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.
Specialist practical guides
Nominee Structures in Thailand: Illegal, and Now Enforced
Thai shareholders holding shares for a foreigner is a criminal offence under the Foreign Business Act B.E. 2542, section 36 — up to three years' imprisonment for both sides — and the land faces forced disposal. The 2026 DSI–DBD crackdown, what unwinding does to the property, and the lawful alternatives.
Get a price for your property →The money and the quotaBuying a Condo in Thailand: the 49% Quota and the FET Form
Check condominium foreign quota, buyer eligibility and the bank evidence required for your funding route before transferring money or paying a deposit.
Get a price for your property →Off-planBuying Off-Plan in Thailand: What Actually Protects You
By default, very little: escrow under the Escrow Act B.E. 2551 is optional and rare. What protects an off-plan buyer is what gets verified — mother title, subdivision, building permit, EIA — and negotiated into the contract.
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 →Land accessLand-Locked in Paradise: Access Rights and Unregistered Servitudes
An access road without a registered servitude on the title can be revoked. What Thai law registers, the way of necessity, and what a title search shows.
Get a price for your property →Permits and licencesBuilding Permits and the Hotel Act: When Rental Income Is Illegal
What the Hotel Act and the Building Control Act mean for a villa rented by the night in Thailand: licences, permits, penalties, what a buyer can verify.
Get a price for your property →The lawyer questionDo You Need a Lawyer to Buy Property in Thailand?
No Thai law requires a lawyer to buy property: the Land Office transfer completes without one. What a lawyer does, and when you clearly need full counsel.
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