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A property lawyer in Bangkok provides legal security for your real estate investment in Thailand
Choosing a property lawyer in Bangkok is the first essential step for any foreign investor entering the Thai real estate market. Thai law imposes strict limits on foreign ownership. Under the Land Code Act B.E. 2497, foreigners cannot own land directly, while the Condominium Act B.E. 2522 caps foreign ownership at 49% of the total sellable area of a condominium building. Because these rules are strict and technical, a property lawyer in Bangkok is necessary to verify compliance and avoid legal risks from the first stage of the investment.
Real estate transactions also fall under the Civil and Commercial Code, which governs contracts, long-term leases, usufructs and superficies. Without proper legal guidance, buyers may sign documents that are invalid or unenforceable. This is why many clients rely on Benoit & Partners, where each property lawyer conducts full due diligence, verifies title deeds with the Land Office, reviews construction permits under the Building Control Act, and identifies any encumbrances affecting the property.
Because legal security must be ensured before, during and after the purchase, working with a property lawyer protects foreign buyers from unlawful titles, nominee structures prohibited by Section 36 of the Foreign Business Act, and contracts that do not comply with Thai law. At Benoit & Partners, our lawyers guide clients through due diligence, contract drafting, tax compliance under the Revenue Code, and registration formalities at the Land Office to ensure that every step of the transaction is legally sound.
Table of Contents
What legal due diligence does a property lawyer in Bangkok perform before a purchase?
How does a property lawyer in Bangkok check land titles and ownership history?
A property lawyer starts with a complete verification of the title deed. Under Thai law, only a chanote title (Nor Sor 4 Jor) grants full ownership rights. Our team at Benoit & Partners contacts the Land Office directly to confirm boundaries, servitudes, usufructs, superficies, mortgages and any registered restrictions. Because some titles are fraudulent or incomplete, this step protects clients from unlawful transactions. A property lawyer also analyses the ownership chain to ensure the seller has the legal authority to transfer the property, thereby reducing the risk of litigation.
Why does developer licensing matter for foreign buyers?
When the investment concerns an off-plan project, a property lawyer in Bangkok verifies compliance with the Building Control Act and the Condominium Act. At Benoit & Partners, we obtain the construction permit, confirm the building plans, analyse environmental approvals and review the developer’s financial standing. Because many disputes arise from unauthorised construction or delayed completion, this legal review ensures that the client enters a secure project. A property lawyer also checks that the condominium registration will be valid, enabling the buyer to obtain a legal title once construction is complete.
How does a property lawyer in Bangkok review and negotiate contracts?
What risks are hidden in reservation agreements and sale contracts?
Many foreign buyers unknowingly sign reservation forms, booking agreements, or sales contracts drafted entirely by the developer or marketing agent. These documents are usually designed to protect the seller’s interests, not the buyer’s, and often contain clauses that limit compensation, impose unreasonable payment terms, or provide weak guarantees in case of construction defects or delays.
Working with a dedicated property lawyer in Bangkok ensures that the buyer’s rights are fully secured before any binding commitment is made. At Benoit & Partners, we thoroughly review and, when necessary, completely redraft the agreements to rebalance the protections. We negotiate realistic payment schedules, clear milestones linked to construction progress, enforceable delay penalties, and detailed warranties on workmanship and materials. We also work to clarify handover conditions, responsibilities for defects, and the buyer’s rights to terminate if the project is not delivered as agreed.
Most importantly, we ensure that the contract fully complies with Sections 354 to 356 of the Thai Civil and Commercial Code, which regulate the essential obligations of parties in a sale and define the remedies available in case of breach. By aligning the agreement with mandatory Thai law, we ensure that the buyer’s rights are enforceable before Thai courts and that no clause can be later invalidated for being contrary to public order or consumer protection principles.
How does a property lawyer in Bangkok adapt legal structures to each investment?
Buying a condo, a villa on leased land, or a building on land owned by a Thai person requires different strategies. A property lawyer checks foreign ownership quotas under Section 19 of the Condominium Act. For villas, our lawyers at Benoit & Partners secure 30-year leases, usufructs or superficies. We register these rights at the Land Office so that they become enforceable against third parties. Because each structure has different legal consequences, a property lawyer in Bangkok ensures that clients receive rights that offer real, long-term protection.
How does a property lawyer in Bangkok handle Land Office procedures?
What documents must be prepared for registration?
