Legal

Terms of service

Last updated: 7 September 2026. These terms are under review by independent counsel; the version that applies to your engagement is the one you accepted when you paid, and we keep a record of it (clause 18).

1Who we are#

Suradeed operates a platform through which independent, licensed Thai law firms carry out property due diligence for buyers of property in Thailand, under one standardised verification protocol, for a fixed price agreed in advance.

Your contract is with the Suradeed entity named at the head of your quote and on your invoice, whose registration details and registered office are given there and in the legal notice on the site.

2What Suradeed is not#

Suradeed is not a law firm. Suradeed does not practise law and does not give legal advice.

Every legal finding, conclusion, opinion and recommendation in a verification certificate is produced, and signed, by a Thai law firm licensed to practise in Thailand. That firm is the author of the legal work and the person you rely on for it. Suradeed's role is to define and maintain the verification protocol, to coordinate the engagement, to review the file for completeness and internal consistency, and to deliver the result to you.

Nothing on the platform, in the interface, in correspondence from Suradeed staff or in any summary Suradeed produces is legal advice, and none of it may be relied on as such. Where a summary written by Suradeed differs from the signed certificate, the signed certificate governs.

3The partner firm#

The partner firm is engaged for your matter and is identified to you. It performs the verification, records the findings, and signs the certificate under its own professional responsibility and professional indemnity insurance.

Nothing in these terms limits the partner firm's professional obligations to you, or the recourse available to you against that firm under Thai law and the rules of its professional body.

4Independence#

Suradeed accepts no commission, referral fee or other benefit from any seller, developer, agent, broker or any party with an interest in the transaction being verified. Partner firms confirm the same for each matter and record a conflict check before accepting.

This is a contractual commitment, not a policy statement, and it is the reason the verification is worth commissioning.

5What the verification covers#

The scope of each engagement is set out in the certificate and follows the published protocol for the property type concerned. It is a legal verification.

6What it does not cover#

The verification does not include, and no conclusion should be inferred about:

Structural, technical or building condition. No structural survey, no engineering assessment, no inspection of construction quality, materials, damage or defects.
Valuation. No opinion on whether the price is reasonable, on market value, on rental yield or on investment merit.
Investment, tax or financial advice of any kind, in Thailand or elsewhere.
Environmental testing, soil, contamination or flood modelling beyond the published planning and environmental classifications.
Matters arising after the date of the certificate. Registrations, disputes, regulatory changes and works occurring after that date are outside it.
Anything expressly excluded in the certificate's own limitations section.

7Sources, and their limits#

The verification is built on official searches (principally at the Land Office and the Department of Business Development), on documents supplied by you, the seller or the developer, and on a legal site visit where the protocol requires one. Each source is recorded in the evidence ledger with its issuing office, reference and date.

Two consequences follow, and they are inherent to the exercise rather than limitations of care:

Only what is registered can be found in a register. An unregistered arrangement, an undisclosed side agreement or an unrecorded occupation may exist without appearing in any search.
A search is true as at its date. Registers change.

Where a matter could not be verified, the certificate says so explicitly and explains why. Missing information is never reported as an absence of risk.

8Your obligations#

You agree to provide accurate and complete information, and to supply requested documents promptly. Deadlines are counted in business days in Thailand and are extended by any period during which we are waiting on you, the seller or the developer.

You confirm that you are acquiring the verification for your own transaction and not on behalf of an undisclosed third party.

9Price, and re-scoping#

The price is fixed and agreed before work begins, and depends on the complexity of the matter as scoped.

If the real complexity turns out to be materially higher than what was scoped — a structure that proves to be multi-layered, additional parcels, an ownership chain that was not apparent — we will tell you, re-quote you, and not begin the additional work until you accept the new price. You may decline, in which case clause 11 applies to the work already done.

10Payment and cancellation#

The fee is payable in full before the matter is assigned to a partner firm.

You may cancel at no cost at any time before a partner firm accepts the matter, and we will refund you in full.

Once a partner firm has accepted, the firm has committed capacity and begun official searches, and the fee is no longer refundable except as set out in clause 11 and subject to your statutory rights in clause 12.

11A finding against the property is a delivered service#

This is the clause most likely to be argued about, so it is stated plainly.

The purpose of the verification is to tell you what is true about the property. A certificate that identifies serious problems — an unregistered access road, a missing building permit, a defective title chain, a nominee risk — is the service working exactly as intended, and is very often the most valuable outcome you can buy.

