EN/TH/中文
Book a Consultation
Book a Consultation Contact via LINE
Englishไทย简体中文

Real Estate & Construction

Property Transactions

Sale and purchase from reservation to transfer at the Land Office — with the checks done before money moves, not after.

Talk to us

Tell us the situation and we will tell you what we think you should do — and what it will cost.

Book a Consultation

Who this is for

  • Foreign buyers purchasing a condominium unit
  • Thai buyers and sellers of land and houses
  • Buyers of off-plan units from a developer
  • Sellers who want the transfer clean and the payment secure

What we handle

Scope of work

Reservation agreements and deposits, reviewed before signing

Sale and purchase agreements — drafting and review, Thai, English or bilingual

Foreign-quota confirmation and foreign-currency remittance evidence for condominium purchases

The transfer appointment at the Land Office, attended and completed

Taxes and transfer fees — calculated and allocated in the contract

Payment structuring so funds and title move at the same moment

How it works

How we run the matter

  1. Review the reservation terms before any deposit is paid
  2. Run due diligence on the title, the property and the seller
  3. Draft or negotiate the sale and purchase agreement
  4. Prepare the funds evidence and the transfer documents
  5. Attend and complete the transfer at the Land Office
  6. Hand over the registered title and the closing statement

Documents to prepare

  • Copy of the title deed and any unit or house documents
  • Seller’s ID or company documents
  • The reservation form or draft agreement received
  • For foreign condo buyers — the bank’s foreign-remittance evidence
  • Marital-status documents where consent to sell is needed

Common questions

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.

Lawyers for this matter

Generation 1 Chanin Taongern

Founding Partner

Chanin Taongern

40+ years of courtroom and advisory experience

LitigationBusiness advisoryEmployment lawCivil and criminal matters
View Profile
Generation 2 Pongsanan Taongern

Partner

Pongsanan Taongern

Modern legal practice, business advisory and international client support

Corporate advisoryEmployment lawCross-border family lawInternational client servicesLegal workshops
View Profile

Related reading

Property & Construction 2026-08-067 min read

How a foreigner can lawfully hold property in Thailand

Foreigners generally cannot own land — but that is the beginning of the analysis, not the end of it. The lawful options, and the arrangement that is not one.
Property & Construction 2026-08-066 min read

Property due diligence: what it actually covers

Title class, encumbrances, access, permitted use and the seller — checked before the deposit is paid, because afterwards the findings become your problem rather than a reason to renegotiate.
Notarial & Documents 2026-08-065 min read

Powers of attorney for use in Thailand

Signed abroad and rejected at the counter is a common and expensive outcome. What makes a power of attorney work here, and why narrow beats general.

Official sources

The Thai authorities and legislation this work is carried out under. Requirements change; we confirm the current position for your matter.

Related services

Real Estate & Construction

Lease Agreements

Residential and commercial leases — drafted to be enforceable, registered where the term requires it, and exited without forfeiting more than the contract truly demands.

Read more Real Estate & Construction

Property Due Diligence

Title, encumbrances, permitted use and the seller — checked before the deposit is paid, because afterwards is too late.

Read more Real Estate & Construction

Construction Contracts

Scope, payment milestones, variations, delay and defect liability — agreed in writing before the first invoice, instead of argued about after the last one.

Read more

Speak to a lawyer

Legal problems are easier to manage when addressed early.

Book a Consultation Contact via LINE