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
• 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)

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

Wills and Estate Planning

• Will drafting under the Thai Civil and Commercial Code
• Joint will planning for Thai-foreign couples
• Survivorship clause drafting
• Review and updating of existing wills
• Living wills for medical treatment preferences

Probate and Estate Administration

• Probate court applications
• Court-appointed estate administrator and estate executor
• Probate for foreigners who passed away in Thailand
• Cases involving no will (Thai intestacy law)

Cross-Border Estate Planning

• Estate planning for clients with assets in Thailand and overseas
• Coordination with foreign lawyers and financial advisors

Aphiwat Bualoi Law Office provides professional notarial services in Chiang Mai for Thai residents, expatriates, and international visitors. All services are available in English and Thai.

Document Certification and Authentication

• Certification of true copies of original documents
• Signature witnessing
• Personal ID authentication
• Education certificate authentication
• Proof of life certification for overseas pension purposes

Affidavits and Declarations

• Preparation and administration of sworn affidavits
• Statutory declarations accepted in courts and professional settings

Power of Attorney

• Drafting and preparation of Power of Attorney documents
• Authentication and witnessing of Power of Attorney signatures
• Suitable for property transactions, bank matters, and legal representation

Translation and Certification

• Document translation (English–Thai, Thai–English)
• Notarisation of translated documents
• Transcription services

Corporate and Commercial

• Company registration and formation
• Memorandum of association and articles of association
• Shareholders agreements
• Corporate document processing and verification
• Business document authentication

Property and Contract

• Witnessing the purchase and sale of land and property
• Contract preparation and witnessing
• Property transaction documentation

Estate and Family

• Will drafting, witnessing, and certification
• Court-appointed estate executor drafting and filing
• Family law documentation

Apostille Consulting

• Guidance on apostille and legalisation requirements for documents used overseas

How We Work

• Free initial consultation with no obligation
• Free home or office visit within Chiang Mai city area
• Fees quoted at local Thai rates with no differentiation between Thai and international clients
• Discounts available for large orders and regular clients