Property and Real Estate Disputes in Thailand

Property and Real Estate Disputes in Thailand. Thailand’s property and real estate sector, while robust and regulated, is often the source of legal disputes due to complex ownership structures, fragmented title documentation, zoning inconsistencies, and a mixture of statutory and customary land rights. Property-related conflicts typically arise from boundary disputes, breach of sale or lease agreements, unauthorized development, co-ownership issues, and foreign ownership violations. Disputes may be civil, administrative, or even criminal in nature depending on the underlying facts.

Given that Thailand follows a civil law system, resolution is heavily reliant on statutory interpretation, registered documentation, and the administrative acts of land and local authorities.

II. Legal Framework Governing Property Disputes

A. Civil and Commercial Code (CCC)

The CCC regulates land ownership, leases, servitudes, mortgage enforcement, and co-ownership. It also provides contractual remedies for non-performance.

B. Land Code B.E. 2497 (1954)

The Land Code governs title deeds, registration procedures, land office jurisdiction, and restrictions on land ownership—particularly for foreigners.

C. Land Development Act, Condominium Act, and Building Control Act

These statutes apply to specific types of real estate (e.g., condominiums or planned developments) and affect dispute rights between developers, co-owners, and third parties.

D. Administrative Law and Ministerial Regulations

Administrative law governs decisions made by local authorities, including land office registration errors, zoning, and permit revocations.

III. Common Types of Property Disputes

1. Ownership Disputes

These disputes involve conflicting claims over land or structures and can arise due to:

  • Fraudulent transfers

  • Forged signatures on sale documents

  • Disputed inheritance

  • Confusion between possession and registered ownership

Resolution generally requires:

  • Title deed examination

  • Chain of title tracing

  • Verification of registration with the Land Office

Prescription under Thai law (adverse possession) can also be claimed if continuous, peaceful possession is shown for over 10 years (with a valid title) or 20 years (without).

2. Boundary and Encroachment Disputes

Often occur when neighboring landowners contest the physical boundaries indicated in title deeds, especially with older or lower-grade titles like Nor Sor 3 or Sor Kor 1. These titles may lack precise GPS mapping.

Typical issues:

  • Fences or structures crossing boundaries

  • Natural boundary changes (e.g., riverbanks)

  • Government land (e.g., forest reserves) inadvertently encroached upon

Resolution tools:

  • Land Department re-surveys

  • Expert surveyor testimony in court

  • Use of historical aerial photographs

Boundary disputes can escalate into criminal trespass charges under Sections 362–364 of the Thai Penal Code.

3. Breach of Sales and Purchase Agreements

Buyers and sellers often dispute:

  • Non-transfer of ownership despite payment

  • Misrepresentation of land title or zoning status

  • Failure to disclose encumbrances or servitudes

  • Defaulted payment obligations

Legal remedies include:

  • Contract cancellation under CCC Sections 383–395

  • Specific performance through court order

  • Damages for losses suffered due to breach

All property sales over THB 500 must be in writing and registered at the Land Office to be enforceable.

4. Developer and Off-Plan Disputes

Buyers of off-plan units may initiate litigation for:

  • Delay in construction

  • Material deviation from approved plans

  • Failure to obtain building permits or EIA approval

  • Hidden defects after handover

Buyers may sue under:

  • Contractual claims

  • Product Liability Act B.E. 2551 (2008)

  • Consumer Case Procedure Act B.E. 2551

Condominium buyers are protected by the Condominium Act, which imposes duties on the juristic person (e.g., management company) and the developer.

5. Lease Disputes

Real estate lease disputes typically concern:

  • Unlawful early termination

  • Subleasing without consent

  • Failure to pay rent or maintain property

  • Disputes over duration (particularly for 30-year leases with renewal clauses)

Leases over 3 years must be registered at the Land Office to be enforceable against third parties.

6. Foreign Ownership Violations

Under the Land Code and the Foreign Business Act, foreigners cannot own freehold land in Thailand unless granted an exemption. Disputes arise where:

  • Thai nominees are used to circumvent laws (illegal and voidable)

  • Foreigners attempt to control through company structures

  • Transfers to foreign spouses lack proper disclaimers

Courts may void such arrangements, and criminal penalties may apply.

IV. Legal Process and Court Jurisdiction

A. Civil Court

Most disputes involving private contracts, land ownership, and lease rights are adjudicated in the Civil Court or Provincial Courts. Monetary claims influence court jurisdiction.

