Land & property — document list, workflow and cautions

Land offices review the prescribed wording strictly and reject ambiguous scope. This is why we audit the record before any certification step: State the title deed number and transaction type precisely, then certify signatures to the required standard. 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 reverse record may carry encumbrances that were never released. This is why we audit the record before any certification step: Review the historical register and identify encumbrances before sequencing the transaction. 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.

Bilingual versions often diverge on payment and transfer clauses. This is why we audit the record before any certification step: Compare clauses line by line and fix the governing language. 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.

Leases beyond the statutory term require registration to bind third parties. This is why we audit the record before any certification step: Prepare the set for land-office registration from the outset. 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 release must complete before the transfer appointment. This is why we audit the record before any certification step: Schedule the release ahead of the appointment and confirm with the mortgagee. 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.

A marital status registered abroad needs a complete certified set. This is why we audit the record before any certification step: Provide certified translation and legalisation of the marital status record before the appointment. 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 offices accept only recently issued company extracts. This is why we audit the record before any certification step: Obtain a current extract and sequence certification to meet the appointment. 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 remitter name must match the buyer named in the contract. This is why we audit the record before any certification step: Reconcile the remitter name against the passport and contract before transfer. 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. Bangkok land offices and branches 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. Provincial and district land offices 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 — บริการประชาชน.

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. Property registries in Apostille convention states 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: 4 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 2–4 business days when title documents are ready / 1–2 weeks including consular legalisation / 2–4 weeks when documents are executed and certified abroad / dependent on the responsible land office's appointment slot, 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.