Due diligence in Thailand, explained
What to verify before you commit to a Thai property — title grades, servitudes, leasehold, nominee structures, funds into the country and off-plan permits — in plain language, with the exact terms the Land Office uses.
Suradeed is not a law firm and gives no legal advice. Every legal finding and recommendation in your certificate is produced and signed by a licensed Thai law firm, which is responsible for it. Suradeed defines the verification protocol, coordinates the work, controls its quality and delivers the result.
You are billed in two lines for that reason: the partner firm’s fee, which Suradeed collects as payment agent for the firm, and Suradeed’s own platform and coordination fee. Your invoice shows both.
Property due diligence in Thailand: the complete checklist
Everything to verify before you commit to a property in Thailand — title grade and chain, servitudes, encumbrances, leasehold, nominee risk, funds into the country, off-plan permits — in one checklist.
Get a price for your property →The title deedsChanote and other Thai title deeds: what each grade means
What the Chanote, Nor Sor 3 Gor, Nor Sor 3 and Sor Kor 1 title deeds are, what each grade means for your rights, and how the title chain is checked at the Land Office.
Get a price for your property →Leasehold30-year leaseholds in Thailand: what is enforceable
What a 30-year Thai leasehold actually gives you: a registered right to use the land, renewal promises that are generally not enforceable against a future owner, the registered alternatives — usufruct and superficies — and what a verification checks.
Get a price for your property →Ownership structuresNominee structures in Thailand: why they are illegal
Foreigners cannot own land in Thailand, and the arrangement used to hold it anyway — Thai shareholders holding shares on a foreigner's behalf — is illegal under the Land Code and the Foreign Business Act. This guide explains the structure, the rule, the legitimate alternative, and what a verification does with nominee risk.
Get a price for your property →Funds into ThailandFET forms: proving your money entered Thailand
The Foreign Exchange Transaction (FET) form is the bank evidence that your purchase funds entered Thailand from abroad. This guide explains what it is, why it matters at purchase and at resale, and how a verification records the money trail.
Get a price for your property →Off-planBuying off-plan in Thailand: permits and mother titles
What a due-diligence verification checks when you buy off-plan in Thailand: whether the building permit exists, whether the mother title has been subdivided, and what the zoning and slope rules actually allow.
Get a price for your property →The certificateWho signs your due diligence certificate
Who signs your due diligence certificate: a named licensed partner lawyer, under the firm's own professional responsibility and professional indemnity insurance — and why Suradeed can never change a legal finding.
Get a price for your property →Know what you are buying before you commit.
Suradeed coordinates a structured review of Thai property documents with licensed, independent law firms — for a fixed price, agreed before any work starts.
Get a price for your property