Aphiwat Bualoi Law Office

Real Estate Services

Buying or selling property in Thailand involves Land Office procedures, Thai-language contracts, and ownership rules that are different from most other countries. We help you understand every step and protect your interests from start to finish. All services are available in English and Thai.

Before You Buy — Due Diligence

• Title deed verification to confirm the seller is the true owner
• Check for encumbrances such as mortgages, liens, or court orders against the property
• Land zoning and land use verification
• Review of building permits and construction compliance
• Company structure review when property is held through a Thai company

Foreign Ownership Guidance

• Legal advice on Thai land law restrictions on foreign ownership under Sections 87 and 93 of the Land Code
• Condominium ownership for foreigners under the Condominium Act (foreign quota verification)
• Structuring long-term leases (30-year leases) as an alternative to freehold ownership
• Usufruct and superficies registration at the Land Office
• Legal guidance on using a Thai company to hold property and the risks involved

Sale and Purchase Agreements

• Drafting sale and purchase agreements in English and Thai
• Reviewing contracts prepared by developers or sellers before you sign
• Negotiating terms and conditions on your behalf
• Reservation agreements and deposit protection clauses

Land Office Transfers

• Preparing all documents required for ownership transfer at the Land Office
• Attending the Land Office with you on the day of transfer
• Calculating transfer fees, stamp duty, specific business tax, and withholding tax
• Ensuring the transfer is registered correctly in your name or your company's name

Leasing and Rental Agreements

• Drafting residential and commercial lease agreements
• Long-term lease registration at the Land Office (leases over 3 years must be registered)
• Tenant rights and landlord obligations under Thai law

Construction and Development

• Construction contract drafting and review
• Disputes with developers including delayed construction or failure to deliver
• Consumer protection claims against property developers

Property and Estate Planning

• Drafting a Thai will that covers your property in Thailand
• Planning how your condominium, land, or leasehold will transfer after death
• Probate applications involving Thai real estate
• Coordination with foreign lawyers when property is part of a cross-border estate

Who We Help

• Foreigners buying a condominium in their own name
• Foreigners purchasing property through a Thai company or long-term lease
• Thai-foreign couples buying property together
• Investors and developers who need legal compliance review
• Families dealing with inherited property in Thailand

Estate Planning

Expatriates Living in Thailand

• Foreign nationals who own property in Thailand such as condominiums, vehicles, or bank accounts
• Retirees who have settled in Thailand and want to make sure their assets go to the right people
• Expats who already have a will in their home country but do not have a separate Thai will

Mixed-Nationality Families

• Thai-foreign couples who need to plan for assets in both Thailand and overseas
• Families where the husband is foreign and the wife is Thai, or the other way around
• Parents who want to provide for children who hold different nationalities

Families Dealing with a Death in Thailand

• Families who have lost a loved one in Thailand and need to apply for probate
• Families who need a court-appointed estate administrator to manage the deceased's assets
• Cases where the deceased had no will and Thai intestacy law applies

Foreign Property Owners

• Foreigners who own a condominium unit registered in their name
• Foreigners who hold property through a Thai company or a long-term lease
• Foreigners who need to plan how their Thai property will transfer after death

Financial Advisors and Wealth Planners

• Insurance agents and financial advisors who need a Thai lawyer to draft wills for their clients
• Wealth management firms looking for cross-border estate planning support in Thailand
• SmartWills platform users in Thailand, Singapore, Malaysia, and Hong Kong

People Who Are Not Sure Where to Start

• Anyone who knows they need a will but has never made one
• Anyone who has questions about how Thai inheritance law works
• Anyone who wants to understand what happens to their assets in Thailand if they die without a will