An unfavourable finding is not a defective service and does not give rise to a refund. Nor does your decision not to proceed with the purchase, the seller's withdrawal, or the transaction failing for any other reason.

A refund or a re-performance is available where we or the partner firm failed to perform the protocol — not where the protocol was performed and produced an answer you did not want.

12Statutory withdrawal rights#

Where you are a consumer resident in the European Union or the United Kingdom, you may have a statutory right to withdraw from a distance contract within 14 days. Consumers elsewhere may have equivalent rights under their own law.

Nothing in these terms removes a protection your own country's law gives you. Where we have directed our service at the country you live in, that country's mandatory consumer protections apply whatever clause 19 says about governing law.

Because a verification is normally started and often completed within that period, we will ask you to request expressly that we begin immediately and to acknowledge that you lose the right of withdrawal once the service has been fully performed. Where you withdraw after work has begun but before completion, you owe a proportionate amount for the work performed.

13Who may rely on the certificate#

The certificate is issued to you, for the property and the transaction identified in it, and as at its date.

It may not be relied upon by any other person, for any other property, for a different transaction, or at a later date, without the written agreement of the partner firm that signed it. Passing a copy to a bank, a co-purchaser or a subsequent buyer does not give that person a right to rely on it.

14Liability#

Nothing here excludes or limits liability for fraud, for fraudulent misrepresentation, for death or personal injury caused by negligence, or for any liability that cannot lawfully be excluded.

Subject to that:

Suradeed is not liable for the legal conclusions in the certificate. Those are the partner firm's work, produced under its professional responsibility, and your recourse for them is against that firm.
Suradeed's total liability arising out of or in connection with an engagement is limited to the fee you paid for that engagement.
Neither Suradeed nor the partner firm is liable for indirect or consequential loss, for loss of profit, loss of opportunity, loss of an intended purchase, or for movements in property value or exchange rates.
We are not liable for delay or failure caused by events outside our reasonable control, including closure or backlog at a government office.

15Your documents#

Documents are stored encrypted, retained for ten years from delivery, and are downloadable by you throughout that period.

We do not delete your documents before that term, and we do not delete them afterwards without asking you. You may request a full export at any time, and you may request deletion — we will act on it and record it, except where we are required to retain something by law or where it is needed to establish or defend a legal claim.

Documents are immutable once uploaded: a correction is stored as a new version and the earlier version is kept. That chain is what the certificate rests on.

16Confidentiality#

We treat your matter as confidential. We disclose it only to the partner firm engaged on it, to service providers bound by equivalent obligations, and where required by law.

If a partner firm declines a matter, the reason it gives is confidential to Suradeed and is not disclosed to you or to any other firm.

17How to reach us, and complaints#

Suradeed, Bophut, Koh Samui, Thailand · contact@suradeed.com · WhatsApp +66 95 706 7244.

WhatsApp is for commercial questions before you order — what the verification covers, what it costs, how long it takes, how it works. It is not a channel for your file, and it is not a channel for questions about your property.

Once your dossier is open, everything that belongs to it — document requests, findings, instructions, decisions — goes through the portal, where it is recorded, timestamped and kept for ten years. A message sent on WhatsApp is not part of the file and cannot be relied on later.

Whatever is said in a commercial conversation, the quote and the published protocol define what you are buying, and the signed certificate is where the answers about your property are given.

Raise anything about the platform, the coordination or the delivery with Suradeed.

A complaint about the legal work concerns the partner firm and its professional body; we will identify the firm, provide your file, and support you in raising it. We will not obstruct a complaint against a partner firm, and a firm's willingness to accept future matters is never affected by one.

18Changes#

We may change these terms for future engagements. The terms that apply to an engagement are those you accepted when you paid for it, and we keep a record of that version.

19Governing law#

These terms are governed by French law, and the French courts have jurisdiction.

Two things are said here rather than left to be inferred, because a reader will otherwise draw the wrong conclusion from them:

French law governs this contract; Thai law is what the certificate is about. The verification examines title, servitudes, permits and ownership structures under Thai law. That is the subject matter. Your recourse against Suradeed under these terms is a separate question, and it is French.
If you are a consumer resident in the European Union, this clause takes nothing away from you. You keep the mandatory consumer protections of your country of residence and you may bring proceedings there. We say so because it is true whatever this clause says, and a choice-of-law clause that implies otherwise is both unenforceable and a bad-faith signal in a product sold on trust.