Reviewed by Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556, for ThaiLawOnline, a Thai law firm acting for foreigners since 2006.
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: for 4,900 THB we obtain a certified copy of the title deed from the Land Office, both sides, with the official stamp and date, translate it into English and give you a two-page lawyer’s report on who owns the property, what is registered against it and whether you should go further. You have it within 3 business days of sending us a photo of the deed. If you then order the Condominium Package within 30 days, the 4,900 is credited against it.
Table of Contents
FREE DOWNLOAD, THE 25 CHECKS AS A PRINTABLE CHECKLIST
Condo Due Diligence Checklist: The 25 Checks Before You Buy (Word + PDF, English & Thai)
The same 25 points we run under the Condominium Package, line by line: how to verify each one, whether you can do it yourself or need the Land Office or a lawyer, and a status box. With six red flags tied to Supreme Court decisions, the documents to collect before a deposit and a purchase record sheet. Complete English text first, then the complete Thai text. Checked 26 October 2026.
Download free Want us to run the checks? Condominium Package āļŋ19,900 â
This is the check that every other check depends on. A seller’s photocopy tells you what the deed looked like on the day it was copied. The Land Office copy tells you what the register says today: the registered owner, the exact area, and every mortgage, lease, usufruct, servitude or court seizure recorded on the reverse since the deed was issued. Buyers who skip it are the buyers who later discover a mortgage, a second owner, or a deed that was reported lost and replaced.
What you get for 4,900 THB
- A certified copy of the title deed (Chanote, Nor Sor 4 Jor) or of the condominium unit title (Or Chor 2), front and back, issued by the Land Office with its stamp and the date of issue. We request it through the Land Office network, so a deed registered in Chonburi can be obtained from another provincial office without a trip to the property.
- An English translation of every field on the front: deed number, land number, survey page, sub-district, district, province, the registered owner, the area in rai, ngan and square wah with the metric equivalent, the date of issue and the officer who issued it.
- A translation of the registration index on the back: every registered act in date order, who gave the right and who received it, and the area remaining after each act. An empty index is itself a finding: nothing is registered against the land.
- A two-page report by our Thai lawyer, Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556, with a verdict in the first line: clear, clear with a note, or do not proceed without further checks. The report names the next step for your situation.
- For a condominium unit: the unit’s registered area and share of common property, and a note on whether the unit sits in the foreign or the Thai quota according to the Land Office record.
The law behind this page
English
Section 1 General Provisions
Full text
In this Code: âLandâ means the land surface everywhere, and includes mountains, hills, streams, ponds, canals, swamps, marshes, waterways, lakes, islands and the sea coast. âRights in landâ means ownership, and includes possessory rights. âPre-emption certificateâ means the document showing authorisation of temporary occupation of land. âCertificate of useâ means the document from the competent official certifying that the land has already been put to use. âLand particulars certificateâ means the paper showing the inquiry for the purpose of issuing a title deed, and includes the plot identification slip. âTitle deedâ means the document showing ownership of the land, and includes a land title deed with map, a pre-emption title deed, and a pre-emption certificate stamped âALREADY PUT TO USEâ. âSurveyâ means the survey and recording of boundaries, or the computation of area, in order to determine the location of the boundary lines or the area of the land. âLand tradingâ: repealed by the Land Code Amendment Act (No.12), B.E. 2551 (2008). âPublic bodyâ means (1) central administration, provincial administration or local administration; (2) other agencies of the State which are not State enterprises. âCommitteeâ means the Land Allocation Committee. âCompetent officialâ means the official acting under this Code, and any other official appointed by the Minister to act under this Code. âDirector-Generalâ means the Director-General of the Department of Lands. âMinisterâ means the Minister having charge under the Act Promulgating the Land Code and under this Code.
ThaiLawOnline translation
Section 1299
Subject to other applicable statutory provisions, acquisition by juristic act requires writing and registration to be complete. Acquisition by another route follows a separate rule: an unregistered right cannot alter the register or defeat a third party who acquired for value and in good faith and registered in good faith.
