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Title Deeds in Thailand. A title deed (Thailand: chanote, nor sor series, etc.) is the foundational legal document that proves an individual’s or company’s rights in immovable property. Thailand has a layered system of land titles that affects certainty of ownership, ability to mortgage, development potential and the level of due diligence required in any transaction. This guide explains the main types of title deeds, how the Land Department records and protects rights, practical steps for buying, selling, mortgaging and resolving disputes, and a checklist you can use to reduce risk.
Thailand recognizes several title types; the most commonly encountered are:
Chanote (Nor Sor 4 Jor) — the highest, most secure title. A chanote is a surveyed, government-registered freehold title referenced to exact survey coordinates. The Land Department issues a chanote with a unique plot number; it shows precise boundaries and is the most marketable form of title for mortgages, transfers and development.
Nor Sor 3 Gor / Nor Sor 3 (NS3/NS3G) — intermediate titles that indicate a land plot where the state recognizes a possessory right and where a formal boundary survey exists but the title is not a chanote. Nor Sor 3 Gor is usually a step below chanote and may require conversion for the highest market confidence.
Sor Kor Ngern / Sor Kor Bor (possession certificates / provisional documents) — these include older or less formal certificates indicating entitlement to land by occupancy or agricultural use. They can be less precise and carry higher risk if not supported by other evidence or if not convertible to a higher title.
Dok Chan (ancillary documents) — various administrative certificates such as lease registrations, superficies or other encumbrance records that affect rights in land but do not by themselves create freehold ownership.
Understanding the title type is step one in assessing marketability, development potential, and financing options.
Thailand’s Land Department is the public office that registers titles, records transfers, mortgages and encumbrances, and maintains cadastral maps. Key points:
Survey and coordinates: Mastery of the cadastral/plan system matters. A chanote is supported by a precise survey with GPS coordinates and a land-plot map (the tor bor). Discrepancies between physical boundaries and the registered plan are common sources of disputes; always compare on-site conditions against the registered plan.
Registration brings priority: Registered rights have constructive notice to third parties. A registered mortgage or registered servitude generally prevails over unregistered private agreements with innocent purchasers. Unregistered agreements bind only parties with actual notice.
Conversion: In many areas, Nor Sor 3/possession certificates may be convertible to chanote after survey, payment and administrative steps. Converted titles materially increase bankability and reduce title risk.
A proper title-due-diligence package should include:
Original title deed(s): inspect the original chanote or equivalent at the Land Office (do not rely on photocopies alone).
Title search / encumbrance report: request a current Land Office extract showing ownership, registered encumbrances, mortgages, servitudes or court attachments.
Cadastral plan and on-site survey: check the plot plan against physical boundaries; engage a licensed land surveyor if boundaries look unclear.
Ownership chain and pedigree: verify previous transfers, inheritance or acquisition documents to spot gaps, forged signatures or inconsistent conveyances.
Local authority checks: confirm land-use zoning, building restrictions, public infrastructure plans and, if relevant, BOI or special zone approvals.
Tax and dues: obtain receipts for land and building taxes, municipal charges and any outstanding utility bills.
Wills, family claims or matrimonial issues: ascertain whether family members, spouses or heirs may have claims affecting marketable title.
Transfers are typically executed at the Land Office where both buyer and seller (or their properly notarized attorneys) present required documents. Common steps:
Execute a Sale & Purchase Agreement, hold deposits in escrow if needed.
At completion, pay transfer taxes and fees: transfer fees (commonly 2% of registered price—often shared), specific business tax (if the seller is a company or the sale is within a certain period), stamp duty and withholding tax where applicable. Exact calculations depend on declared price, assessed value and the seller’s tax status.
File for transfer and obtain a new title certificate in the buyer’s name.
Because tax treatment can influence declared sale price and buyer/seller negotiations, always model the net proceeds and client exposure before closing.
A mortgage is effective only when registered at the Land Department. Priority among mortgages follows registration order. Enforcing a mortgage is primarily a judicial process in Thailand: the mortgagee must obtain a court order to execute sale procedures, so lenders often require careful pre-contractual covenants, default notice periods, and cross-security to protect recoveries.
Boundary disputes & encroachment: typically resolved by negotiation, survey correction, or court proceedings; mediation can be effective for immediate neighborhood tensions.
Forged transfers / fraud: forensic title review is required; criminal complaints and civil claims for nullification are common remedies.
Undeclared heirs or claims: where inheritance law creates latent claims, quiet-title actions, family consents or settlements may be necessary.
Unregistered servitudes / rights of way: establish historical usage, obtain written easements and register them to secure rights.
Use licensed lawyers and surveyors to trace and mitigate these risks early.
Insist on original title inspection in the Land Office. Do not complete a purchase on a photocopy alone.
Request a Land Department extract dated within days of completion. Encumbrances can be registered quickly.
Engage a licensed surveyor when any doubt about boundaries exists.
Require seller warranties and indemnities in the SPA regarding title, absence of encumbrances, and authority to sell.
Use escrow or lawyer trust accounts for deposit and balance handling where possible.
Confirm conversion potential to chanote for lower-rank titles if you plan to mortgage or develop.
Thailand has been modernizing land registration processes in stages. Some offices offer online extracts or pre-booking services for submissions, but manual in-office verification remains the decisive step for transfers and mortgages. Always confirm the Land Office’s local procedures before scheduling closings.
Original title deed(s) and certified Land Department extract.
Recent cadastral plan and on-site boundary verification.
Encumbrance/mortgage search.
Tax receipts and proof of payment for municipal/land taxes.
Evidence of seller’s identity and authority (ID, company documents, marriage certificate).
SPA with clear warranties, deposit & completion conditions.
Budget for transfer tax, stamp duty, withholding tax and registration fees.
Lawyer and surveyor appointed before signing the SPA.
Title deeds are the single most important element of land and property security in Thailand. Knowing the type of title, insisting on proper Land Department checks, commissioning a survey when necessary, and using clear contractual protections will materially reduce risk. For significant purchases or developments, assemble a local team—lawyer, surveyor, valuer and tax adviser—to manage title, registration, encumbrances and conversion work so you can be confident in marketable, bankable ownership.
