Real Estate Notary — Land Office / Lawyers Council

Drafting, Review, and Notarization of Thai Real Estate Documents

Covers SPAs, 30-year leases, usufruct, superficies, mortgages, Land Office POA (Tor.Dor.21), title transfers, inheritance, and title due diligence — with MoJ-certified translation and interpreters.

15+ document typesAligned with Civil & Commercial CodeNotarial Services Attorney

Purchase & Sale

Sale & Purchase Agreement — Land & House

SPA-LH

Binding contract for transferring freehold title of land and house to a new owner.

Transfer fee 2% of appraised value (often shared 50/50)

Condominium Sale & Purchase — Foreign Buyer

SPA-CONDO-FOR

Freehold condo purchase by a foreigner within the 49% foreign quota — requires FET document.

Transfer fee 2%, plus debenture fee on FET conversion

Reservation Agreement — Off-Plan Project

RES-OFF

Initial booking before SPA — secures unit and starts contract review period.

None at this stage (private contract)

Earnest Money / Deposit Agreement

EMD

Bridge contract between offer acceptance and SPA — protects deposit and binds price.

None (private contract)

Lease & Occupancy Rights

Long-Term Lease Agreement — 30 Years

LEASE-30

Maximum lawful lease term registered at Land Office — common foreigner-friendly structure.

Registration fee 1% of total rental + Stamp Duty 0.1%

Usufruct Agreement (Sidthi Kep Kin)

USUFRUCT

Lifetime or fixed-term right to use and take fruits of property — registered at Land Office.

Registration fee 1% of property value (max THB 20,000); often nominal in family cases

Superficies Agreement (Sidthi Nuea Pheun Din)

SUPERFICIES

Right to own buildings or plantations on another's land — up to 30 years or life of holder.

Registration fee 1% of agreed value

Habitation Right Agreement (Sidthi Asai)

HABITATION

Personal right to dwell in a building free of charge — non-transferable, registered.

Registration fee 1% (often nominal)

Mortgage & Security

Mortgage / Loan Secured on Immovable Property

MORTGAGE

Encumbers land/condo as security — registered at Land Office, lender holds priority claim.

Registration fee 1% of secured amount (max THB 200,000)

Power of Attorney & Transfer

Land Office Power of Attorney (Tor.Dor.21)

POA-TD21

Official Land Office form authorizing an agent to act on owner's behalf for specified transactions.

Stamp duty THB 30 per power

Deed of Transfer (Tor.Dor.13)

DEED-TD13

Official Land Office instrument executing transfer — signed before the registrar.

Transfer 2% + taxes per transaction

Inheritance & Gift

Gift Deed of Immovable Property

GIFT-DEED

Transfer ownership without consideration — common between family members.

Transfer fee 0.5% (family) or 2% (non-family) + WHT progressive

Inheritance Property Transfer

INHERIT

Transfer title to heir(s) after probate / administrator's appointment.

Transfer fee 0.5% + Inheritance Tax 5–10% above THB 100M

Due Diligence & Review

Title Deed Due Diligence Report

DD-TITLE

Pre-purchase investigation: ownership history, encumbrances, zoning, building permits, court litigations.

Land Office search ~THB 200–500 per parcel; lawyer fee separate

Developer Purchase Contract Review

DD-DEV

Line-by-line review of developer's SPA vs SCB standard; redlines + buyer protection clauses.

Professional fee only

Free quote — drafting, review, and notarization — LINE @THAIL · Tel 092-0170000

Thai Real-Estate Notary and Land-Office Documentation

Thai real-estate transactions revolve around the Land Department (Krom Thi Din) and depend on precisely drafted instruments: Sale and Purchase Agreements (SPA), 30-year lease agreements (Nor Sor 3 / Chanote), usufruct (Sit Ti Kep Kin), superficies (Sit Ti Nuea Din), mortgages, Land Office Powers of Attorney (Tor Dor 21), transfers, and inheritance transmissions. iLC provides bilingual drafting, notarisation, Land Office representation, and MFA + embassy chain for cross-border buyers who cannot travel. We combine legal review with title due diligence (encumbrance search, zoning check, servitude confirmation) so a purchase from abroad is closed with the same rigour as an in-person transaction. All notarial acts are performed by NSA-licensed lawyers with real-estate specialisation.

End-to-End Process — real estate notary

The workflow below reflects current 2025–2026 practice with the relevant Thai authority and factors in queue seasonality, translation dependencies, and cross-agency handoffs.

1) Title due diligence
Land Office title, encumbrances, zoning, road access, and servitudes verified.
2) Contract drafting
Bilingual SPA / lease / usufruct with balanced default and remedy provisions.
3) Notarisation
Signature notarisation for cross-border enforceability and Land Office acceptance.
4) POA drafting
Tor Dor 21 Land Office POA for representation at Land Office when buyer cannot attend.
5) Land Office registration
Transfer, lease or mortgage registered at the appropriate Land Office.
6) Tax and post-closing
Transfer tax, specific business tax, withholding tax, and stamp duty paid and receipted.

Documents and Preconditions

The checklist below covers standard files. Complex or corporate matters can add supplementary certificates, board resolutions, or notarised affidavits; iLC brief these during the intake call.

Passport / Thai ID of parties
Title deed (Chanote / Nor Sor 3)
Board resolution if corporate seller / buyer
Marriage certificate for spousal consent
Bank certificate for foreign currency inflow
Prior encumbrance clearance if applicable

Who Uses This Service

Real-world scenarios where clients rely on this service every month, spanning individual, family, and corporate mandates.

Condominium purchase by foreigner

Full 49% foreign quota compliance verification plus TT3 foreign currency evidence.

30-year lease of villa land

Chanote lease registered with renewal option and pre-emptive right.

Family home usufruct

Lifetime right-to-use granted to Thai spouse as protection mechanism.

Cross-border inheritance transfer

Foreign death certificate legalised and used to update title deed.

Options and Trade-offs

Three delivery paths are usually available. We select the option that balances cost, deadline pressure, and destination-authority preferences.

Option	Pros	Trade-offs
30-year lease	Long-term security, transferable	Non-transferable to heirs without renewal clause
Usufruct	Lifetime right-to-use	Ends automatically at holder's death
Company holding	Full control	BOI-type structure required to avoid nominee rules

In-Depth FAQ

Can foreigners own land in Thailand?

Generally no; alternatives include lease, usufruct, or BOI-approved land grants.

Can a foreigner buy a condominium unit?

Yes up to the 49% foreign quota per condominium, with TT3 foreign currency evidence.

What is Tor Dor 21?

The Land Department's specific-purpose POA required for representation at any Land Office transaction.

Is transfer tax payable on lease renewal?

1% lease-registration fee plus stamp duty; no transfer tax unless title changes.

Points to check

Before you proceed: Thai Real-Estate Notary and Land-Office Documentation

“Before proceeding with Thai Real-Estate Notary and Land-Office Documentation, check names across documents and confirm the receiving authority's requirements to avoid incomplete submissions.”

Thai Law & Accounting Services Co., Ltd.

ทีมข้อมูลบริการ

Scope to assess

Service tier	Fees
เอกสารเดี่ยว / Single doc	Ask our team for a quote
แปล + Notary / Translation + Notary	Ask our team for a quote
MFA legalization	Ask our team for a quote
Embassy chain / สถานทูต	Ask our team for a quote

Workflow

01Review documents and the receiving authority's requirements
02Assess scope, fee, and timing for the specific case
03Process the documents and coordinate any further certification
04Check completeness and deliver by the agreed method

Before submission

For Thai Real-Estate Notary and Land-Office Documentation, confirm names, document types, and the receiving authority's current requirements before starting. Timing and fees depend on each case.

Please confirm current requirements with the receiving authority

A working guide to real-estate-notary in Thailand

real-estate-notary can involve different document checks depending on the receiving authority. Confirm the intended use and destination before arranging translation, a notarial signature, or consular legalization. For a review of your specific real-estate-notary matter, contact us on LINE @THAIL or by email at Contact@thailaw-accounting.co.th.

How the workflow runs end-to-end

First identify the issuing authority, the person signing, the destination and the receiving body's current requirements. The necessary steps may include translation, certification or consular legalization, but not every document needs every step. Confirm the sequence before sending originals.

Who this service is for

Individuals and businesses may need different supporting documents. Share the document type, destination and receiving authority so the applicable route can be checked for your matter; requirements can change without notice.

Coverage, fees, and timing

Our offices are in Bangkok (Lat Phrao 95) and Khon Kaen. For other locations we can discuss remote document intake and coordination with partners where available. Fees and timing depend on the document, destination and relevant authorities; ask for an individual quote.

