For buying land in Thailand you need to be aware of the different land title deeds that exist in order to understand what you are being offered. A large percentage of the land in Thailand is untitled or even accurately surveyed. Because complete surveys and comprehensive titling procedures are still in development.
As a foreigner buying land in Thailand you should only consider land that comes with a Chanote, Nor Sor 3 or Nor Sor 3 Gor. These can be sold, leased and used as mortgage security and are the only titles on which title or lease can be registered. More importantly, you cannot apply for or obtain a permit to build on such land without one of the above titles. In any case, make sure a good lawyer reviews the paperwork before committing to anything
Chanote
True land titles are officially called Nor Sor 4 Jor or more commonly Chanote. This is a certificate of ownership of land and can be used as evidence confirming the state authorities’ right, issued by the State Office for Land Management GPS, to accurately record and measure the boundaries of the property. This is the most secure type of land title, but land with a chanote can often be difficult to find.
Nor Sor 3
The Nor Sor 3 is a document certifying the use of land issued and maintained by the District Land Office to the owner of the property, but is not a title deed. That means the person who owns the Nor Sor 3 has the legal right to own the land in question and can use it as a legal document. Nor Sor 3 is a floating map with no parcel points issued for a specific lot and not connected to other lots, but their borders are plotted according to the neighboring lots. As such, there may be problems verifying boundaries due to the lack of accurate surveys. Any change of ownership of the property must be published for 30 days before it can be registered.
Nor Sor 3 Gor
The Nor Sor 3 Gor has the same legal basis as the Nor Sor 3, with the difference that Nor Sor 3 Gor generally has parcel points on the map of the land area, determined using a 1:5000 scale aerial photograph. It is a more accurately surveyed title as each parcel is cross-referenced to a main land survey and corresponding aerial photograph. Therefore, it is possible to check the borders of the country. However, compared to a chanote, it is even more imprecisely measured.
Sor Kor 1
Sor Kor 1 is a land ownership registration form that shows and maintains existing rights to the land. On December 1, 1954, the government recommended that all landowners register their landholdings with the government using the Sor Kor 1 form. After proving that such an owner had legally owned and used the land, the government then issued “Nor Sor 3” or “Nor Sor 3 Gor” as proof, which are legal certificates bearing the owner’s name according to the principle of the State Administration Act, are entitled to such properties. This right is protected by law and can be used as evidence in a dispute with a private individual or the government.
Title of the condominium
A title deed is an ownership interest in a portion of a building or buildings with multiple owners, a fraction of the lot, other common assets (e.g., a swimming pool), and common parts of the building (e.g., the stairwell or lobby). The title indicates the area of the private dwelling, the area of the common property, and the percentage that dwelling has in the common property. This percentage also represents the share of voting rights in the homeowners’ association or owners’ association.
Building transfers
Buildings other than condominiums do not have title deeds, but their sale or long-term lease can be registered with the County Land Office. Proof of ownership must be provided by either proof of construction or a certificate of sale and purchase. Don’t confuse this with the home license document, which is just a registration of the home occupants. The transfer of a building, unlike its land, requires a 30-day public notice to determine if someone wishes to contest ownership. Foreigners may own a building that is different from their property and register such a transfer of ownership in their name with the local county office or amphoe.