B. Central Intellectual Property and International Trade Court

Handles disputes involving foreign parties and can be used for cross-border investment conflicts.

C. Administrative Court

If the dispute involves wrongful conduct by a state agency (e.g., revocation of building permit, misregistration by Land Office), the Administrative Court has jurisdiction.

D. Alternative Dispute Resolution

Mediation is encouraged, and court-supervised mediation may be ordered before trial. Arbitration is uncommon unless contractually specified (e.g., in BOI-promoted projects).

V. Evidence and Expert Involvement

Property litigation in Thailand heavily depends on documentary and survey-based evidence. Common sources:

  • Original title deeds and sale contracts

  • Land Office registry records

  • Survey maps (Chanote or NS3G)

  • Photographic evidence of possession or encroachment

  • Expert reports from licensed land surveyors

Courts may order an official re-survey or appoint court experts to interpret boundaries.

VI. Enforcement and Injunctive Relief

Once a judgment is obtained, the Legal Execution Department enforces it through:

  • Seizure and auction of property

  • Court-ordered title correction

  • Injunctions against construction or sale

Interim injunctions (e.g., temporary halt to construction) may be granted if irreparable harm is demonstrated.

VII. Strategies for Risk Mitigation

  1. Due Diligence:

    • Full title search

    • Review of land use restrictions

    • Surveyor site visit and title map comparison

  2. Contractual Protections:

    • Warranty clauses on title and encumbrances

    • Dispute resolution clause (e.g., arbitration or Thai court jurisdiction)

    • Remedies for delay or breach

  3. Title Upgrade or Consolidation:

    • Converting NS3G to Chanote

    • Consolidating fragmented plots to reduce boundary risks

  4. Avoidance of Nominee Arrangements:

    • Use BOI or treaty exemptions where foreign control is needed

    • Use long-term lease + superficies instead of risky ownership proxies

VIII. Conclusion

Property and real estate disputes in Thailand often stem from misunderstandings of legal boundaries, land classification, contract enforceability, and foreign ownership limits. The resolution of such disputes requires navigating a complex intersection of civil law, land administration regulations, and court procedure.

Successful dispute resolution hinges on documentary evidence, clear contract terms, and strategic use of surveys and expert testimony. For foreign and local investors alike, proactive legal structuring, thorough due diligence, and strong contractual protections remain essential to minimizing exposure to costly litigation in the Thai property sector.

Property Leasehold in Thailand

Property Leasehold in Thailand. In Thailand, leasehold arrangements are a vital mechanism through which both foreigners and Thais can secure long-term use rights over property, particularly where ownership of land is restricted or impractical. The leasehold structure provides a legal avenue for foreigners to enjoy residential or commercial property without violating Thailand’s strict land ownership laws. However, navigating leasehold arrangements requires careful legal planning to ensure security, enforceability, and compliance with Thai law.

This article offers an in-depth look at property leasehold in Thailand, including legal foundations, key provisions, typical structures, risks, and best practices.

Legal Framework for Leasehold

The principal law governing leasehold property rights in Thailand is the Civil and Commercial Code (CCC), primarily Sections 537–571. These provisions define the nature of a lease, rights and duties of the lessor and lessee, termination conditions, and remedies for breach.

Key characteristics of Thai lease law include:

  • A lease is a personal contract right, not a real right attached to the land.

  • Leases are not transferable without the consent of the lessor (unless expressly provided).

  • Leases do not create ownership or possessory title.

Maximum Lease Term

Under Thai law:

  • The maximum lease term is 30 years for land and buildings.

  • Leases exceeding 3 years must be registered at the Land Office to be enforceable for the full term.

  • Lease renewals can be agreed upon, but renewal clauses are contractual promises rather than real rights — they are not automatically enforceable against successors of the lessor unless re-registered.

Common Leasehold Uses

Leasehold arrangements are widely used for:

  • Foreigners leasing residential land (since they cannot own freehold land except in rare cases).

  • Commercial projects, such as hotels, resorts, and retail developments.

  • Industrial estates, where long-term leases are preferred for factory sites.

  • Lease of condominium units for long-term occupation.