Full text
Subject to the provisions of this Code or of other laws, an acquisition by juristic act of immovable property, or of a real right appertaining to immovable property, is not complete unless the juristic act is made in writing and the acquisition is registered with the competent official. Where a person acquires immovable property, or a real right appertaining to immovable property, otherwise than by juristic act, the acquirer's right, so long as it has not been registered, cannot be the subject of any change in the register, and that unregistered right may not be set up against a third person who has acquired a right for value and in good faith and has registered that right in good faith.
ThaiLawOnline translation
Section 63 Issuance of Documents Showing Rights in Land
Full text
The owner of land whose title deed is endangered, damaged or lost by any means whatsoever may apply for a substitute. After the substitute has been issued, the original title deed shall be cancelled unless otherwise ordered by the court. The above-mentioned provisions shall apply mutatis mutandis to the application for a substitute for a pre-emption certificate, certificate of utilization or certificate of investigation (bai tai suan).
Unofficial translation by the Office of the Council of State
Section 569
Full text
A contract of hire of immovable property is not extinguished by the transfer of ownership of the property hired. The transferee is entitled to the rights and is subject to the duties of the transferor towards the hirer.
ThaiLawOnline translation
Section 72 Recording of Rights and Legal Acts
Full text
For any person wishing to effect a right and juristic act registration concerning immovable properties under the Civil and Commercial Code, the parties shall bring a land right document to effect registration with the competent officer under Section 71. In applying for right and juristic act registration under paragraph one for land with a title deed, certificate of investigation (bai tai suan) or certificate or utilization, the parties may file an application with the competent officer at the Department of Lands or any land office for the competent officer under Section 71 to effect registration, except registration that requires an announcement or survey.
Unofficial translation by the Office of the Council of State
Section 4 Condominium Act B.E. 2522
Full text
In this Act: "condominium" means a building in which persons may hold ownership separately in parts, each part consisting of ownership of personal property and co-ownership of common property; "personal property" means a condominium unit, and includes structures or land provided as belonging to each individual unit owner; "condominium unit" means a part of a condominium whose ownership may be held separately as the exclusive part of each person; "common property" means the parts of a condominium that are not condominium units, the land on which the condominium stands, and land or other property provided for the common use or benefit of the co-owners; "condominium unit title deed" means the certificate of ownership of personal property and