Real Estate & Construction

Foreigners generally cannot own land, but can own a condominium unit freehold within the building’s 49% foreign quota, and can hold registered long leases and other real rights. What lawfully fits your case is assessed before you commit — not engineered around the prohibition afterwards.

Foreign freehold registration requires evidence that the purchase funds were remitted into Thailand in foreign currency — the bank’s foreign-exchange documents are checked at transfer. Getting the remittance references right at the start avoids re-sending money later.

The law fixes who owes what to the state, but between buyer and seller the split is negotiable and market practice varies. We calculate the actual figures for your transaction and write the allocation into the agreement, so the Land Office counter is not where the negotiation happens.

It depends on who caused the failure and on what the reservation or contract says — which is precisely why the document is reviewed before the deposit is paid, not after. Default rules on earnest money exist, but well-drafted terms beat arguing about defaults.

The pacing items are due diligence, the buyer’s funds arrangements and any bank redemption on the seller’s side; the Land Office transfer itself is a single appointment. We sequence those items at the start so the transfer date in the contract is one the parties can actually meet.

An unregistered lease is enforceable only for three years, however long the paper says. Registration at the Land Office is what makes the full term a real right — including against a new owner if the property is sold. For long leases, the registration is the protection.

Thirty years is the registrable maximum for a lease term. A promise to renew is a contractual obligation on today’s lessor, not a registered right against tomorrow’s owner — so “30+30+30” is worth exactly as much as the person promising it when the time comes. We draft renewals honestly for what they are.

Within the term, the contract governs — rent rises and early termination need a clause that permits them. Regulated residential lettings also carry consumer-protection rules on deposits and termination that override harsher contract terms. Which regime applies to your lease is checked, not assumed.