Key Terms in a Lease Agreement

A well-drafted leasehold agreement should cover:
1️⃣ Identification of the parties — including details of the lessor (individual or company) and lessee.
2️⃣ Description of the property — accurate details matching the title deed.
3️⃣ Lease term and commencement date — clearly stated, with registration at the Land Office if over 3 years.
4️⃣ Rent and payment schedule — rent amount, payment method, escalation clauses.
5️⃣ Use of the property — residential, commercial, or industrial use, with any restrictions.
6️⃣ Assignment and subletting — whether permitted and under what conditions.
7️⃣ Renewal options — if any, though these provide contractual rather than registrable rights.
8️⃣ Termination conditions — breach, force majeure, insolvency, or mutual agreement.
9️⃣ Obligations of the parties — maintenance, repairs, taxes, and insurance.
🔟 Registration and legal costs — allocation of responsibility for Land Office fees.

Lease Registration

Leases exceeding 3 years must be registered at the Land Department / Land Office:

  • The registration process requires the personal attendance or formal authorization of both parties.

  • Registration fees are typically 1% of total rent for the lease period, plus small administrative charges.

  • The lease is then annotated on the title deed (chanote), providing public notice of the lessee’s rights.

Failure to register a lease longer than 3 years limits its enforceability to a 3-year term under the CCC.

Leasehold Structures for Foreigners

Foreigners commonly use leasehold to secure rights over residential or commercial property because:

  • Foreign ownership of land is generally prohibited (except in rare cases such as BOI-approved investment projects).

  • Leasehold provides long-term security of tenure without violating land ownership laws.

Common structures include:

  • Simple registered leasehold: The foreigner leases the land for up to 30 years, sometimes with options to renew.

  • Lease plus superficies: The foreigner leases the land but registers a separate right (superficies) over any building they construct, giving greater security for the building.

  • Lease of condominium units: Although foreigners can own condominium units outright (subject to the 49% foreign ownership limit in a project), some choose long-term leases as an alternative.

Renewal Clauses and Their Limitations

Lease agreements often include renewal options (e.g., 30 + 30 + 30 years). However:

  • Renewal clauses are not automatically binding on successors of the original lessor unless renewed leases are registered each time.

  • Courts have consistently held that renewal options confer only a contractual obligation, not a registrable or inheritable right.

As such, lessees relying on future renewals face risk if the lessor (or their heirs or assigns) refuse to honor the renewal.

Risks and Challenges of Leasehold

Leasehold arrangements carry several legal and practical risks:
1️⃣ No ownership right over the land — The leasehold is a personal right; lessees do not acquire ownership.
2️⃣ Risk on succession of the lessor — If the lessor dies or sells the property, the new owner is bound only by the registered lease, not unregistered renewals or promises.
3️⃣ Difficulty in obtaining financing — Thai banks generally do not lend against leasehold interests because they are personal contractual rights rather than real rights.
4️⃣ Lease forfeiture risk — Breach of lease terms could lead to loss of the leasehold right.
5️⃣ Nominee structures — Attempts to disguise land ownership through Thai nominee companies or individuals are illegal and may result in loss of rights.

Leasehold in Commercial and Industrial Contexts

Large-scale commercial leases — such as those for hotels, resorts, or industrial estates — often involve:

  • Lease terms up to 30 years (with registered renewals upon expiry).

  • Additional rights such as superficies, usufruct, or servitudes registered in favor of the lessee.

  • Sublease rights, particularly in retail developments (e.g., shopping centers).

In such cases, legal structuring is critical to balance lessee security with compliance to Thai law.

Termination and Remedies

A leasehold can be terminated:

  • By expiry of the term.

  • By agreement of the parties.

  • For breach of contract (e.g., failure to pay rent, illegal use of property).

  • Due to force majeure or frustration of contract (in rare cases).

Upon termination:

  • The lessee must vacate the property.

  • If a building was constructed by the lessee, the contract will govern whether it must be removed or whether it becomes the property of the lessor (unless a superficies right was registered).

Disputes over termination are resolved in the Thai courts, where the lease agreement and registration documents will be key evidence.

Best Practices for Leasehold Arrangements

1️⃣ Always register leases exceeding three years at the Land Office.
2️⃣ Use clear, professionally drafted agreements that specify rights, duties, and remedies.
3️⃣ Avoid reliance on unregistered renewal promises — consider realistic terms within the initial lease.
4️⃣ Consider superficies registration where the lessee builds on the land.
5️⃣ Engage competent legal counsel to navigate the legal framework and protect your interests.

