Révisé par ThaiLawOnline, un cabinet d'avocats thaïlandais agréé exerçant en Thaïlande depuis 2006. Avocate thaïlandaise en charge du dossier : Wichuda Atthamethakon, LL.M., licence du barreau thaïlandais 3149/2556.
Dernière mise à jour :
Or Chor 21 (อ.ช.21, also written Or.Chor.21, Aor Chor 21 ou O.Ch.21) is the official power of attorney form of the Department of Lands for transactions involving a condominium unit: sale, purchase, hypothèque, lease registration, usufruct or any other entry on the unit’s title. It is the condominium counterpart of Tor Dor 21, which is used for land and houses. A Bureau foncier will register a condominium transaction through a representative only on this Thai-script form, so a foreign owner who cannot attend the transfer in person must sign an Or Chor 21, not a lawyer-drafted or general power of attorney.
Table des matières
Ce qu'est le formulaire et quand il est requis
Sous le Loi sur les condominiums every transfer or encombrement of a unit is registered at the Land Office that holds the condominium register, in the presence of both parties. A party who cannot attend appoints an attorney, and the Land Department prescribes its own form for that appointment so that the officer can check, on one page, who is authorising what. The Or Chor 21 identifies the grantor, the attorney, the condominium name and registration number, the unit number, and the precise act authorised, for example “to sell unit 12/45 in Building A to Mr X for 4,500,000 baht and to receive payment”.
A general power of attorney is refused. The rule is a practical one: the Land Office needs a document that mirrors its own registration and that it can file. Even a notarised power of attorney drawn up abroad in English is normally rejected unless it is attached to a completed Or Chor 21. The same applies to the seller’s and the buyer’s side.
Comment un étranger le remplit et le signe
The person giving the power, usually the foreign owner or buyer, signs on the line marked ผู้มอบอำนาจ (grantor) and prints their name in the brackets beneath. Two witnesses sign on the พยาน (witness) lines. The person receiving the power, the ผู้รับมอบอำนาจ, does not sign the form; they simply attend the Land Office with the original, their own ID card and the grantor’s signed passport copy. Nothing may be crossed out or corrected on the form; a fresh one is used instead. Droit de timbre of 10 baht applies for a single act, or 30 baht where more than one act is authorised, and the Land Office affixes and cancels it on the day.
Signing outside Thailand needs one of two routes: signing before the Thai embassy or consulate, which certifies the signature directly, or signing before a local notary followed by legalisation of the notary’s signature for use in Thailand. The power of attorney guide explains both. The attorney should also carry the documents the transaction itself requires, such as the FET form and the juristic person’s debt-free and foreign quota letters for a purchase by a foreigner.
Comparison with Tor Dor 21 and the attorney’s limits
| Formulaire | Used for | Émis par |
|---|---|---|
| Ou Chor 21 (อ.ช.21) | Condominium units: sale, mortgage, lease, usufruct, inheritance transfer | Département des terres |
| Tor Dor 21 (T.D. 21) | Land and houses on a chanote or Nor Sor 3 Gor | Département des terres |
| General power of attorney | Banks, immigration, utilities, company matters; not accepted for registration | Any drafter |
The attorney acts within the words of the form. An Or Chor 21 authorising a sale does not allow the attorney to accept a lower price, grant a mortgage or collect the money into their own account unless those powers are written in. Under Section 805 of the Civil and Commercial Code an agent may not contract with themselves on the principal’s behalf without consent, so a buyer’s attorney cannot also be the seller unless the form says so expressly. Because the form gives real power over a valuable asset, the grantor should name a trusted person, limit the act, state the price, and give the form a short life by dating it close to the appointment. The common mistake is to sign the form blank for a broker to complete later.
Foire aux questions
Un étranger peut-il acheter ou vendre un appartement en Thaïlande sans être présent ?
Yes, by signing an Or Chor 21 power of attorney appointing someone to attend the Land Office. The form must be the Land Department’s own, signed by the grantor in front of two witnesses, with signed passport copies attached. If it is signed abroad, the signature is certified by the Thai embassy or notarised and legalised.
Qui signe le formulaire Or Chor 21 ?
Le mandant signe sur la ligne du ผู้มอบอำนาจ et écrit son nom entre crochets en dessous. Deux témoins signent sur les lignes du พยาน. Le mandataire qui reçoit le pouvoir ne signe pas le formulaire et le présente simplement, muni de sa pièce d'identité, au bureau foncier.
Quelle est la différence entre Or Chor 21 et Tor Dor 21 ?
Les deux sont des procurations du Département foncier ayant la même mise en page. Or Chor 21 concerne les unités de copropriété enregistrées en vertu de la loi sur la copropriété ; Tor Dor 21 concerne les terrains et les maisons sur un titre de propriété foncière. Utiliser la mauvaise signifie que l'enregistrement est refusé le jour même.
Voir aussi : Tor Dor 21, procuration, Justificatif de transfert de devises (FET), quota d'étrangers, achat d'un condominium en Thaïlande ET procurations pour la Thaïlande.
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