co-ownership of common property; "co-owner" means an owner of a condominium unit in each condominium; "juristic person of the condominium" means a juristic person registered under this Act; "regulations" means the regulations of the juristic person of the condominium; "general meeting" means an ordinary general meeting or an extraordinary general meeting of the co-owners, as the case may be; "committee" means the committee of the juristic person of the condominium; "committee member" means a member of the committee of the juristic person of the condominium; "manager" means the manager of the juristic person of the condominium; "competent official" means a person appointed by the Minister to perform duties under this Act; "Minister" means the Minister having charge and control of the execution of this Act.
ThaiLawOnline translation
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āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 1299
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļ āļēāļĒāđāļāļāļąāļāļāļąāļāđāļŦāđāļāļāļāļāļąāļāļāļąāļāļīāđāļāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāļāļĩāđāļŦāļĢāļ·āļāļāļāļŦāļĄāļēāļĒāļāļ·āđāļ āļāđāļēāļāļ§āđāļēāļāļēāļĢāđāļāđāļĄāļēāđāļāļĒāļāļīāļāļīāļāļĢāļĢāļĄāļāļķāđāļāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāļŦāļĢāļ·āļāļāļĢāļąāļāļĒāļŠāļīāļāļāļīāļāļąāļāđāļāļĩāđāļĒāļ§āļāļąāļāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāļāļąāđāļāđāļĄāđāļāļĢāļīāļāļđāļĢāļāđ āđāļ§āđāļāđāļāđāļāļīāļāļīāļāļĢāļĢāļĄāļāļ°āđāļāđāļāļģāđāļāđāļāļŦāļāļąāļāļŠāļ·āļāđāļĨāļ°āđāļāđāļāļāļāļ°āđāļāļĩāļĒāļāļāļēāļĢāđāļāđāļĄāļēāļāļąāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđ āļāđāļēāļĄāļĩāļāļđāđāđāļāđāļĄāļēāļāļķāđāļāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāļŦāļĢāļ·āļāļāļĢāļąāļāļĒāļŠāļīāļāļāļīāļāļąāļāđāļāļĩāđāļĒāļ§āļāļąāļāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāđāļāļĒāļāļēāļāļāļ·āđāļāļāļāļāļāļēāļāļāļīāļāļīāļāļĢāļĢāļĄ āļŠāļīāļāļāļīāļāļāļāļāļđāđāđāļāđāļĄāļēāļāļąāđāļ āļāđāļēāļĒāļąāļāļĄāļīāđāļāđāļāļāļāļ°āđāļāļĩāļĒāļāđāļāļĢāđ āļāđāļēāļāļ§āđāļēāļāļ°āļĄāļĩāļāļēāļĢāđāļāļĨāļĩāđāļĒāļāđāļāļĨāļāļāļēāļāļāļ°āđāļāļĩāļĒāļāđāļĄāđāđāļāđ āđāļĨāļ°āļŠāļīāļāļāļīāļāļąāļāļĒāļąāļāļĄāļīāđāļāđāļāļāļāļ°āđāļāļĩāļĒāļāļāļąāđāļ āļĄāļīāđāļŦāđāļĒāļāļāļķāđāļāđāļāđāļāļāđāļāļāđāļāļŠāļđāđāļāļļāļāļāļĨāļ āļēāļĒāļāļāļāļāļđāđāđāļāđāļŠāļīāļāļāļīāļĄāļēāđāļāļĒāđāļŠāļĩāļĒāļāđāļēāļāļāļāđāļāļāđāļĨāļ°āđāļāļĒāļŠāļļāļāļĢāļīāļ āđāļĨāļ°āđāļāđāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļāļĒāļŠāļļāļāļĢāļīāļāđāļĨāđāļ§
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 63
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āđāļāļāļāļāļĩāđāļāļīāļāļāļāļāļāļđāđāđāļāđāļāđāļāļāļąāļāļāļĢāļēāļĒ āļāļģāļĢāļļāļ āļŠāļđāļāļŦāļēāļĒāļāđāļ§āļĒāļāļĢāļ°āļāļēāļĢāđāļ āđāļŦāđāđāļāđāļēāļāļāļāļĄāļēāļāļāļĢāļąāļāđāļāđāļāļāđāļāļāļāļāļĩāđāļāļīāļāļāļąāđāļāđāļāđ āđāļĄāļ·āđāļāđāļāđāļāļāļāđāļāđāļāļāđāļāđāļĨāđāļ§ āđāļāļāļāļāļĩāđāļāļīāļāđāļāļīāļĄāđāļāđāļāļāļąāļāļĒāļāđāļĨāļīāļ āđāļ§āđāļāđāļāđāļĻāļēāļĨāļāļ°āļŠāļąāđāļāđāļāđāļāļāļĒāđāļēāļāļāļ·āđāļ āļŠāļģāļŦāļĢāļąāļāļāļēāļĢāļāļāđāļāđāļāļāđāļāļāļāļ āļŦāļāļąāļāļŠāļ·āļāļĢāļąāļāļĢāļāļāļāļēāļĢāļāļģāļāļĢāļ°āđāļĒāļāļāđāļŦāļĢāļ·āļāđāļāđāļāđāļŠāļ§āļ āđāļŦāđāļāļģāļāļ§āļēāļĄāļāļąāļāļāļĨāđāļēāļ§āļāđāļēāļāļāđāļāļĄāļēāđāļāđāļāļąāļāļāļąāļāđāļāļĒāļāļāļļāđāļĨāļĄ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 569
