Foreign buyers should first identify the legal interest being offered: condominium unit ownership, a registered lease or another registered right. Do not use a nominee shareholder, spouse or company arrangement to conceal foreign ownership or beneficial control.
For a condominium, obtain the current juristic-person certificate required for the proposed transfer and ask the receiving bank and Land Office which evidence of inward funds or permitted payment route applies. For land, the general restriction remains; Land Code section 96 bis and BOI section 27 are distinct, narrow routes with different applicants, purposes, permissions and continuing conditions. Neither should be presented as a routine home-buying option.
Before commitment, have an independent qualified Thai property lawyer verify the title and registered interests, seller authority, contract, approvals, access, building status, quota evidence, tax position and closing documents. Obtain a written Land Office fee and tax estimate for the actual parties and transaction date.
Questions before paying or signing
- What legal interest and title document is being offered?
- Who owns it, and who has authority to contract and transfer or lease it?
- Which Land Office records, registered interests, approvals and building records have been checked?
- Which bank and Land Office evidence applies to the exact funds path?
- Which party is legally liable for each tax or charge, and what does the contract allocate?
- Which conditions, unresolved items and exit consequences remain?
Governance and enquiry boundary
Official sources checked: 20 September 2026. This review confirms the verification workflow and cited authority routes; it does not certify title, contract, quota, tax, remittance, permitted use, condition or transaction outcome. Next scheduled review: 20 December 2026. Professional review: Not performed.
Thailand Expat Services provides information and independent referral coordination only. We do not verify title, calculate tax, advise on suitability, hold money or guarantee completion. Compensation may be received and will be disclosed before an introduction. Do not send sensitive property, identity, banking or source-of-funds documents through the general enquiry form.