Conclusion

Leasehold offers a legitimate and practical method for foreigners and businesses to secure long-term use of property in Thailand. While leasehold provides security of tenure, it does not grant ownership rights, and its enforceability depends heavily on proper registration and clear contractual terms. Given the complexities and risks, careful legal structuring and due diligence are essential to protect leasehold rights and avoid future disputes.

Types of Intellectual Property in Thailand

In today’s knowledge-based economy, intellectual property (IP) has become one of the most valuable assets for businesses, creators, and innovators. In Thailand, as in many jurisdictions, intellectual property is legally protected to encourage innovation, safeguard creative works, and ensure fair competition. Understanding the types of intellectual property in Thailand is essential for anyone involved in business, research, or artistic creation.

This article provides a detailed overview of the various types of IP recognized under Thai law, the governing authorities, and the benefits of protecting your intellectual assets.

1. Overview of Intellectual Property in Thailand

Thailand is a member of several international IP agreements, including:

  • World Intellectual Property Organization (WIPO)

  • TRIPS Agreement under the WTO

  • Paris Convention for the Protection of Industrial Property

  • Berne Convention for the Protection of Literary and Artistic Works

The country has established a legal framework to protect various types of intellectual property. These are primarily administered by the Department of Intellectual Property (DIP) under the Ministry of Commerce.

2. Trademarks

A trademark is any distinctive sign that identifies and distinguishes goods or services of one trader from another. In Thailand, trademarks include:

  • Words or names

  • Symbols

  • Logos

  • Designs

  • Colors or a combination thereof

Legal Protection:

Trademarks are protected under the Trademark Act B.E. 2534 (1991), which has been amended to align with international standards. Trademark protection in Thailand lasts for 10 years from the registration date and is renewable for additional 10-year periods.

Benefits:

  • Exclusive rights to use the mark

  • Legal recourse against infringers

  • Enhances brand recognition and trust

  • Asset for franchising or licensing

Registration is not mandatory but is highly recommended for enforcement and legal protection.

3. Patents

A patent grants an inventor exclusive rights to prevent others from making, using, or selling an invention without permission. Thailand recognizes three types of patents:

a. Invention Patents

Granted for new inventions involving an inventive step and industrial applicability. Valid for 20 years from the filing date.

b. Utility Model Patents (Petty Patents)

Granted for inventions with industrial application but no inventive step. Valid for 6 years, extendable up to 10 years.

c. Design Patents

Protects new and original ornamental designs of a product. Valid for 10 years.

Legal Framework:

Patents are governed by the Patent Act B.E. 2522 (1979), with subsequent amendments.

Benefits:

  • Exclusive commercial rights

  • Prevents unauthorized use or sale

  • Enhances company valuation

  • Encourages investment and R&D

4. Copyrights

Copyright protects original literary, artistic, and creative works, such as:

  • Books and articles

  • Music and lyrics

  • Films and audiovisual works

  • Paintings and sculptures

  • Software and computer programs

Legal Framework:

Copyrights are governed by the Copyright Act B.E. 2537 (1994), amended to reflect changes in technology and international obligations.

Duration:

  • Life of the author + 50 years after death for literary and artistic works

  • 50 years from publication for works of juristic persons or anonymous authorship

  • 50 years from creation for photographic and audiovisual works

Registration:

Unlike patents and trademarks, registration is not required for copyright protection. However, voluntary registration can help establish ownership in legal disputes.

Benefits:

  • Automatic protection upon creation

  • Legal enforcement against piracy

  • Valuable for content creators and media companies

5. Trade Secrets

Trade secrets refer to confidential business information that provides a competitive advantage, such as:

  • Manufacturing processes

  • Formulas

  • Customer lists

  • Business strategies

Legal Framework:

Protected under the Trade Secrets Act B.E. 2545 (2002). There is no registration process; protection is based on secrecy and economic value.

To qualify as a trade secret, the information must:

  • Be confidential

  • Provide commercial value

  • Be reasonably protected by the owner

Benefits:

  • No time limit if secrecy is maintained

  • Protection against misappropriation

  • Useful for companies in R&D or with proprietary processes

6. Geographical Indications (GIs)

A Geographical Indication is a sign used on products that have a specific geographical origin and possess qualities or a reputation due to that origin. Common examples in Thailand include:

  • Doi Tung coffee

  • Phuket pineapple

  • Srisaket shallots

Legal Framework:

Protected under the Geographical Indications Protection Act B.E. 2546 (2003).

