'au plus douze pour cent par an du montant impayÃĐ, sans capitalisation des intÃĐrÊts, selon le rÃĻglement de copropriÃĐtÃĐ. En cas d'arriÃĐrÃĐ de six mois ou plus, la majoration peut atteindre vingt pour cent par an ; il peut en outre Être privÃĐ des services communs ou de l'usage des parties communes selon le rÃĻglement, et n'a pas le droit de vote à l'assemblÃĐe gÃĐnÃĐrale. La majoration du premier alinÃĐa est rÃĐputÃĐe Être une charge au sens de l'article 18.
rÃĐsumÃĐ non officiel
Article 19 bis Condominium Act B.E. 2522
Dans chaque immeuble en copropriÃĐtÃĐ, les lots dÃĐtenus par les ÃĐtrangers ou personnes morales de l'article 19 ne peuvent excÃĐder au total 49 % de la superficie de tous les lots, calculÃĐe au moment de la demande d'enregistrement prÃĐvue à l'article 6.
rÃĐsumÃĐ non officiel
Article 41 Condominium Act B.E. 2522
Pour le recouvrement des charges prÃĐvues à l'article 18, la personne morale de la copropriÃĐtÃĐ bÃĐnÃĐficie de privilÃĻges: (1) pour les charges de l'article 18, alinÃĐa 1, un privilÃĻge de mÊme rang que celui de l'article 259 (1) du Code civil et commercial, portant sur les meubles que le copropriÃĐtaire a apportÃĐs dans son lot; (2) pour les charges de l'article 18, alinÃĐa 2, un privilÃĻge de mÊme rang que celui de l'article 273 (1) du mÊme Code, portant sur les biens privatifs de chaque copropriÃĐtaire. Le privilÃĻge visÃĐ au (2) prime l'hypothÃĻque si le gÃĐrant a transmis le relevÃĐ des dettes au fonctionnaire compÃĐtent.
rÃĐsumÃĐ non officiel
Article 19 quinquies Condominium Act B.E. 2522
Vente obligatoire: l'excÃĐdent de quota acquis par hÃĐritage ou autrement; tous les lots si rÃĐsidence rÃĐvoquÃĐe, expulsion sans dispense ni affectation de remplacement, refus ou rÃĐvocation BOI. Avis ÃĐcrit sous soixante jours; vente sous un an, sinon le Directeur gÃĐnÃĐral des Terres vend selon le Code foncier.
rÃĐsumÃĐ non officiel
Sources
- Condominium Act B.E. 2522, retrieved 31 October 2026
What the Supreme Court has said: unpaid common fees block the transfer
In Dika 4457/2565 two condominium units were sold at an execution auction and the juristic person and the mortgagee bank disputed who was paid first from the proceeds. The Supreme Court held that the common charges notified to the Land Office ranked ahead of the bank’s mortgage.
Apply that to a Khao Takiab resale. The seller has lived abroad since 2022, the fees have not been paid, and the agent says the seller will “sort it out at the office”. Under section 29 the officer will not register your transfer without the debt-free certificate, and the juristic person will not issue it until every baht of arrears and penalties is paid. If your deposit was already in the seller’s account, you are financing his debt with no title in return. We ask for the certificate and the quota letter before any money moves, and we write the contract so that the deposit is refundable if either is refused.
How we handle a Hua Hin purchase from Bangkok
ThaiLawOnline has one office, in Bangkok, open by appointment. We do not have an office, staff or meetings in Hua Hin or Cha-Am, and we do not need them. Documents move by email and through the client portal. We obtain the certified copy of the unit title deed, front and back with the official stamp and date, through the Land Office network.
The report is written in English and reviewed by Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556, our Thai lawyer. Sebastien Brousseau, LL.B., B.Sc., Managing Director, who has managed law firms in Thailand since 2006, supervises every file. On transfer day you receive written transfer instructions: what to bring, what the officer will ask, what each fee line means and what the quota letter must say. Land Office attendance in Hua Hin or Cha-Am is outside the Premium package area, so if you want one of our team at the counter with you we quote that cost before you commit, not after.