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļąāļāļŠāļąāļāļāļēāđāļāđāļēāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāļāļąāđāļāļĒāđāļāļĄāđāļĄāđāļĢāļ°āļāļąāļāđāļ āđāļāļĢāļēāļ°āđāļŦāļāļļāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļāļĢāļąāļāļĒāđāļŠāļīāļāļāļķāđāļāđāļŦāđāđāļāđāļē āļāļđāđāļĢāļąāļāđāļāļāļĒāđāļāļĄāļĢāļąāļāđāļāļāļąāđāļāļŠāļīāļāļāļīāđāļĨāļ°āļŦāļāđāļēāļāļĩāđāļāļāļāļāļđāđāđāļāļāļāļķāđāļāļĄāļĩāļāđāļāļāļđāđāđāļāđāļēāļāļąāđāļāļāđāļ§āļĒ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 72
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļđāđāđāļāļāļĢāļ°āļŠāļāļāđāļāļ°āļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļĩāđāļĒāļ§āļāļąāļāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāļāļēāļĄāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāđāļāđāļāđāļĨāļ°āļāļēāļāļīāļāļĒāđ āđāļŦāđāļāļđāđāļāļĢāļāļĩāļāļģāļŦāļāļąāļāļŠāļ·āļāđāļŠāļāļāļŠāļīāļāļāļīāđāļāļāļĩāđāļāļīāļāļĄāļēāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļāļēāļĢāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāļāļēāļĄāļ§āļĢāļĢāļāļŦāļāļķāđāļ āļŠāļģāļŦāļĢāļąāļāļāļĩāđāļāļīāļāļāļĩāđāļĄāļĩāđāļāļāļāļāļĩāđāļāļīāļ āđāļāđāļāđāļŠāļ§āļāļŦāļĢāļ·āļāļŦāļāļąāļāļŠāļ·āļāļĢāļąāļāļĢāļāļāļāļēāļĢāļāļģāļāļĢāļ°āđāļĒāļāļāđ āļāļđāđāļāļĢāļāļĩāļāļēāļāļĒāļ·āđāļāļāļģāļāļāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđ āļ āļāļĢāļĄāļāļĩāđāļāļīāļ āļŦāļĢāļ·āļāļŠāļģāļāļąāļāļāļēāļāļāļĩāđāļāļīāļāđāļŦāđāļāđāļāđāļŦāđāļāļŦāļāļķāđāļ āđāļāļ·āđāļāđāļŦāđāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļāļģāđāļāļīāļāļāļēāļĢāļāļāļāļ°āđāļāļĩāļĒāļāđāļŦāđ āđāļ§āđāļāđāļāđāļāļēāļĢāļāļāļāļ°āđāļāļĩāļĒāļāļāļĩāđāļāđāļāļāļĄāļĩāļāļēāļĢāļāļĢāļ°āļāļēāļĻāļŦāļĢāļ·āļāļāđāļāļāļĄāļĩāļāļēāļĢāļĢāļąāļāļ§āļąāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 4 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āđāļāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ âāļāļēāļāļēāļĢāļāļļāļâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļāļēāļāļēāļĢāļāļĩāđāļāļļāļāļāļĨāļŠāļēāļĄāļēāļĢāļāđāļĒāļāļāļēāļĢāļāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļāļāļāđāļāđāđāļāđāļāļŠāđāļ§āļ āđ āđāļāļĒāđāļāđāļĨāļ°āļŠāđāļ§āļāļāļĢāļ°āļāļāļāļāđāļ§āļĒāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļļāļāļāļĨāđāļĨāļ°āļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļĢāđāļ§āļĄāđāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļ âāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļļāļāļāļĨâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļŦāđāļāļāļāļļāļ āđāļĨāļ°āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļĢāļ§āļĄāļāļķāļāļŠāļīāđāļāļāļĨāļđāļāļŠāļĢāđāļēāļ āļŦāļĢāļ·āļāļāļĩāđāļāļīāļāļāļĩāđāļāļąāļāđāļ§āđāđāļŦāđāđāļāđāļāļāļāļāđāļāđāļēāļāļāļāļŦāđāļāļāļāļļāļāđāļāđāļĨāļ°āļĢāļēāļĒ âāļŦāđāļāļāļāļļāļâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļŠāđāļ§āļāļāļāļāļāļēāļāļēāļĢāļāļļāļāļāļĩāđāđāļĒāļāļāļēāļĢāļāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļāļāļāđāļāđāđāļāđāļāļŠāđāļ§āļāđāļāļāļēāļ°āļāļāļāđāļāđāļĨāļ°āļāļļāļāļāļĨ âāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļŠāđāļ§āļāļāļāļāļāļēāļāļēāļĢāļāļļāļāļāļĩāđāļĄāļīāđāļāđāļŦāđāļāļāļāļļāļ āļāļĩāđāļāļīāļāļāļĩāđāļāļąāđāļāļāļēāļāļēāļĢāļāļļāļ āđāļĨāļ°āļāļĩāđāļāļīāļāļŦāļĢāļ·āļāļāļĢāļąāļāļĒāđāļŠāļīāļāļāļ·āđāļāļāļĩāđāļĄāļĩāđāļ§āđāđāļāļ·āđāļāđāļāđāļŦāļĢāļ·āļāđāļāļ·āđāļāļāļĢāļ°āđāļĒāļāļāđāļĢāđāļ§āļĄāļāļąāļāļŠāļģāļŦāļĢāļąāļāđāļāđāļēāļāļāļāļĢāđāļ§āļĄ âāļŦāļāļąāļāļŠāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļŦāđāļāļāļāļļāļâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļŦāļāļąāļāļŠāļ·āļāļŠāļģāļāļąāļāđāļŠāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļļāļāļāļĨ āđāļĨāļ°āļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļĢāđāļ§āļĄāđāļāļāļĢāļąāļāļĒāđāļŠāđāļ§āļāļāļĨāļēāļ âāđāļāđāļēāļāļāļāļĢāđāļ§āļĄâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āđāļāđāļēāļāļāļāļŦāđāļāļāļāļļāļāđāļāļāļēāļāļēāļĢāļāļļāļāđāļāđāļĨāļ°āļāļēāļāļēāļĢāļāļļāļ âāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļāļīāļāļīāļāļļāļāļāļĨāļāļĩāđāđāļāđāļāļāļāļ°āđāļāļĩāļĒāļāļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ âāļāđāļāļāļąāļāļāļąāļâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļāđāļāļāļąāļāļāļąāļāļāļāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļ âāļāļēāļĢāļāļĢāļ°āļāļļāļĄāđāļŦāļāđâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļāļēāļĢāļāļĢāļ°āļāļļāļĄāđāļŦāļāđāļŠāļēāļĄāļąāļāļŦāļĢāļ·āļāļāļēāļĢāļāļĢāļ°āļāļļāļĄāđāļŦāļāđāļ§āļīāļŠāļēāļĄāļąāļāļāļāļāđāļāđāļēāļāļāļāļĢāđāļ§āļĄ āđāļĨāđāļ§āđāļāđāļāļĢāļāļĩ âāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļ âāļāļĢāļĢāļĄāļāļēāļĢâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļāļĢāļĢāļĄāļāļēāļĢāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļ âāļāļđāđāļāļąāļāļāļēāļĢâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļāļđāđāļāļąāļāļāļēāļĢāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļ âāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļāļđāđāļāļķāđāļāļĢāļąāļāļĄāļāļāļĢāļĩāđāļāđāļāļāļąāđāļāđāļŦāđāļāļāļīāļāļąāļāļīāļāļēāļĢāļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ âāļĢāļąāļāļĄāļāļāļĢāļĩâ āļŦāļĄāļēāļĒāļāļ§āļēāļĄāļ§āđāļē āļĢāļąāļāļĄāļāļāļĢāļĩāļāļđāđāļĢāļąāļāļĐāļēāļāļēāļĢāļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
Français
Article 1
DÃĐfinit notamment terrain (y compris montagnes, cours d'eau, lacs, ÃŪles, rivage), droits fonciers (propriÃĐtÃĐ et droit de possession), bai chong, certificat d'utilisation, titre foncier (chanote), arpentage, organisme public, comitÃĐ, agent compÃĐtent, directeur gÃĐnÃĐral et ministre.
rÃĐsumÃĐ non officiel
Article 1299
Sous rÃĐserve des dispositions du prÃĐsent Code ou d'autres lois, l'acquisition par acte juridique d'un immeuble ou d'un droit rÃĐel immobilier n'est parfaite que si l'acte juridique est fait par ÃĐcrit et si l'acquisition est enregistrÃĐe auprÃĻs du fonctionnaire compÃĐtent. Lorsqu'une personne acquiert un immeuble ou un droit rÃĐel immobilier autrement que par un acte juridique, le droit de l'acquÃĐreur, tant qu'il n'a pas ÃĐtÃĐ enregistrÃĐ, ne peut donner lieu à aucune modification du registre, et ce droit non enregistrÃĐ ne peut Être opposÃĐ au tiers qui a acquis un droit à titre onÃĐreux et de bonne foi et qui a fait enregistrer ce droit de bonne foi.
