{"id":2462,"date":"2026-06-22T19:16:36","date_gmt":"2026-06-22T12:16:36","guid":{"rendered":"https:\/\/www.thailawonline.com\/glossary\/tor-dor-21\/"},"modified":"2026-09-05T19:30:40","modified_gmt":"2026-09-05T12:30:40","slug":"tor-dor-21","status":"publish","type":"page","link":"https:\/\/www.thailawonline.com\/th\/glossary\/tor-dor-21\/","title":{"rendered":"\u0e17.\u0e14.21: \u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e21\u0e2d\u0e1a\u0e2d\u0e33\u0e19\u0e32\u0e08\u0e01\u0e23\u0e21\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19"},"content":{"rendered":"<p class=\"wp-block-paragraph\"><p><strong>\u0e17\u0e2d\u0e23\u0e4c \u0e14\u0e2d\u0e23\u0e4c 21<\/strong> (\u0e17.\u0e14.21, also written <em>\u0e17\u0e2d\u0e23\u0e4c.\u0e14\u0e2d\u0e23\u0e4c.21<\/em>, <em>Thor Dor 21<\/em> \u0e2b\u0e23\u0e37\u0e2d <em>T.D.21<\/em>) is the official power of attorney form of the Department of Lands, used to authorise another person to act at a Land Office in a transaction over land or a house: sale, purchase, transfer by <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/gift\/\">gift<\/a> or inheritance, <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/mortgage\/\">\u0e08\u0e33\u0e19\u0e2d\u0e07<\/a>, lease registration, usufruct, <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/superficies-right\/\">\u0e1e\u0e37\u0e49\u0e19\u0e1c\u0e34\u0e27<\/a> \u0e2b\u0e23\u0e37\u0e2d <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/servitude\/\">\u0e01\u0e32\u0e23\u0e40\u0e1b\u0e47\u0e19\u0e17\u0e32\u0e2a<\/a>. It is a single sheet, printed front and back in Thai, and Land Offices accept it in place of the personal attendance of the party. A generic power of attorney, however carefully drafted, is usually refused; a Tor Dor 21 is what gets the registration done.<\/p><\/p>\n\n\n<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\"><h2>\u0e2a\u0e32\u0e23\u0e1a\u0e31\u0e0d<\/h2><nav><ul><li><a href=\"#what-the-form-does-at-the-land-office\">What the form does at the Land Office<\/a><\/li><li><a href=\"#how-a-foreigner-fills-in-and-signs-it\">How a foreigner fills in and signs it<\/a><\/li><li><a href=\"#limits-of-the-attorney-and-common-mistakes\">Limits of the attorney and common mistakes<\/a><\/li><li><a href=\"#frequently-asked-questions\">\u0e04\u0e33\u0e16\u0e32\u0e21\u0e17\u0e35\u0e48\u0e1e\u0e1a\u0e1a\u0e48\u0e2d\u0e22<\/a><\/li><\/ul><\/nav><\/div>\n\n\n<h2 class=\"wp-block-heading\" id=\"what-the-form-does-at-the-land-office\">What the form does at the Land Office<\/h2>\n\n\n<p class=\"wp-block-paragraph\"><p>Land transactions in Thailand take effect only when registered by the competent official, and the official must see both parties or their authorised representatives. The Tor Dor 21 is the Department&#8217;s standard instrument for that representation. It records the grantor&#8217;s name and ID or passport details, the attorney&#8217;s details, the title deed number, land number, tambon, amphoe and province, and the act authorised, which should be described precisely: &#8220;to register a 30-year lease of the land under chanote 12345 to Ms Y at a total rent of 3,000,000 baht&#8221; rather than &#8220;to deal with my land&#8221;.<\/p><\/p>\n\n\n<p class=\"wp-block-paragraph\"><p><strong>The form works for land held under a <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/chanote\/\">\u0e42\u0e09\u0e19\u0e14<\/a> or Nor Sor 3 Gor<\/strong>, and for houses registered separately from the land. Condominium units use the parallel form Or Chor 21. The officer checks the form against the deed, the ID copies and the transaction documents, affixes stamp duty, and files it with the registration papers.<\/p><\/p>\n\n\n<h2 class=\"wp-block-heading\" id=\"how-a-foreigner-fills-in-and-signs-it\">How a foreigner fills in and signs it<\/h2>\n\n\n<p class=\"wp-block-paragraph\"><p>The foreigner giving the power, for instance an owner of a house or the beneficiary of a usufruct who asks a Thai friend or a law firm to attend, signs on the line marked \u0e1c\u0e39\u0e49\u0e21\u0e2d\u0e1a\u0e2d\u0e33\u0e19\u0e32\u0e08 (grantor) at the bottom right and prints their name in the brackets below it. Two witnesses sign on the \u0e1e\u0e22\u0e32\u0e19 (witness) lines. The attorney, \u0e1c\u0e39\u0e49\u0e23\u0e31\u0e1a\u0e21\u0e2d\u0e1a\u0e2d\u0e33\u0e19\u0e32\u0e08, does not sign the form. Attach signed copies of the grantor&#8217;s passport and the attorney&#8217;s ID card, and leave no blanks and no corrections; a form with an alteration is refused. Stamp duty is 10 baht for a single act and 30 baht for more than one.<\/p><\/p>\n\n\n<p class=\"wp-block-paragraph\"><p><strong>If the form is signed abroad<\/strong>, the Land Office wants proof that the signature is genuine. The established routes are to sign before a Thai embassy or consulate, which certifies the signature, or to sign before a notary and have the notary&#8217;s signature legalised for use in Thailand; <a href=\"https:\/\/www.thailawonline.com\/th\/legalization-of-documents-in-thailand\/\">legalisation of documents<\/a> explains the current procedure. Some Land Offices also accept a Thai-language translation certified alongside. Check with the specific office before travelling, since practice varies by province.