Quality assurance and confidentiality

Check names, dates, document versions and the receiving authority's instructions before filing. Acceptance is decided by the receiving authority; ask the team which evidence and original documents are required in your case.

Start your real-estate-notary matter today

Reach Thai Law & Accounting on LINE Official @THAIL, email Contact@thailaw-accounting.co.th, or phone 092-0170000. Please book an appointment in advance at our Bangkok office (Lat Phrao 95) or Khon Kaen head office; in every other province our team can coordinate with a local partner where available. Fees: ask our team for a quote. Timing is assessed for your documents. Confirm the required documents and any consultation terms with our team before proceeding with your real-estate-notary matter.

Points to check

Before you proceed: real-estate-notary

“Before proceeding with real-estate-notary, check names across documents and confirm the receiving authority's requirements to avoid incomplete submissions.”

Thai Law & Accounting Services Co., Ltd.

ทีมข้อมูลบริการ

Scope to assess

Service tier	Fees
เอกสารเดี่ยว / Single doc	Ask our team for a quote
แปล + Notary / Translation + Notary	Ask our team for a quote
MFA legalization	Ask our team for a quote
Embassy chain / สถานทูต	Ask our team for a quote

Workflow

01Review documents and the receiving authority's requirements
02Assess scope, fee, and timing for the specific case
03Process the documents and coordinate any further certification
04Check completeness and deliver by the agreed method

Before submission

For real-estate-notary, confirm names, document types, and the receiving authority's current requirements before starting. Timing and fees depend on each case.

Please confirm current requirements with the receiving authority

Notarial services and related certifications

Explore the site

Go deeper on Notarial services attorney certification

These guides outline possible certification steps; confirm the receiving authority's current requirements before filing:

Not sure which route applies? Send us the scan — LINE @THAIL · 092-0170000 · Contact@thailaw-accounting.co.th

Documents usually required

Original document plus one clear copy of every page
Copy of the passport or Thai national ID card of the signatory
Written statement of the purpose and the receiving authority
Supporting records the receiving authority lists in its own checklist

Common reasons a bundle is rejected

A Thai notarial services attorney is not identical to a foreign Notary Public; confirm what the destination accepts.
The signatory must sign in front of the attorney, not beforehand.
Spell every name exactly as it appears in the passport, across every document in the same bundle.

Prefer not to handle the chain yourself? Send the scans and we run every step for you, from translation to the final endorsement.

How the process runs — Notarial services attorney certification

State the purpose and the receiving authority so the correct level of certification is chosen.
Send scans of every page so completeness can be checked before work starts.
Prepare the translation or the instrument in the format the receiving authority requires.
Sign or certify before the officer authorised by law to witness that document type.
Collect the finished set and keep a copy for the next filing.

Fees and processing times are set by each authority and vary by document and destination — confirm them with the responsible agency.

Handling it yourself vs letting iLC run it

Aspect	Doing it yourself	With iLC
Working out which steps apply	You read each authority's rules yourself, and usually learn a step was missing only after the bundle is refused.	Our advisers review the documents before work starts and sequence translation, notarisation, MFA, and embassy in one pass.
Time spent filing	Repeat trips to each office, queueing and collecting in person.	We file on your behalf; you send scans and receive the finished set by post or courier.
Risk that the translation is refused	Agency names, job titles, and the certification wording often do not match what the receiving office accepts.	We use terminology and certificate formats the receiving authority has accepted before, with two-stage proof-reading.
If the bundle is rejected	You diagnose the cause and refile yourself, losing a full cycle.	We identify the cause, correct it, and refile without you starting over, with progress reported along the way.

What clients typically use this for

Signature and copy certification
Powers of attorney used abroad
Corporate and banking instruments

An advisor, not only a document processor

Before any work starts, our team assesses how many certification layers your document actually needs, which authorities are involved, and the correct order for the office you will really file with. One step out of order usually means restarting the whole bundle. More than 15 years of cross-border document work means we recognise how each authority rejects files and prevent it up front.

The certification route is matched to the receiving authority before work begins.
Rejection risks are checked, from name spelling to document validity windows.
The filing sequence is planned around the deadline you actually have.

Consult us at LINE @THAIL · 092-0170000 · Contact@thailaw-accounting.co.th

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