Ownership of real estate by foreigners in Thailand: Documents required for registration

      The documents required for registration of property ownership by foreigners in Thailand can be divided into several parts.

Part 1 is the evidence for the land/ condominium/ building (original), i.e., title deed/ certificate of utilization/ condominium title/ building ownership. 

Part 2 is the evidence for the transferor (transferrer) that is/are natural persons.  

1. Identification card;
2. Copy of house registration;
3. Name/surname change certificate (if any);
4. Marriage certificate (if any);
5. Spouse's death certificate (if any);
6. Divorce certificate/with post-divorce record (if any);
7. Spouse's consent letter (if any), together with identification card, and copy of spouse's house registration.

      In the case of the transferor according to Section Sor 3 of Land Por. 

1. Death certificate or evidence of death of the owner of the inheritance;
2. Original will (if any);
3. A copy of the will that has been shown to government agencies, such as courts or other land offices, and certified a true copy by the officials of that agency (in the case of a lost or destroyed will);
4. ID card and a copy of the estate administrator's house registration (if any);
5. Name/ surname change certificate of the inheritor and manager of the inheritance (if any).

      Juristic person 

1. Certificate of juristic person;
2. Minutes of the juristic person’s meeting;
3. Sample of the signature of a director or person authorized to act on behalf of the juristic person;
4. Identification card and house registration of the director or the person authorized to act on behalf of the juristic person, with the seal;
5. Memorandum of Association and objectives;
6. Articles of Association of the juristic person;
7. List of shareholders. 

Part 3 is evidence for foreigners and transferees, and evidence about foreigners. 

1. The identity card issued by the local police station where the foreigner is domiciled;
2. Passport showing the nationality of the foreigner; or 
3. Certification letter from the consular officer or the embassy where the person is working; or 
4. Emergency certificate issued temporarily by the Ministry of Foreign Affairs.
5. A copy of the applicant's house registration, including those whose names are in the aforementioned house registration (if any);
6. Marriage certificate (in the case of requesting inheritance as a spouse of the deceased);
7. Marriage registration between the parents of the inheritor  (in the case of inheritance as the father of the inheritor);
8. Evidence of registration of adoption (in case the applicant is an adopted child of the deceased).

      Evidence of the source of money invested 

1. Evidence of bringing foreign currency into the Kingdom
2. Evidence of money transfer from a foreign currency deposit account;
3. Evidence of withdrawal of money from a non-resident Thai baht account for investment (regarding evidence of the source of funds used for investment, one or more of the following may be used, but the amount must not be less than  40 million baht).

      Evidence of investment 

1. Investment certificate from the bond seller;
2. Investment certificate from the asset management company, stating that it has invested in a property fund to solve financial institution problems or mutual funds to solve problems in the established financial institution system, according to the law on evidence and stock exchange, and evidence of investment in such mutual funds;
3. Evidence of investment in the share capital of a juristic person receiving investment promotion under the law on investment promotion, certificate of registration as a juristic person, list of shareholders of the juristic person and promotion certificate showing that the juristic person has been promoted by the Board of Investment;
4. Evidence of investment in activities announced by the Board of Investment as activities eligible for investment promotion under the law on investment promotion, a certificate of incorporation as a juristic person, a list of shareholders of the juristic person, and a letter from the Board of Investment stating that the business in which the juristic person operates is eligible for investment promotion (evidence of investment;  one or more of the items may be used together, but the amount must not be less than forty million baht);
5. A letter of support from the Provincial Public Works and the Town and Country Planning Office stating that the land to be acquired is within the specified area as a residential area as stipulated in town planning (only if the land is outside of Bangkok, Pattaya city or municipal area);
6. Certificate from the Ministry of Defense or relevant agency stating that the land is outside the military safety zone, according to the law on military safety zones;
7. A concise map showing the location of the land requested for permission.;
8. A copy of the land title declaration of every plot of land (if any).

Part 4: Additional documents 

1. Court order or judgment appointing the applicant as administrator of the estate (if any);
2. Documents presented to the competent official. If they are in a foreign language, they must be translated into Thai and certified correct;
3. Debt-free certificate from the condominium juristic person  (in case of transferring condominium units);
4. Condominium juristic person's affidavit certifying that foreigners hold ownership of the units not exceeding 49 percent of the total area of the condominium units in that condominium (in the case of transferring a condominium unit);
5. In the case of requesting an attorney (power of attorney) to perform legal acts on the owner’s behalf, a power of attorney letter and identification card of the authorized person or a copy of the identification card and a copy of the house registration (photocopy) certified by the authorized person with identification card and a copy of the house registration (original) of the authorized person are required.

Source : thaiaccandlawIC
Tel : +66 (0)8825-81790