Land Office — what it means
The Land Office is the state registry for all property rights: title transfers, 30-year leases, usufructs, mortgages. In Thailand, anything not registered at the Land Office enjoys little legal protection.
What the Land Office registers
Land offices report to Thailand’s Department of Lands and keep the register of rights: transfers of ownership, leases longer than three years, mortgages, usufructs, superficies and servitudes. A right left off the register barely works against third parties — an unregistered long lease or usufruct remains a mere agreement between the parties.
How a deal is registered
The deal closes at the office of the province where the property sits: the parties, or their representatives under power of attorney, file the documents, pay the transfer fee and taxes, and the transfer of title is endorsed on the deed. The same office issues plot extracts and encumbrance checks — a standard part of due diligence.
How this works with us
We accompany the client through every stage of registration: we check the title and encumbrances in advance, fix the fee split in the contract, prepare powers of attorney for a remote closing, and attend the Land Office on completion day — ourselves or together with partner lawyers.
Frequently asked questions
Can a deal close without attending in person?
Yes, under a notarised power of attorney from the buyer or seller; documents issued abroad will need legalisation and translation.
What is paid at the Land Office on a deal?
The government transfer fee, stamp duty or specific business tax, and withholding tax. Who pays what is a matter for the parties’ contract.
How do I check a plot through the Land Office?
By title number you can obtain the owner, the area and the registered encumbrances: mortgages, leases, servitudes. This is done before any deposit is paid.
Primary source: Thailand Department of Lands
See it on a real property
Terms matter when there is an actual deal behind them. We will show how this one works on a project from the catalogue — documents and numbers included.
Browse the catalogue