rÃĐsumÃĐ non officiel
Article 63
Si le titre foncier (chanote) est dÃĐtruit, endommagÃĐ ou perdu, le propriÃĐtaire peut en demander un duplicata; l'original est alors annulÃĐ, sauf dÃĐcision contraire du tribunal. La rÃĻgle s'applique par analogie au certificat de rÃĐservation, au certificat d'utilisation et au procÃĻs-verbal d'enquÊte.
rÃĐsumÃĐ non officiel
Article 569
Le bail d'un immeuble ne prend pas fin du fait du transfert de la propriÃĐtÃĐ du bien louÃĐ. L'acquÃĐreur reprend à la fois les droits et les obligations du cÃĐdant envers le preneur.
rÃĐsumÃĐ non officiel
Article 72
Pour enregistrer des droits et actes immobiliers, les parties prÃĐsentent leur document de droit foncier au fonctionnaire de l'article 71; pour un chanote, procÃĻs-verbal d'enquÊte ou certificat d'utilisation, elles peuvent dÃĐposer la demande au DÃĐpartement des terres ou à tout bureau foncier, sauf enregistrement exigeant publication ou arpentage.
rÃĐsumÃĐ non officiel
Article 4 Condominium Act B.E. 2522
DÃĐfinitions: copropriÃĐtÃĐ (immeuble divisÃĐ en lots, chacun comprenant une partie privative et une quote-part des parties communes); partie privative (le lot, avec constructions ou terrain attribuÃĐs à chaque propriÃĐtaire); lot; parties communes (parties non privatives, terrain d'assiette, autres biens à usage commun); titre de propriÃĐtÃĐ du lot; copropriÃĐtaire; personne morale de la copropriÃĐtÃĐ (enregistrÃĐe selon la loi); rÃĻglement; assemblÃĐe gÃĐnÃĐrale ordinaire ou extraordinaire; comitÃĐ et membres; gÃĐrant; fonctionnaire compÃĐtent nommÃĐ par le ministre; ministre chargÃĐ de la loi.
rÃĐsumÃĐ non officiel
Supreme Court decisions
- 8015/2551 (2008): An Unregistered Superficies Still Binds the Parties Who Signed It: Just Not Third Parties
Sources
- Land Code, Office of the Council of State, retrieved 31 October 2026
- Civil and Commercial Code, Office of the Council of State, retrieved 31 October 2026
- Condominium Act B.E. 2522, retrieved 4 November 2026
- deka.supremecourt.or.th, Supreme Court of Thailand decisions database (copy held in our library), retrieved 19 February 2026
A real example: what a certified copy looks like
The two images below are a certified copy we obtained for a client in September 2026 (deed number and owner redacted). The deed itself was issued in January 2020 for a plot of 4 rai, 3 ngan and 89.5 square wah in Nong Prue sub-district, Bang Lamung district, Chonburi (the Pattaya area). The copy was issued and stamped by the Nakhon Ratchasima Provincial Land Office on 11 September 2026, which shows two things buyers rarely know: a certified copy can be obtained from a Land Office other than the one where the land is registered, and the copy carries the date it was produced, so you know how current it is.
