การจำนองในประเทศไทย

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อัปเดตล่าสุดเมื่อ 5 กันยายน 2569

เอ จำนอง (จำนอง, jamnong, also romanised chamnong) in Thailand is a security right over immovable property, or certain registrable movables such as ships and registered machinery, created under Sections 702 onwards of the ประมวลกฎหมายแพ่งและพาณิชย์ and registered at the สำนักงานที่ดิน. The mortgagor keeps ownership and possession of the property; the mortgagee obtains the right, if the secured debt is not paid, to have the property sold by court order and to be paid from the proceeds ahead of ordinary creditors. Foreigners meet mortgages as condominium borrowers, as lenders to a Thai partner, and as buyers checking that a deed is unencumbered.

How a mortgage works under the Civil Code

Section 702 defines the mortgage as a contract by which the mortgagor assigns property to the mortgagee as security without delivering it. Under Section 714 the contract must be in writing and registered by the competent official, which for land and condominium units means the Land Office; the mortgage is then written on the back of the โฉนด or condominium title. The registration states the amount secured, and Section 733 provides that if the sale proceeds fall short the debtor is not liable for the balance unless the contract says otherwise, a rule banks routinely contract out of.

Enforcement goes through the court. The mortgagee must first give the debtor written notice to pay within a reasonable period, and only then sue for an order that the property be seized and sold at public auction (Section 728). Foreclosure, where the mortgagee takes the property instead of a sale, is available only in narrow cases under Section 729. A person who mortgages property to secure someone else’s debt is liable only to the extent of that property (Section 727/1, added in 2014).

Practical points for a foreigner

Registration is done by both parties, or their attorneys under a ทอร์ ดอร์ 21 หนังสือมอบอำนาจ, at the Land Office holding the title. The fee is 1% of the amount secured, capped at 200,000 baht, and there is no stamp duty on the mortgage itself. A foreigner may be the mortgagee: the Land Code bars foreigners from owning land, not from lending against it, so a foreigner who advances money to a Thai spouse or business partner can take a registered mortgage over their land and, on default, be paid out of the auction proceeds. What the foreigner cannot do is buy in at the auction.

As a borrower, a foreigner can mortgage a condominium unit held in their own name, and a small number of lenders offer such loans, usually at higher rates and lower loan-to-value ratios than for Thai borrowers. The common mistake among buyers is the reverse one: paying for a plot or unit without a fresh title search, then discovering a mortgage on the back page. A registered mortgage follows the property to the new owner, who must clear it or lose the property at auction. A later buyer can redeem it only by paying the full secured amount.

Mortgage compared with kaifak and pledge

Informal lenders in Thailand prefer ไคฟัก because it hands them the land without a lawsuit if the borrower misses the redemption date, whereas a mortgage always requires a court sale. For the borrower the mortgage is the safer instrument, and the interest is subject to the 15% per year ceiling of Section 654, above which the whole interest is forfeited. When a mortgage is repaid, the release must also be registered at the Land Office; a paid-off mortgage that is still on the deed will hold up any later sale.

คำถามที่พบบ่อย

ดูเพิ่มเติม: ไคฟัก, encumbrance on a title deed, สัญญาเงินกู้, suretyship, โฉนดที่ดินในประเทศไทย และ คู่มืออสังหาริมทรัพย์สำหรับชาวต่างชาติในประเทศไทย.