Land and House Sale and Purchase Agreement and Instructions (Thailand, Bilingual EN-TH)
In Thailand a sale of land or of a house exists only when it is registered at the Land Office. Before that day, the seller and the buyer sign an agreement to sell and to buy, with a deposit. This pack gives you two documents: the agreement itself, and plain instructions to check the title, complete the agreement and register the transfer correctly. A foreigner cannot own land in Thailand, so the pack also explains, without detours, what happens when a Thai spouse or partner buys the land, and how the foreign spouse or partner can be protected by a right registered on the same day.
1. The Land and House Sale and Purchase Agreement
Word file to fill in on your computer and PDF to fill in by hand, 16 pages, English and Thai clause by clause, with initials boxes on every page, a signature page for the seller, the buyer, both spouses, the holder of a registered right and two witnesses, and three annexes.
- The land (title deed number, land number, survey page, area in rai, ngan and square wah) and the house, or land only
- Price, deposit and balance by cashier’s cheque on the transfer day
- Transfer date and Land Office, with the true price declared
- Title search period: the buyer withdraws and gets the deposit back if a defect is found
- Seller’s promises: ownership, mortgage, lease, disputes, encroachment, legal access to a public road, building permit, taxes and utilities, boundaries
- Official boundary survey and what happens if the area is short
- Release of the seller’s mortgage on the transfer day
- Transfer fee, specific business tax or stamp duty, withholding tax and survey fee, allocated by tick boxes
- Buyer with a foreign spouse or partner: the Land Office declaration, and a usufruct, superficies, lease or mortgage registered on the transfer day, with the deposit refunded if that right is a condition and the Land Office refuses it
- Default: the seller keeps the deposit, or returns it with a penalty of the same amount, or is ordered by a court to transfer
- Risk and insurance until the transfer, possession and keys, utilities and house registration, power of attorney
- Annexes: furniture, items and disclosures; receipt for the deposit; handover record
2. The Instructions
PDF, 17 pages, complete English text then complete Thai text, so that both parties read the same thing.
- Thai law in plain words: why the agreement is only a promise and the real sale is at the Land Office
- Title deeds explained: Chanote, Nor Sor 3 Gor, Nor Sor 3, Sor Kor 1, Por Bor Tor 5, Sor Por Kor 4-01, and which can be sold
- The title search: what to check on the front and the back of the deed, and on the ground
- When a foreigner is involved: the Thai spouse declaration and its consequences, usufruct, superficies, lease and mortgage with their limits, buying the house only, and why nominee companies are illegal
- How to fill in the Agreement, clause by clause
- Table of fees and taxes with rates, who usually pays, a worked example and the temporary fee reduction to 30 June 2027
- Signing, the transfer day step by step, what each party brings, and the official power of attorney form
- Common mistakes and a checklist
Who it is for
Individuals who sell or buy land with a house, or land alone, with a Chanote or a Nor Sor 3 Gor, directly or through an agent. Couples where the Thai spouse or partner buys the land and the foreign spouse or partner pays or lives there. It is not made for a condominium unit, a new house bought from a developer, or land without a proper title.
A template, not legal advice
We are a Thai law firm and we do not advise on foreign law. This pack is a template with general instructions. If you need legal advice, our lawyers search the title at the Land Office and review or prepare your contract. Our property packages start at 19,900 THB: Property legal packages. For anything else, ask us for a quote at info@thailawonline.com. A consultation is 2,000 THB per hour.
Related guides: Land ownership restrictions in Thailand, Title deeds in Thailand, Property taxes and transfer fees, When a Thai spouse buys land.
