Detailed services

Comprehensive legal support for apartment buyers

From document checks to closing, legal assistance helps prevent common transaction issues and clarifies obligations for both buyers and sellers.

Key focus areas

Clear documentation and procedural compliance reduce the likelihood of administrative delays and post-closing disputes.

Advice is provided based on current Thai property law and Land Office practices as of 27-02-2026.

Title and encumbrance checks

Document review

We verify the title deed type and content, check for registered mortgages or liens, confirm ownership and review any historic transfers that could affect the current sale. This helps to identify conditions that require resolution before transfer.

Contract preparation and amendments

Contract clarity

Contracts are reviewed and, where necessary, redrafted to reflect agreed payment schedules, defect handling, handover conditions and dispute resolution mechanisms. Emphasis is on clear, enforceable terms rather than promotional language.

Transfer and registration assistance

Closing support

We prepare Land Office documentation, calculate typical fees and taxes to be declared, and can attend the transfer on a client's behalf when authorized. The aim is to reduce preventable delays by ensuring completeness and accuracy of filings.

Title checks

Core service

Contract reviews

Included tasks

Transfer coordination

Closing assistance

Questions about legal support for buying apartments

Provide the sales contract, title deed (chanote, Nor Sor 3 or Nor Sor 3 Gor as applicable), ID or passport of the seller, any prior loan or mortgage documents affecting the unit, payment receipts, and condominium juristic documents if available. Copies allow us to identify encumbrances and contractual obligations.

Foreigners may own condominium units freehold under Thai law if the building's foreign ownership quota has not been exceeded and the acquisition complies with currency transfer reporting rules. Land ownership is generally restricted for foreigners; separate advice is required for land or house purchases.

Title verification confirms the type of title deed, registered owner, boundaries, encumbrances, registered mortgages or liens, and any pending legal claims. We cross-check Land Office records and public registers to identify restrictions that may affect transfer or occupancy.

Transfer taxes and fees depend on transaction type, assessed value and applicable local rules. Common items include the transfer fee, withholding tax (for sellers), stamp duty and specific business tax depending on circumstances. Parties typically agree allocation in the sale contract; legal counsel can clarify expected liabilities.

A reservation deposit shows intent to proceed but the binding effect depends on contract terms. Clear documentation of conditions, refund scenarios and timelines is important. Legal review ensures deposit terms align with buyer protections and local practices.

Transfer timing varies by office workload and completeness of documents. When all paperwork and payments are in order, a straightforward transfer may be processed within a day at the Land Office; however, additional checks or issues can extend timing. Preparing accurate documentation speeds the process.

Key risks include unclear seller authority, undisclosed encumbrances or mortgages, discrepancies in title boundaries, unresolved condominium obligations, and non-compliance with foreign ownership rules. Legal review aims to identify and propose practical measures to mitigate these risks.

A power of attorney may be required if the buyer cannot attend the transfer in person. It must be properly executed, notarized and may require consular certification and currency transfer evidence for foreign buyers. Legal advice helps ensure the document is effective for Land Office procedures.

notaryti coordinates document preparation, verifies payments and receipts, prepares necessary declaration forms for the Land Office, and attends the transfer when requested. The role is to ensure required documents are accurate and procedural steps are completed efficiently.