How it runs, step by step
| Step | What we do | What you do | Timing |
|---|---|---|---|
| 1. Order | Open the file, confirm which Land Office holds the register (Hua Hin Branch or Cha-Am Branch) | Send the unit number, project name, seller’s name and the agent’s listing | Day 1 |
| 2. Title Deed Check | Obtain the certified copy, translate it, report on owner, encumbrances, area and building | Nothing until the report arrives | 3 business days |
| 3. 25-point due diligence | Quota letter, debt-free position, juristic person accounts, building permit, seller’s capacity, mortgage status | Forward anything the seller or agent sends you | Days 4 to 10 |
| 4. Contract review | Mark up the sale agreement, make the deposit conditional, set the FET and tax clauses | Sign only the version we have cleared | Days 8 to 12 |
| 5. FET guidance | Instructions for your bank abroad and the receiving Thai bank so the FET form is in your name | Remit from abroad in foreign currency | Before transfer |
| 6. Transfer instructions | Written checklist for the Hua Hin Branch or Cha-Am Branch counter, quoted attendance if requested | Attend the Land Office, or appoint a representative under a Land Office power of attorney | Transfer day |
| 7. After transfer | Verify the new unit title deed, close the file, prepare the Thai will if ordered | Send a scan of the registered deed | Within 7 days |
What it costs
Fees are flat and quoted in Thai baht. Government fees at the Land Office (2 per cent transfer fee, 3.3 per cent specific business tax or 0.5 per cent stamp duty, and withholding tax) are paid at the counter and are never included in our fees.
- Title Deed Check: 4,900 THB. Certified copy of the unit title deed from the Land Office, front and back, official stamp and date, English translation and a two-page lawyer’s report, in 3 business days. Credited against the Condominium Package if ordered within 30 days.
- Condominium Package: 19,900 THB. The 25-point due diligence, contract review, FET guidance and written transfer instructions, in 7 to 14 business days.
- Condominium Premium Package: 34,900 THB. Adds Land Office attendance and translation on transfer day in Bangkok, Pattaya, Nakhon Ratchasima, Khon Kaen, Surin, Buriram or nearby. For Hua Hin or Cha-Am, attendance is quoted separately before you commit.
- Consultation: 2,000 THB per hour, credited against a package.
Order the Condominium Package (19,900 THB)
Order a Title Deed Check (4,900 THB)
Download the free condo buying checklist, book a consultation, or see all flat-fee property packages.
Frequently Asked Questions
Do you have an office in Hua Hin?
No. Our only office is in Bangkok, by appointment. Every Hua Hin and Cha-Am file is handled remotely: documents by email and the client portal, the certified copy through the Land Office network, the report and contract mark-up in English. If you want someone at the Land Office counter on transfer day, we quote that before you commit.
Which Land Office handles my unit if the project is in Cha-Am?
The Phetchaburi Provincial Land Office, Cha-Am Branch, because Cha-Am district is in Phetchaburi province, not Prachuap Khiri Khan. Units in Hua Hin town, Khao Takiab and the rest of Hua Hin district go to the Prachuap Khiri Khan Provincial Land Office, Hua Hin Branch. We confirm the office on day one, since the certified copy and the quota count come from it.
Can I pay for the condo from my Thai bank account?
Not if you are buying under section 19 (5), the route that depends on money brought in from abroad. A foreigner with Thai permanent residence, or one admitted under the investment promotion law, qualifies under section 19 (1) or (2) and shows that status instead. Section 19 ter of the Condominium Act requires evidence that the price came into Thailand in foreign currency, normally the FET form issued by the receiving Thai bank. Money in an ordinary Thai baht account does not produce that evidence; the Act accepts only foreign currency brought into Thailand, or a withdrawal from a foreign-currency account or a non-resident baht account, for at least the price. We give you remittance instructions for both banks before you send anything.
The seller is a foreigner living abroad. Is that a problem?
It is common in Hua Hin and it is manageable, but it adds checks. The seller signs a Land Office power of attorney, usually certified at a Thai embassy, and someone must settle his common fees and withholding tax at the counter. We verify the power of attorney, the debt-free certificate and the seller’s identity against the certified copy before your deposit is released.
Why do you recommend a Thai will with the purchase?
Because a unit registered in your own name is an asset located in Thailand, and your heirs abroad will have to go through a Thai inheritance procedure, at the Land Office or through a court appointment, to receive it. A short Thai will limited to your assets in Thailand names the person you choose and the administrator who will act for them. Most Hua Hin buyers are over 60; it is the right moment to sign one.
What does the 25-point due diligence cover that the Title Deed Check does not?
The Title Deed Check reads the certified copy: owner, area, encumbrances, building and unit numbers. The 25-point due diligence goes into the building: the juristic person’s quota letter and accounts, the debt-free position, the building permit, the seller’s capacity and any mortgage, plus the sale contract itself. For a resale from an absent owner, the second layer is where the problems are found.
How is the foreign quota counted in a low-rise Hua Hin project?
By area, not by unit count. Section 19 bis caps foreign ownership at 49 per cent of the combined area of all units in the building, as registered at the Land Office. In a small beach project a few large units sold to foreigners can fill the quota early. We read the quota from the juristic person’s letter and the Land Office count, not from the brochure.
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