Commercial property — document list, workflow and cautions

Renewal and termination clauses must be rendered clause-by-clause against the source. This is why we audit the record before any certification step: Certify a complete clause-level translation including annexes, then notarise signatures. Handled at the start, it costs one review; discovered by the receiving authority, it usually means re-issuing the record and repeating every certification after it.

Land-office registration entries and the contract can diverge. This is why we audit the record before any certification step: Verify the latest registration entry before translating and annotate differences. Handled at the start, it costs one review; discovered by the receiving authority, it usually means re-issuing the record and repeating every certification after it.

Title-deed numbers and areas must match the land register exactly. This is why we audit the record before any certification step: Reconcile deed numbers and areas with the register before issuing the certified translation. Handled at the start, it costs one review; discovered by the receiving authority, it usually means re-issuing the record and repeating every certification after it.

Director details and signing authority must come from a current extract. This is why we audit the record before any certification step: Obtain a current DBD extract before certified translation. Handled at the start, it costs one review; discovered by the receiving authority, it usually means re-issuing the record and repeating every certification after it.

The scope must itemise each filing and identify the target property. This is why we audit the record before any certification step: Itemise filings and the property, then notarise the signature. Handled at the start, it costs one review; discovered by the receiving authority, it usually means re-issuing the record and repeating every certification after it.

The report carries technical terms and tables whose layout must be preserved. This is why we audit the record before any certification step: Build a terminology table and preserve table structure in the certified translation. Handled at the start, it costs one review; discovered by the receiving authority, it usually means re-issuing the record and repeating every certification after it.

Annexes are commonly omitted, leaving the set incomplete. This is why we audit the record before any certification step: Certify a full translation of the main agreement and every annex. Handled at the start, it costs one review; discovered by the receiving authority, it usually means re-issuing the record and repeating every certification after it.

Receiving parties expect the consenting signature to be certified. This is why we audit the record before any certification step: Notarise the signature, then legalise if the destination requires it. Handled at the start, it costs one review; discovered by the receiving authority, it usually means re-issuing the record and repeating every certification after it.

Not necessarily. Department of Lands, Ministry of Interior (Thailand) publishes its own requirement, so we read it before preparing the set and match the certification chain to it. Where the requirement is silent, we prepare to the stricter of the two formats so the same set stays usable if the file is later submitted elsewhere. Reference: กรมที่ดิน.

Not necessarily. Department of Business Development, Ministry of Commerce (Thailand) publishes its own requirement, so we read it before preparing the set and match the certification chain to it. Where the requirement is silent, we prepare to the stricter of the two formats so the same set stays usable if the file is later submitted elsewhere. Reference: กรมพัฒนาธุรกิจการค้า.

Not necessarily. Department of Consular Affairs, Thailand publishes its own requirement, so we read it before preparing the set and match the certification chain to it. Where the requirement is silent, we prepare to the stricter of the two formats so the same set stays usable if the file is later submitted elsewhere. Reference: กรมการกงสุล — นิติกรณ์เอกสาร.

Not necessarily. Overseas counterparties and financial institutions publishes its own requirement, so we read it before preparing the set and match the certification chain to it. Where the requirement is silent, we prepare to the stricter of the two formats so the same set stays usable if the file is later submitted elsewhere. Reference: HCCH — Apostille Section.

You can. The work is the sequencing: 3 steps, each at a different counter with its own opening hours, and a document accepted at one step can still be rejected at the next. If you would rather not manage that, send us the set once and our team runs the whole chain and reports at each step.

Both. Our team has worked on document certification for more than 15 years, and most cases are decided before the first counter visit: which record to request, which office issues it, what order the certifications go in, and whether a step is needed at all. We review your case and tell you what your file is missing before you commit to anything.

Typical working time is 1–2 business days when the contract and annexes are complete / 1–2 weeks including consular legalisation / 2–4 weeks when fresh land-office records are required / dependent on both parties' signing schedule, excluding the receiving authority's own queue, which we cannot control and never guarantee. We confirm the realistic range for your case after seeing the actual document set.