Due diligence is property- and transaction-specific. An independent qualified Thai property lawyer should determine which Land Office records and registered interests can be inspected, confirm seller or lessor authority, and review the title document, boundaries, access, mortgages, servitudes, court or administrative issues, permits, condominium records and contract. A qualified surveyor or engineer should assess matters within their competence.
Availability, name, scope and look-back period of records vary. Do not promise a “30-year encumbrance certificate,” precise GPS characteristics, a fixed completion time or a complete result. Written findings should state records checked, date, office, limitations and unresolved items.
Questions for the written scope
- Which title, cadastral, registered-interest and authority records will be checked?
- How will seller or lessor identity and authority be verified?
- Which boundary, access, planning, building, environmental and common-property questions require specialist input?
- Which physical inspection is within a surveyor's or engineer's competence?
- Which facts could not be verified, and what condition or decision follows?
Verify a provider's identity, DBD registration where relevant, profession-specific credential, scope, insurance and written engagement. DBD registration alone does not certify property competence, and this guide does not assert a general real-estate-agent licence.
Governance
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 perform title, legal, valuation, survey, engineering or provider-credential checks. Provider identity, purpose, recipient, data categories and compensation are disclosed before a consent-based introduction. Do not upload sensitive documents through the general enquiry form.