Registration is a critical step. A property lawyer prepares passport copies, powers of attorney, title deeds, financial documents, building permits and all Land Office forms. At Benoit & Partners, we assemble the complete dossier and coordinate directly with officials. Because the Land Office examines each detail carefully, missing information can delay or block the transfer. A property lawyer in Bangkok ensures that the file remains consistent and compliant.
How does the lawyer handle the transfer of funds and tax payments?
Foreigners must transfer funds from abroad in foreign currency when purchasing a condominium. A property lawyer in Bangkok assists with foreign exchange transaction forms (FET), bank letters and anti-money-laundering requirements. Our team at Benoit & Partners also calculates transfer taxes, specific business tax, stamp duty and withholding tax under the Revenue Code. By doing so, the client receives documented proof of full compliance. This is essential when reselling the property or repatriating the funds.
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How does a property lawyer in Bangkok protect buyers after the purchase?
Why is ongoing compliance important for property owners?
Even after the transfer, owners face ongoing obligations. A property lawyer in Bangkok explains co-ownership rules, annual general meetings and maintenance fees under the Condominium Act. For villas, our lawyers at Benoit & Partnersprepare reminders for lease renewals and registration updates. Because Thai law evolves frequently, a property lawyer monitors legal changes to ensure long-term compliance and prevent disputes.
How does a property lawyer in Bangkok manage disputes or construction issues?
If the developer delays completion or delivers a defective unit, a property lawyer prepares claims under Sections 420 and following of the Civil and Commercial Code. At Benoit & Partners, we represent clients before the Consumer Protection Board, the Civil Court or the Administrative Court. We handle negotiations, damages claims and enforcement actions. Foreign buyers rely on our legal expertise to protect their rights when problems arise.
What tax considerations does a property lawyer in Bangkok review before and after the purchase?
How does a property lawyer in Bangkok analyse acquisition taxes?
Real estate in Thailand is subject to several specific taxes that can significantly affect the final cost of a transaction. A property lawyer in Bangkok explains the specific business tax, stamp duty and withholding tax applied on the day of transfer, as well as the circumstances in which each tax applies. Because tax calculations depend on the Land Office valuation, the transaction value and the holding period of the property, mistakes are common and can be very costly for buyers and sellers alike. At Benoit & Partners, we verify every figure in detail to ensure clients pay only what the law requires, and that the correct taxpayer (buyer or seller) is identified according to Thai regulations. This step avoids overpayment and ensures full compliance with the Revenue Code.
Many foreign purchasers are not aware that the Land Office may re-assess the property value if it considers the declared price unusually low, which can lead to higher taxes than expected. We therefore review the Land Department’s appraisal tables in advance to anticipate the financial exposure accurately. We also analyse whether the transaction benefits from exemptions, such as long-term ownership or principal residence criteria, which can reduce taxes considerably. In cases involving corporate sellers or resale within a short period, we pay close attention to the specific business tax rules to avoid unforeseen liabilities. By having a property lawyer in manage the tax aspect of the transfer, clients gain clarity, foreseeability and full legal protection throughout the transaction.
How does a property lawyer in Bangkok address annual taxes and long-term planning?
Under the Land and Building Tax Act B.E. 2562, annual taxes apply to residential and commercial properties. A property lawyer in Bangkok advises how to classify the property to avoid penalties. Our tax team at Benoit & Partners also assists with planning for future resale, capital gains implications and inheritance procedures under Thai succession law. Because taxation influences the investment’s profitability, having a property lawyer involved from the start is essential.
Conclusion
A property lawyer in Bangkok plays a decisive role in securing every stage of a real estate investment in Thailand. Foreign buyers face strict ownership rules, complex administrative procedures and legal risks that require expert guidance. At Benoit & Partners, each property lawyer in Bangkok examines titles, drafts enforceable contracts, manages registration at the Land Office and ensures tax compliance. This support prevents costly mistakes and offers legal certainty in a regulated market.
Because Thai law evolves and because each project is unique, ongoing legal advice remains important even after the transfer. Working with a property lawyer in Bangkok gives investors clarity, protection and long-term stability. For any real estate project, our firm invites clients to schedule a free consultation so that a dedicated property lawyer can review the investment and provide tailored legal assistance.
FAQ
Because the legal framework is complex and strictly regulated. A property lawyer ensures full compliance.
Yes, especially for checking foreign quotas and registering titles under the Condominium Act.
Yes, our firm drafts and registers long-term leases, usufructs and superficies for foreign buyers.
The lawyer reviews all transfer taxes and annual taxes to ensure compliance with the Revenue Code.
Yes, Benoit & Partners represents clients before Thai courts and authorities.