Benefits:

  • Adds economic value to regional products

  • Helps promote tourism and local identity

  • Prevents misuse of regional names

7. Layout-Designs of Integrated Circuits

This type of IP protects the three-dimensional layout of electronic circuits in integrated chips.

Legal Framework:

Covered under the Layout-Designs of Integrated Circuits Act B.E. 2543 (2000).

Protection Duration:

Valid for 10 years from the date of application or first commercial use.

Why IP Protection Matters in Thailand

Whether you’re a local business, international investor, or creative entrepreneur, safeguarding your intellectual property in Thailand is critical for:

  • Avoiding infringement and counterfeit risks

  • Establishing market credibility

  • Expanding globally through licensing or franchising

  • Securing legal remedies against unauthorized use

Thailand has made significant progress in aligning its IP system with global standards, and the government actively supports enforcement through the Central Intellectual Property and International Trade Court.

Conclusion

Understanding the types of intellectual property in Thailand—and the laws that protect them—is essential for individuals and businesses aiming to operate securely and competitively. With options ranging from trademarks and patents to trade secrets and geographical indications, Thailand offers a comprehensive legal framework to protect innovation and creativity.

Whether you are a startup, manufacturer, content creator, or inventor, taking proactive steps to register and enforce your IP rights ensures long-term business security and growth. For optimal protection, it is recommended to consult with a qualified IP lawyer in Thailand who can guide you through the process and help enforce your rights effectively.

Understanding Property Title Transfer in Thailand

Purchasing property in Thailand is a significant investment, whether you’re a local buyer or a foreign investor. One of the most crucial steps in the property acquisition process is the title transfer—the legal procedure that changes the ownership of a property from the seller to the buyer. In Thailand, this step must be handled correctly and officially registered at the Land Department to ensure the transaction is legally recognized.

This article provides a comprehensive overview of property title transfer in Thailand, including the legal framework, procedures, fees, and the role of legal professionals in safeguarding the process.

1. What Is Property Title Transfer?

The title transfer is the legal act of registering a change in ownership of a property at the Thai Land Office. This step is what makes the transaction official in the eyes of Thai law. Without this registration, a sale is not considered legally complete, and the buyer does not receive formal ownership rights.

The process involves the submission of legal documents, payment of government fees and taxes, and often, the presence of both the buyer and seller (or their legal representatives) at the local Land Office.

2. Types of Land Title Deeds in Thailand

Not all land titles in Thailand are created equal. The type of title deed significantly affects the legal rights of the buyer and the transfer process.

  • Chanote (Nor Sor 4 Jor): The most secure and preferred title deed, issued with accurate GPS boundaries and full ownership rights. Can be sold, leased, or mortgaged.

  • Nor Sor 3 Gor: A confirmed right to use land, though it may not have precise GPS mapping. Transfer is allowed and common in rural areas.

  • Nor Sor 3: A less precise title that requires official public posting before transfer; often used for land that has not been fully surveyed.

  • Sor Kor 1 and other documents: Not recommended for investment purposes, as they provide very limited or unclear rights.

Foreign buyers should always aim for properties with a Chanote title or, at a minimum, a Nor Sor 3 Gor title.

3. Legal Ownership Options for Foreigners

Foreign nationals are restricted from owning land in Thailand under their personal name. However, they can own buildings or condominium units outright (with restrictions) and may acquire land through alternative legal structures:

  • Condominium Ownership: Foreigners can own up to 49% of the saleable space in a condominium project.

  • Long-Term Lease: Commonly used for villas or houses. Lease agreements can be registered for up to 30 years with renewal options.

  • Company Ownership: Establishing a Thai limited company (with majority Thai shareholders) to hold the land. This is legal if the company operates a genuine business.

  • Usufruct, Superficies, or Right of Habitation: Other forms of use rights that can be registered.

Regardless of the method, title transfer is still required at the Land Office.

