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Property Title Search

Before buying a property in Thailand, it’s important to understand what you’re getting into and avoid scams and unfair agreements, so to ensure the property you pay for is the one you expect, you must perform a thorough title search prior to completing a property transaction. However, conducting a successful title search requires fluency in Thai and specific knowledge of property law and Land Office processes, so professional legal assistance is typically required.

This is where Siam Ä¢¹½ÊÓƵ comes in. As a full-service law firm with over 20 years of experience in assisting foreigners in acquiring real estate, our Thai Property Lawyers regularly carry out thorough title searches that address every detail about the seller and their property. We’ll make sure the property you plan on buying is legally sound and reveal any hidden red flags.

Continue reading to learn more about what title searches are, why they are essential before purchasing a property, and how our real estate lawyers can assist you.

Do You Have to Conduct a Title Search Before Buying Property in Thailand?

While a title search is not legally required to purchase real estate in Thailand, skipping it is not wise. Title searches protect you from buying property with undisclosed problems and minimize your risk of falling victim to fraudulent transactions. When you enlist Siam Ä¢¹½ÊÓƵ to perform a title search, you get a wide range of benefits, including:

• Finding out whether the property seller is the true owner and has the legal right to sell it to you.
• Determining if there are any registered encumbrances on the property, such as unpaid taxes, liens, or mortgages.
• Discovering whether the property was secured through legal means and if any fraudulent paperwork is involved.
• Tracing the title to the land back to the original holder helps uncover any claims, disputes, or illegal transfers that could affect you once you become the legal owner.

Our lawyers will also conduct due diligence on the seller’s title and their property. This involves a more thorough investigation that examines the building permit, checks the seller’s credentials, and reviews the zoning laws to see if the seller is compliant with them.

Risks of Doing a Title Search Without Professional Ä¢¹½ÊÓƵ Assistance

Conducting a title search in Thailand is complicated, and attempting it without the guidance of a professional Thai lawyer puts you at a disadvantage. Property law in Thailand differs greatly from most other countries, so any unfamiliarity with how the law works can result in costly misunderstandings.

Performing an incorrect title search can also lead to unexpected legal problems and delays in getting the property you desire. For instance, without our lawyer’ help, you may find yourself paying off the previous owner’s debt or finding out that the property is currently engaged in a dispute, leading to possible financial losses. You might also find that the land has zoning restrictions that limit your freedom in building structures on it or prevent you from using the land the way you planned it.

Title Search Services in Thailand

At Siam Ä¢¹½ÊÓƵ, our lawyers perform these searches by examining the property’s title deed to verify legal ownership and reveal any claims or issues associated with the title.

Each type of property has a different kind of title deed associated with it:

• Nor Sor 3 (NS-3): A title deed granting the right for the holder to possess and use the land, providing relevant details of the property.
• Nor Sor 3 Kor (NS-3K): A similar document to the Nor Sor 3, except providing more accurate details regarding the boundaries and enabling the holder to subdivide the land into smaller plots.
• Chanote (NS-4): A freehold title deed allowing the owner to use and dispose of the land without restrictions.

Depending on what type of property you’re purchasing, the seller carries one of these kinds of documents. Our lawyers have experience with all three, and will review the documents to ensure all the details are correct, that the property was obtained through legal means, and that the seller is the rightful owner.

Title Searches in Thailand FAQs

How Long Does it Take to Perform a Title Search?

How long it takes for our lawyers to perform a title search depends on the property you’re thinking of purchasing. If the title has a long history and accessing the relevant documents is more difficult, it can take longer to complete the search.

Can a Title Deed be Translated into English?

Yes, if a title deed has been issued to you in Thai, you can request our lawyers to arrange for it to be translated into English. We can translate the back of the document into English, so you can read about the history of the property’s title.

Can the Thai Land Department Revoke the Title Deed?

There are some cases where the title deed can be terminated by the Thai Land Office. This can occur under any of the following scenarios:

• The officials find out that the title deed and other associated documentation are inaccurate or issued incorrectly.
• If the Thai Land Department finds that the land used as the basis for the title was fraudulently or unlawfully taken from government property.

Even if the errors are not your fault, you will not receive compensation when your title is revoked by the land department, and you will lose access to the property. A title search detects these faults before it’s too late.

Professional Assistance in Conducting a Title Search

While title searches are beneficial in confirming legal ownership of the property and helping you avoid possible disputes and other related issues, you need professional legal guidance to perform this task correctly. Our lawyers at Siam Ä¢¹½ÊÓƵ will conduct an accurate analysis of the seller and their title deed, while protecting your rights and interests.

Our Thai property lawyers will carefully trace the ownership of the property back to its roots, ensuring the seller is actually its current owner and has full authority over selling it to you. Upon finishing the search, you will receive a clear title report, translations (if needed), and other supporting documents that give you a clear picture of the property and the seller.

Contact Siam Ä¢¹½ÊÓƵ and book a consultation with our property team today for a complete and accurate assessment of the seller, so you can buy the property with peace of mind, free from the risks of fraud and government seizure.