The translation we supplied with it
| Field on the deed (Thai) | English | What it says on this deed |
|---|---|---|
| āđāļāļāļāļāļĩāđāļāļīāļ (āļ.āļŠ. 4 āļ.) | Title deed, form Nor Sor 4 Jor (Chanote) | Full freehold title under the Land Code |
| āđāļĨāļāļāļĩāđ / āđāļĨāđāļĄ / āļŦāļāđāļē | Deed number / book / page | Redacted / book 2295, page 57 |
| āļĢāļ°āļ§āļēāļ | Map sheet | 5134 I 0226-15 |
| āđāļĨāļāļāļĩāđāļāļīāļ / āļŦāļāđāļēāļŠāļģāļĢāļ§āļ | Land number / survey page | 740 / 105756 |
| āļāļģāļāļĨ / āļāļģāđāļ āļ / āļāļąāļāļŦāļ§āļąāļ | Sub-district / district / province | Nong Prue / Bang Lamung / Chonburi |
| āđāļĒāļāļĄāļēāļāļēāļāđāļāļāļāđāļĨāļāļāļĩāđ | Split from deed number | Redacted, survey page 2005: this plot was subdivided from a larger parcel |
| āđāļŦāđāđāļāđ / āļŠāļąāļāļāļēāļāļī | Issued to / nationality | A Thai limited company (name redacted), Thai |
| āļāļĩāđāļāļīāļāđāļāļĨāļāļāļĩāđāļĄāļĩāđāļāļ·āđāļāļāļĩāđāļāļĢāļ°āļĄāļēāļ | Approximate area of this plot | 4 rai, 3 ngan, 89.5 square wah (about 7,958 square metres) |
| āļĄāļēāļāļĢāļēāļŠāđāļ§āļāđāļāļĢāļ°āļ§āļēāļ / āļĄāļēāļāļĢāļēāļŠāđāļ§āļ | Scale on the map sheet / plan scale | 1:1000 / 1:2000 |
| āļĢāļđāļāđāļāļāļāļĩāđ | Survey plan | Boundary markers (āļŦāļĨāļąāļāđāļāļ) numbered on each corner, road frontage shown on the north-east side |
| āļāļāļ āļ āļ§āļąāļāļāļĩāđ | Date of issue | 14 January B.E. 2563 (2020) |
| āđāļāđāļēāļāļāļąāļāļāļēāļāļāļĩāđāļāļīāļ | Land officer (signature and seal) | Signed, with the Land Office seal |
| āļŠāļēāļĢāļāļąāļāļāļāļāļ°āđāļāļĩāļĒāļ (back) | Registration index | No entries: no mortgage, lease, usufruct, superficies, servitude or seizure registered |
| Diagonal stamp | Certified copy stamp | Issued by the Nakhon Ratchasima Provincial Land Office on 11 September B.E. 2569 (2026) |
Our report on this deed said, in its first line, that the title was clear: full Chanote title, a single registered owner that matched the seller’s company documents, no registered encumbrance, and road frontage on the plan. The next step we named was a company search on the owner, because when the owner is a company the buyer must also see who is authorised to sign the sale.
Why the seller’s copy is not enough
Three things happen between the day a seller photocopies a deed and the day you pay. A mortgage can be registered, and in Thailand the lender then holds the original, so a seller who cannot show the original usually has one. A lease, usufruct or superficies can be registered in favour of a third party, and a registered right survives the transfer: a usufruct or superficies is a real right that follows the land, and a lease binds the buyer under section 569 of the Civil and Commercial Code. The deed itself can be reported lost and a replacement issued, which is the fraud the Supreme Court punished in Decision 914/2569 (an unsuspended prison sentence under Penal Code sections 267 and 268). The certified copy, dated and stamped, is your evidence of what the register said when you decided to buy.
Which document you are looking at
| Document | What it is | Can it be sold, leased or mortgaged at the Land Office? |
|---|---|---|
| Chanote (Nor Sor 4 Jor) | Full freehold title with GPS-surveyed boundaries | Yes |
| Or Chor 2 | Condominium unit title, issued under the Condominium Act once the building is registered | Yes |
| Nor Sor 3 Gor | Certificate of use, aerial-surveyed, a right of possession rather than ownership | Yes, registered like a Chanote, with no 30-day public notice |
| Nor Sor 3 | Certificate of use without a fixed survey | Yes, with public notice; boundaries are uncertain |
| Por Bor Tor 5 | A local land tax receipt | No. It is not a title. The Land Office will register nothing on it |
Our guide to Thai title deeds explains each one, and how to read a title deed walks through the front and the back field by field.
