Understanding title deeds in Thailand is the single most important step for anyone buying, lending on, developing or disputing land. Thai property practice is registry-centric: results turn on the type of title, the Land Office extract, and the ability to trace a clean chain of registrations. This guide explains the main title types and their legal strength, how registration and priority work, what to check in due diligence, the transfer process and practical tips to avoid common traps.
The hierarchy of title documents — what they mean in practice
Not all “title papers” in Thailand give the same protection. From strongest to weakest, the common categories a buyer or lender will see are:
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Chanote (Nor Sor 4 Jor) — the gold standard. A chanote is a fully surveyed, plotted title with official coordinates and a clear Land Office boundary description. It is the most bankable form of title and the clearest protection against competing claims.
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Nor Sor 3 Gor / Nor Sor 3 (approximate translations vary) — intermediate grades. These are registered titles based on less formal surveys; they give significant rights but may require extra verification (e.g., a survey, conversion to chanote). They can be converted to chanote subject to a re-survey and administrative process.
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Possession certificates / informal documents — limited protection and often difficult to rely on in court. These are common in rural or agricultural holdings and require heavy factual proof (continuous possession, tax/utility bills) to succeed in disputes.
Because the Land Department’s register is decisive in practice, a fresh, original Land Office extract (the official certificate of registration) is step one for any transaction or dispute.
Why the Land Office extract (Thor Ror 2 / ทะเบียนที่ดิน) matters
The current official Land Office extract shows title holder(s), encumbrances (registered mortgages, caveats), servitudes, and recent transfers. Practically:
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Priority follows registration. Registered mortgages, notices and liens appear on the extract — later creditors suffer.
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Banks rely on the extract for lending decisions; most banks will accept only chanote-backed collateral or insist on conversion.
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Disputes are resolved by reference to registration unless clear fraud or forgery is proved.
Always obtain a recent original extract at the Land Office on the day you do due diligence; online copies or old extracts can miss intervening registrations.
Due diligence checklist — what to check and how to read the title
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Obtain the original Land Office extract and compare name spellings, ID/passport numbers and marital status.
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Trace the chain of title back as far as possible and check for unusual gaps, repeated transfers, or late date alterations.
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Scan for encumbrances: registered mortgages, attachments, or court orders. Even a small registered lien kills a clean transfer until discharged.
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Check for servitudes and rights of way (easements) noted on the extract — they affect development and access.
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Confirm physical monuments: commission a licensed surveyor to verify boundary markers against the title coordinates. Surveyor reports with GPS coordinates and photos are now routine and persuasive evidence.
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Check land use and zoning with the municipality and relevant agencies — some parcels have agricultural or conservation restrictions preventing building.
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Search for pending litigation or criminal complaints involving the owner or property (police or court records).
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For foreign buyers: obtain the bank’s FET (Foreign Exchange Transaction) evidence plan — Land Office and banks habitually require traceable proof that foreign currency used for purchase was remitted correctly.
Document every step and keep certified copies of the extract and the survey report in the transaction file.
Transfer mechanics — what happens at closing
A typical transfer involves:
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Sale & Purchase Agreement (SPA) — commercially negotiated document. Use escrow provisions and conditional releases tied to registration.
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Execution at the Land Office — parties must appear (or appoint attorneys with special power) at the local Land Office to sign transfer documents and submit original title deed. The Land Office staff updates the register and issues a new extract in the buyer’s name.
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Taxes & fees — transfer fees, stamp duties and any other taxes must be paid; the Land Office typically will not transfer title until fee receipts and required documents are provided. (Check current rates with counsel or the Land Office.)
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Proof of funds (for foreigners) — banks’ FET paperwork or certified remittance confirmations are usually required before they will accept a foreign purchaser’s documentation for title registration.
Use escrow or bank guarantees where possible; do not release full payment until the Land Office has completed the registration and you hold the updated extract.
Mortgages, security and priority
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A mortgage only achieves priority when registered at the Land Office. The mortgage registration is public and appears on the extract.
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Lenders should insist on registered mortgages and on verifying that no prior registered encumbrances exist.
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In development projects, structure security with registered charges, guarantees and escrow to provide multilayered protection.
Because unregistered “agreements” are weak against subsequent registered rights, insist on Land Office registration as a closing condition.
Common frauds & scams — how they happen (and how to stop them)
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Forged title deeds: criminals sometimes forge transfers and produce convincing documents. Avoid risk by checking original title extracts at the Land Office and ordering a certified chain search.
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False identity / impersonation: require sellers to appear with original ID cards or passports and match ID details to Land Office records. For companies, verify board minutes and signature authorities at the Department of Business Development.
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Undisclosed encumbrances: check for recent registrations just before closing — obtain a fresh extract on closing day.
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“Too good to be true” discounts: if the price is far below market, investigate the seller’s ownership and whether the owner has the authority to sell.
Mitigation: use escrow, require original receipts, obtain seller indemnities and, for large deals, use title insurance where available.
Disputes — fastest effective remedies
If you discover a competing claim or suspect fraud:
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Get a fresh Land Office extract immediately.
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Commission a forensic survey and preserve photographic evidence of monuments.
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Apply for an urgent injunction / preservation order to prevent transfer or sale.
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File a criminal complaint for forgery if criminality is suspected — criminal proceedings often yield forensic reports that assist civil claims.
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Engage experienced Thai property counsel ready to file civil quiet-title or possession actions if necessary.
Speed is critical — registrations and transfers can happen quickly; acting within days often preserves remedies.
Practical timeline & costs (typical)
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Due diligence & survey: 1–2 weeks (faster with resources).
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Land Office transfer: usually completed on the same day if documentation and fees are in order, but delays occur if remittances, powers of attorney or tax clearances are missing.
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Conversion (e.g., Nor Sor 3 → chanote): administrative process — can take months and requires re-survey.
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Dispute litigation: months to years depending on complexity; urgent injunctions can be obtained within days to weeks.
Budget for surveyor fees, Land Office fees, notary/legalization, Thai counsel, and contingency for tax or remedy issues.
Quick practical checklist (at a glance)
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Obtain a fresh original Land Office extract on day one.
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Commission a licensed surveyor to verify monuments vs coordinates.
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Check chain of title, encumbrances and servitudes.
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Verify seller identity and authority (individual or corporate).
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Use escrow and make registration a closing condition.
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For foreign funds, prepare FET / bank remittance proof in advance.
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Keep originals secure and get certified translations where needed.
Final practical note
In Thailand the Land Office extract and the surveyor’s GPS report usually decide the outcome of a property deal or dispute. Make the Land Office extract your first document to obtain, verify boundaries with a licensed surveyor, use escrow to protect funds, and move fast if something looks wrong.