<\/p><\/p>\n\n\n<h2 class=\"wp-block-heading\" id=\"limits-of-the-attorney-and-common-mistakes\">Limits of the attorney and common mistakes<\/h2>\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Point<\/th><th>What to do<\/th><\/tr><\/thead><tbody><tr><td>\u0e02\u0e2d\u0e1a\u0e40\u0e02\u0e15<\/td><td>Name the act, the deed, the counterparty and the price or rent; the attorney cannot go beyond the words<\/td><\/tr><tr><td>Self-dealing<\/td><td>An attorney may not be the other party to the same transaction unless the form expressly allows it (Section 805 CCC)<\/td><\/tr><tr><td>Blank forms<\/td><td>Never sign a blank Tor Dor 21 for a broker or developer to complete<\/td><\/tr><tr><td>\u0e40\u0e07\u0e34\u0e19<\/td><td>State whether the attorney may receive the price; otherwise payment should go direct to the grantor<\/td><\/tr><tr><td>\u0e08\u0e31\u0e07\u0e2b\u0e27\u0e30\u0e40\u0e27\u0e25\u0e32<\/td><td>Sign close to the appointment; a form that is months old invites questions<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n<p class=\"wp-block-paragraph\"><p>The most frequent problem is a foreigner abroad who sends a home-country power of attorney, apostilled or notarised, and finds that the Land Office will not act on it. The second is a Thai spouse who holds a Tor Dor 21 signed blank years earlier and uses it to sell or mortgage a house the foreigner thought was theirs. The third is a usufruct or lease registration where the attorney was authorised to &#8220;sell&#8221; but not to &#8220;register a usufruct&#8221;, so the office sends everyone home. A Tor Dor 21 gives real power and should be treated as such: one act, one named attorney, a stated price, and copies kept.<\/p><\/p>\n\n\n<h2 class=\"wp-block-heading\" id=\"frequently-asked-questions\">\u0e04\u0e33\u0e16\u0e32\u0e21\u0e17\u0e35\u0e48\u0e1e\u0e1a\u0e1a\u0e48\u0e2d\u0e22<\/h2>\n\n<div id=\"rank-math-faq\" class=\"rank-math-block\">\n<div class=\"rank-math-list\">\n<div id=\"faq-question-1\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Can I use a general power of attorney at the Thai Land Office?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Usually not. Land Offices expect the Department of Lands&#8217; own form, Tor Dor 21 for land and houses or Or Chor 21 for condominium units, completed in Thai with the deed details and the exact act authorised. A general or foreign-drafted power of attorney is normally refused, although some offices accept it when it is attached to a completed Tor Dor 21.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-2\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Where does a foreigner sign the Tor Dor 21?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>On the line marked \u0e1c\u0e39\u0e49\u0e21\u0e2d\u0e1a\u0e2d\u0e33\u0e19\u0e32\u0e08 (grantor) at the bottom right, with the name printed in the brackets beneath. Two witnesses sign on the \u0e1e\u0e22\u0e32\u0e19 lines. The person receiving the power does not sign the form; they present it at the Land Office with their ID and the grantor&#8217;s signed passport copy.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-3\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Does a Tor Dor 21 signed abroad need to be notarised?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Yes. The Land Office needs the signature verified, either by a Thai embassy or consulate certifying it directly, or by a notary in the country of signing whose signature is then legalised for use in Thailand. Attach a signed passport copy and confirm the office&#8217;s current requirements in advance.<\/p>\n\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n\n<p class=\"wp-block-paragraph\"><p>\u0e14\u0e39\u0e40\u0e1e\u0e34\u0e48\u0e21\u0e40\u0e15\u0e34\u0e21: <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/or-chor-21\/\">\u0e2d.\u0e0a. 21<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/power-of-attorney\/\">\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e21\u0e2d\u0e1a\u0e2d\u0e33\u0e19\u0e32\u0e08<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/land-office\/\">\u0e2a\u0e33\u0e19\u0e31\u0e01\u0e07\u0e32\u0e19\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/notary\/\">\u0e17\u0e19\u0e32\u0e22\u0e04\u0e27\u0e32\u0e21<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/power-of-attorneys-for-thailand\/\">power of attorneys for Thailand<\/a> \u0e41\u0e25\u0e30 <a href=\"https:\/\/www.thailawonline.com\/th\/title-deeds-in-thailand\/\">\u0e42\u0e09\u0e19\u0e14\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22<\/a>.<\/p><\/p>","protected":false},"excerpt":{"rendered":"<p>Tor Dor 21 (\u0e17.\u0e14.21, also written Tor.Dor.21, Thor Dor 21 or T.D.21) is the official power of attorney form of [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"parent":214,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"pmpro_default_level":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":"","rank_math_focus_keyword":"tor dor 21","rank_math_title":"Tor Dor 21 (\u0e17.\u0e14.21): Land Power of Attorney | ThaiLawOnline","rank_math_description":"Tor Dor 21 (\u0e17.\u0e14.21) is the Land Department's power of attorney form for land and houses in Thailand. What it covers, who signs where, stamp duty, use abroad.","rank_math_breadcrumb_title":""},"class_list":["post-2462","page","type-page","status-publish","hentry","pmpro-has-access"],"_links":{"self":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/2462","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/comments?post=2462"}],"version-history":[{"count":2,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/2462\/revisions"}],"predecessor-version":[{"id":6808,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/2462\/revisions\/6808"}],"up":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/214"}],"wp:attachment":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/media?parent=2462"}],"curies":[{"name":"\u0e14\u0e31\u0e1a\u0e40\u0e1a\u0e34\u0e25\u0e22\u0e39\u0e1e\u0e35","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}