How it runs
| Step | What happens | Time |
|---|---|---|
| 1. Order | You pay 4,900 THB online and your matter opens in the client portal. | Same day |
| 2. Send the deed | You upload a photo or scan of the deed the seller showed you (front is enough), or just the deed number, sub-district and province, plus the seller’s name as written on it. | Same day |
| 3. Land Office | We request the certified copy, front and back, through the Land Office. | 1 to 2 business days |
| 4. Translation and report | We translate both sides and Khun Wichuda writes the report with the verdict and the next step. | By business day 3 |
| 5. Delivery | PDF of the certified copy, the translation and the report in your portal and by email. The paper copy is posted to you in Thailand on request. | Business day 3 |
What it costs
Title Deed Check: what is included, what is not, and how long it takes
| Fixed fee | 4,900 THB, credited against the Condominium Package if you order it within 30 days |
|---|---|
| Included |
|
| Not included |
|
| Timeline | 3 business days from payment and the deed details |
| After you order |
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Government fees and third-party costs are charged at cost and no VAT is added. The full process, payment methods and our urgent-matter procedure are on How We Work; every fee is on the pricing page.
- Title Deed Check: 4,900 THB, all included: the Land Office copy and its fee, the translation and the lawyer’s report.
- Condominium Package: 19,900 THB (the full 25-point due diligence, contract review, FET guidance and written transfer instructions). Order it within 30 days of your Title Deed Check and the 4,900 is deducted.
- Condominium Premium Package: 34,900 THB, with our lawyer at the Land Office on transfer day.
- Land and house due diligence: from 19,900 THB, quoted before we start.
Not included anywhere: the government transfer fee (2% of the appraised value), specific business tax at 3.3% or stamp duty at 0.5%, and withholding tax. Those are paid at the Land Office on the day, and we calculate them for you in advance. The published market range for a condominium purchase with a lawyer in Thailand is 25,000 to 80,000 THB; our package is 19,900 with the scope published.
Frequently Asked Questions
Can you check a title deed if I only have a photo from the seller or the agent?
Yes. The deed number, the sub-district and the province are enough to request the certified copy. A photo of the front gives us all three. If you have nothing but the address, send it with the seller’s name and we will tell you within a day whether the Land Office can locate the parcel from it.
Do you need to go to the Land Office where the land is registered?
No. Certified copies can be requested through the Land Office network, so a deed registered in Chonburi or Phuket can be obtained from another provincial office. The example on this page is a Chonburi deed copied at the Nakhon Ratchasima Provincial Land Office on 11 September 2026, and the copy carries that office’s stamp and date.
What does the back of the deed show?
The registration index: every act registered against the land since the deed was issued, in date order, with the parties and the area remaining. Mortgages, leases over three years, usufructs, superficies, servitudes, court seizures and transfers all appear there. An empty back page means nothing is registered. A full one is read line by line in our report.
Does a clear title deed mean I can buy safely?
It means the register is clear on that date. It does not tell you whether the seller is the person in front of you, whether a condominium’s foreign quota has room for your unit, whether the juristic person will issue a debt-free certificate, or what the contract says. Those are the other 24 points of the Condominium Package. The Title Deed Check tells you whether that bigger spend is worth making.
Is the translation official?
It is a lawyer’s translation prepared for your understanding and for your bank or lawyer abroad. The Land Office works only in Thai, so no English translation is ever “official” for registration purposes. If a certified translation is required for a court or an embassy, we can arrange one at cost and tell you the price first.
How is this different from a title search by other firms?
Some firms sell a copy of the deed in Thai with no opinion, others a report in Thai with an English copy of the deed. Ours is the certified copy, both sides, the full English translation and a report signed by a licensed Thai lawyer that ends with a verdict and a next step, for one price with no travel or per-page charges added.
Can I order a check on land, not only a condominium unit?
Yes. The same 4,900 THB covers a Chanote or Nor Sor 3 Gor for land or a house. For a Nor Sor 3 or a Por Bor Tor 5 we tell you before we start what the document can and cannot do, because a Por Bor Tor 5 is a tax receipt and not a title at all.
What happens if the check finds a problem?
The report says what it is and what it means for you: a mortgage that must be redeemed at transfer, a registered lease that survives the sale, a seller who is not the registered owner. We tell you whether it is a reason to walk away or a point to fix in the contract, and the 4,900 is still credited against the package if you go on.
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