Title Search in Thailand
A thorough title search in Thailand is not a bureaucratic box-tick — it’s the single most important risk-control step before buying land, taking security, accepting leasehold collateral, or committing funds to development. Thailand’s layered title system, administrative practice at local Land Offices, and common on-the-ground idiosyncrasies mean a cursory registry printout is not enough. This guide explains the legal landscape, a step-by-step search workflow, how to interpret the registers, lender expectations, common red flags, timing and costs, and practical contract drafting and closing controls that prevent catastrophic losses. Why a title search matters more in Thailand than in many markets Thailand’s register is robust where there is a chanote (Nor Sor 4 Jor) — a survey-backed title with precise coordinates — but many older or rural holdings sit on weaker documentary bases (Nor Sor 3 Gor, Nor Sor 3, Sor Kor 1 or mere possession certificates). Those lower-class titles can be con...