4. The Property Title Transfer Process

Here is a step-by-step outline of the title transfer process in Thailand:

Step 1: Due Diligence

Before proceeding, the buyer should engage a lawyer to:

  • Verify the title deed’s validity

  • Check for mortgages or encumbrances

  • Ensure the property is not under litigation

  • Confirm proper zoning and building regulations

Step 2: Agreement Drafting and Signing

A Sale and Purchase Agreement (SPA) is drafted, detailing:

  • Property description

  • Sale price and payment terms

  • Transfer date and responsibilities

  • Conditions and penalties

Step 3: Preparing for Transfer

The following documents are typically required:

  • Original title deed

  • Identification documents of buyer and seller

  • House registration book (Tabien Baan)

  • SPA or reservation agreement

  • Power of attorney (if either party is absent)

  • Company documents (if a company is involved)

Step 4: Land Office Appointment

Both parties (or their legal representatives) must attend the Land Office on the transfer date. The Land Officer will:

  • Verify documents

  • Witness signatures

  • Register the change of ownership

  • Calculate and collect taxes and fees

Once registration is complete, the buyer receives the updated title deed reflecting their ownership.

5. Fees and Taxes Involved

Several government fees and taxes must be paid at the time of the title transfer:

Fee/Tax Rate Responsibility
Transfer Fee 2% of the registered value Usually shared
Stamp Duty 0.5% of the registered value Seller (if exempt from business tax)
Withholding Tax 1% (individual) or corporate rate Seller
Specific Business Tax 3.3% (if sold within 5 years) Seller

These rates may vary slightly based on local regulations or negotiated terms in the SPA.

6. Role of a Property Lawyer

While not legally required, hiring a property lawyer for a title transfer is strongly recommended, especially for foreign buyers. A lawyer can:

  • Conduct due diligence

  • Draft or review contracts

  • Handle negotiations

  • Represent you at the Land Office

  • Ensure that taxes are calculated correctly

  • Avoid costly legal mistakes

Legal support is particularly important if the buyer is overseas or purchasing via a company or lease structure.

7. Common Pitfalls to Avoid

  • Skipping due diligence: This may expose the buyer to hidden encumbrances, illegal construction, or zoning issues.

  • Unclear ownership structures: Using nominee shareholders or fake company setups can lead to legal issues.

  • Unregistered lease agreements: These lack enforceability in court if not registered.

  • Incorrect tax calculation: Failure to plan properly can result in surprise costs on transfer day.

8. Timeline for Title Transfer

If everything is in order, the entire process at the Land Office can typically be completed within one day. However, preparing documentation and conducting due diligence may take 1–3 weeks beforehand.

Conclusion

Transferring property title in Thailand is a vital step in securing ownership rights and completing a legal transaction. With the right preparation, professional assistance, and understanding of the legal procedures, both Thai nationals and foreign investors can complete the process smoothly and safely.

Given the unique property laws and foreign ownership restrictions in Thailand, engaging a qualified property lawyer or legal advisor is highly recommended to avoid costly mistakes and ensure that your investment is protected for the long term.

The Importance of Sales Contract Review in Thailand

When engaging in business or property transactions in Thailand, one of the most critical legal steps is the review of the sales contract. Whether you are purchasing real estate, acquiring goods, entering into a business deal, or selling property, the Sales Contract (or Sale and Purchase Agreement – SPA) serves as the legal backbone of your transaction.

While many individuals, particularly foreign investors or first-time buyers, may be tempted to sign a contract without professional legal input, doing so can lead to serious consequences, including financial losses, legal disputes, or even voided transactions. This article will explore why reviewing a sales contract in Thailand is crucial, what key elements must be evaluated, and how hiring a legal professional ensures your rights and interests are protected.

Understanding the Legal Environment in Thailand

Thailand’s legal system is based on civil law, primarily influenced by European (particularly German and French) models. Unlike common law systems, contracts in Thailand rely heavily on written terms rather than legal precedent. That means what is written in the contract is binding and often non-negotiable once signed, regardless of oral promises or common practice.

Because of this, clear, precise, and enforceable contract terms are essential. If there’s any ambiguity, misunderstanding, or missing clause, it may not be interpreted in your favor—especially if you’re unfamiliar with the language or laws.

Why a Sales Contract Review is Essential

1. Legal Compliance

A sales contract must comply with Thai law, including the Civil and Commercial Code, the Land Code (for property), Consumer Protection Laws, and, in some cases, the Foreign Business Act. A lawyer ensures the agreement does not contain any illegal or unenforceable clauses and that the contract is valid under Thai law.

2. Preventing Misunderstandings

In many transactions—particularly with foreign buyers—there can be discrepancies between what is verbally promised and what is written in the contract. A contract review helps clarify the rights and obligations of both parties, ensuring that terms such as payment schedules, property conditions, warranties, and penalties for breach are explicitly agreed upon.

3. Protecting Against Fraud or Deception

Unfortunately, not all sellers or agents act in good faith. There have been instances where contracts included hidden fees, vague responsibilities, or misleading clauses. A lawyer reviewing the contract can detect unfair terms, fraudulent practices, or clauses that tilt favor toward the other party.

4. Ensuring Contractual Balance

In many pre-drafted contracts—especially in real estate sales—the seller may use boilerplate agreements that overwhelmingly favor their own interests. A review ensures the contract is balanced and negotiable, especially with regard to:

  • Payment milestones

  • Delivery timelines

  • Conditions precedent

  • Liability and indemnity

  • Termination clauses

  • Penalties for delay or breach

Common Scenarios That Require Contract Review

Real Estate Transactions

Whether buying a condo, villa, or land, reviewing the Sales and Purchase Agreement is critical. Contracts should clearly state:

  • Ownership type and title deed information

  • Purchase price and payment terms

  • Timeline for handover

  • Construction progress (if off-plan)

  • Responsibilities for taxes, fees, and transfer costs

  • Default and penalty provisions

Buyers should be particularly cautious when purchasing off-plan property, where risks of project delay, insolvency, or contract cancellation are higher.

Business Transactions

Sales contracts for goods, equipment, or intellectual property in Thailand must:

  • Specify the quantity, quality, and delivery terms

  • Define warranty periods and return conditions

  • Clarify who bears risks during shipment

  • Include dispute resolution mechanisms

This is particularly important when importing/exporting, where international laws and customs duties may apply.

Vehicle or Personal Property Sales

Whether buying a car, boat, or machinery, the contract should detail:

  • Condition of the asset

  • Transfer of ownership process

  • Any outstanding loans or encumbrances

  • Timeline for delivery and inspection rights

What Should Be Included in a Well-Drafted Sales Contract?

A good sales contract in Thailand should include:

  1. Parties’ Details – Full legal names, addresses, and national ID/passport numbers.

  2. Detailed Description of the Subject Matter – Including title number for property or serial numbers for goods.

  3. Purchase Price – Total amount, payment method, and installments if applicable.

  4. Timelines – Dates for payment, transfer, inspection, and completion.

  5. Conditions Precedent – Any requirements that must be fulfilled before the sale is valid.

  6. Warranties and Representations – That the property or goods are in good condition, free from liens, etc.

  7. Default Terms – What happens if either party breaches the agreement.

  8. Dispute Resolution – Jurisdiction, arbitration clauses, or mediation processes.

  9. Force Majeure – To protect against unforeseeable events that delay fulfillment.

Hiring a Thai Lawyer: What to Expect

When hiring a lawyer to review a sales contract in Thailand, you can expect the following services:

  • Line-by-line review of the draft contract

  • Translation and explanation of legal terms in plain language

  • Identification of risky or ambiguous clauses

  • Suggestions for amendments or negotiation points

  • Drafting of an addendum or revised contract (if needed)

  • Legal advice tailored to your status (e.g., foreigner restrictions)

  • Support through contract signing and execution

Fees typically range depending on the complexity of the transaction and the scope of work. Some law firms also offer flat-rate contract review packages for real estate or business deals.

Consequences of Skipping a Contract Review

Failing to review a sales contract may result in:

  • Financial losses due to hidden fees or unclear payment terms

  • Legal disputes that are difficult and costly to resolve

  • Acquiring property with legal encumbrances or unclear ownership

  • Misunderstandings that sour business relationships

  • Signing away critical rights without realizing it

In the worst-case scenario, your entire purchase may be void or non-transferable.

Conclusion

In Thailand, the Sales Contract is more than just paperwork—it is a binding legal document that determines your rights, responsibilities, and legal recourse. Given the language barriers, differences in legal systems, and risks of unfair terms, it is absolutely vital to have the contract professionally reviewed before signing.

A qualified lawyer not only ensures legal compliance but also acts as your protector and advisor, helping you avoid costly mistakes and negotiate better terms. Whether you are buying property, entering a commercial deal, or selling valuable assets, reviewing the sales contract is one of the smartest decisions you can make in Thailand.