ใบอนุญาต Notary Public — ทีมทนายของเรา 6 ท่าน
ทุกใบอนุญาตออกโดยสภาทนายความแห่งประเทศไทย ตรวจสอบได้จริง · คลิกดูขนาดเต็ม
Procedural worked examples of title deeds, sale contracts and land powers of attorney for holders in Thailand and abroad.
Everything below is compiled from the same verified requirement tables used to build the worked examples on this page. Use it as a preparation checklist before you lodge anything.
Sequence matters: a certification obtained out of order is usually rejected and has to be redone from the beginning.
We handle the whole chain end to end — document review, certified translation, notarial certification, ministry and embassy legalisation, and delivery — so you only hand over the paperwork once. Our team checks the receiving authority's current requirements before the first step, which is where most rejections are avoided.
A side-by-side view of the work involved. Every row is derived from the worked examples on this page, so it reflects what this document category actually requires.
| What has to happen | If you run it yourself | If our team runs it |
|---|---|---|
| Confirming current requirements | You contact each of the 5 possible receiving authorities yourself and read their current wording before preparing anything. | We confirm the receiving authority's current requirement before step one, then tell you exactly which records to request. |
| Assembling the document set | You work out which of the 10 document types apply to your case and which linking records are also needed. | We audit the set first and list every missing linking record (name changes, marriage or divorce records, issuing-office copies). |
| Order of certification steps | Up to 4 sequential steps, each with its own queue; one step done out of order usually means starting again. | One intake, one owner. We run the steps in the correct order and hold the file until the whole chain is complete. |
| Rejection risk | 10 distinct rejection causes are documented on this page alone — most are only visible after a document is returned. | Each known cause is checked against your file before lodging, and the fix is applied before the document leaves us. |
| Trips and waiting time | Separate visits for the district office, the ministry counter and the embassy, each with its own opening hours. | You send the set once. We handle submission, follow-up and return delivery, and report progress at each step. |
| If something goes wrong | You restart the affected step and re-queue at the counter. | Our reviewer diagnoses the cause, corrects the file and advises whether a replacement record is needed. |
Our team has spent more than 15 years on document certification for receiving authorities in Thailand and abroad. Most of the value is in the advice before the first step: which record to request, which office issues it, what order the certifications go in, and which wording gets a file rejected.
Send us the document set and tell us the receiving authority. We confirm the requirements, run every certification step in the correct order, and deliver the finished set back to you. Fees are quoted per document set by our staff by phone, LINE or email.
These are procedural worked examples compiled to explain document requirements and workflow. They are not individual client records, contain no personal data, and are not customer reviews or testimonials. Fees are quoted per document set — please contact our staff by phone, LINE or email.
1,000 worked examples
Client profile: Thai national residing in Thailand based in Bangkok. Document: Land power of attorney (Tor Dor 21) for acting on the owner's behalf, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: Land offices review the prescribed wording strictly and reject ambiguous scope. Resolution: State the title deed number and transaction type precisely, then certify signatures to the required standard. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Udon Thani. Document: Title deed and the registration record on the reverse, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: The reverse record may carry encumbrances that were never released. Resolution: Review the historical register and identify encumbrances before sequencing the transaction. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Samut Prakan. Document: Sale and purchase agreements for immovable property, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: Bilingual versions often diverge on payment and transfer clauses. Resolution: Compare clauses line by line and fix the governing language. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Songkhla. Document: Long lease agreement and lease registration, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Leases beyond the statutory term require registration to bind third parties. Resolution: Prepare the set for land-office registration from the outset. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Chiang Mai. Document: Mortgage release confirmation and mortgagee consent, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: The release must complete before the transfer appointment. Resolution: Schedule the release ahead of the appointment and confirm with the mortgagee. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Europe. Document: Spousal consent for a property transaction, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: A marital status registered abroad needs a complete certified set. Resolution: Provide certified translation and legalisation of the marital status record before the appointment. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Surat Thani. Document: Company extract used for a property transaction, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: Land offices accept only recently issued company extracts. Resolution: Obtain a current extract and sequence certification to meet the appointment. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Nonthaburi. Document: Foreign exchange transaction confirmation for inbound funds, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: The remitter name must match the buyer named in the contract. Resolution: Reconcile the remitter name against the passport and contract before transfer. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Ubon Ratchathani. Document: Condominium certificate and foreign ownership ratio record, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Foreign ownership in a condominium is capped by statute. Resolution: Request the ratio certificate from the condominium juristic person before contracting. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Chon Buri. Document: Power of attorney executed abroad for use at a Thai land office, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: It must be legalised or apostillised, then certified-translated into Thai. Resolution: Sequence overseas certification, certified translation and consular legalisation without gaps. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Australia. Document: Land power of attorney (Tor Dor 21) for acting on the owner's behalf, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: Land offices review the prescribed wording strictly and reject ambiguous scope. Resolution: State the title deed number and transaction type precisely, then certify signatures to the required standard. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Chiang Rai. Document: Title deed and the registration record on the reverse, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: The reverse record may carry encumbrances that were never released. Resolution: Review the historical register and identify encumbrances before sequencing the transaction. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in the Middle East. Document: Sale and purchase agreements for immovable property, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: Bilingual versions often diverge on payment and transfer clauses. Resolution: Compare clauses line by line and fix the governing language. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Khon Kaen. Document: Long lease agreement and lease registration, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Leases beyond the statutory term require registration to bind third parties. Resolution: Prepare the set for land-office registration from the outset. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Pathum Thani. Document: Mortgage release confirmation and mortgagee consent, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: The release must complete before the transfer appointment. Resolution: Schedule the release ahead of the appointment and confirm with the mortgagee. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Nakhon Ratchasima. Document: Spousal consent for a property transaction, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: A marital status registered abroad needs a complete certified set. Resolution: Provide certified translation and legalisation of the marital status record before the appointment. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Rayong. Document: Company extract used for a property transaction, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: Land offices accept only recently issued company extracts. Resolution: Obtain a current extract and sequence certification to meet the appointment. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in New Zealand. Document: Foreign exchange transaction confirmation for inbound funds, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: The remitter name must match the buyer named in the contract. Resolution: Reconcile the remitter name against the passport and contract before transfer. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Phuket. Document: Condominium certificate and foreign ownership ratio record, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Foreign ownership in a condominium is capped by statute. Resolution: Request the ratio certificate from the condominium juristic person before contracting. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Bangkok. Document: Power of attorney executed abroad for use at a Thai land office, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: It must be legalised or apostillised, then certified-translated into Thai. Resolution: Sequence overseas certification, certified translation and consular legalisation without gaps. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Udon Thani. Document: Land power of attorney (Tor Dor 21) for acting on the owner's behalf, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: Land offices review the prescribed wording strictly and reject ambiguous scope. Resolution: State the title deed number and transaction type precisely, then certify signatures to the required standard. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Samut Prakan. Document: Title deed and the registration record on the reverse, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: The reverse record may carry encumbrances that were never released. Resolution: Review the historical register and identify encumbrances before sequencing the transaction. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Songkhla. Document: Sale and purchase agreements for immovable property, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: Bilingual versions often diverge on payment and transfer clauses. Resolution: Compare clauses line by line and fix the governing language. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Chiang Mai. Document: Long lease agreement and lease registration, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Leases beyond the statutory term require registration to bind third parties. Resolution: Prepare the set for land-office registration from the outset. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Europe. Document: Mortgage release confirmation and mortgagee consent, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: The release must complete before the transfer appointment. Resolution: Schedule the release ahead of the appointment and confirm with the mortgagee. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Surat Thani. Document: Spousal consent for a property transaction, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: A marital status registered abroad needs a complete certified set. Resolution: Provide certified translation and legalisation of the marital status record before the appointment. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Nonthaburi. Document: Company extract used for a property transaction, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: Land offices accept only recently issued company extracts. Resolution: Obtain a current extract and sequence certification to meet the appointment. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Ubon Ratchathani. Document: Foreign exchange transaction confirmation for inbound funds, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: The remitter name must match the buyer named in the contract. Resolution: Reconcile the remitter name against the passport and contract before transfer. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Chon Buri. Document: Condominium certificate and foreign ownership ratio record, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Foreign ownership in a condominium is capped by statute. Resolution: Request the ratio certificate from the condominium juristic person before contracting. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Australia. Document: Power of attorney executed abroad for use at a Thai land office, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: It must be legalised or apostillised, then certified-translated into Thai. Resolution: Sequence overseas certification, certified translation and consular legalisation without gaps. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Chiang Rai. Document: Land power of attorney (Tor Dor 21) for acting on the owner's behalf, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: Land offices review the prescribed wording strictly and reject ambiguous scope. Resolution: State the title deed number and transaction type precisely, then certify signatures to the required standard. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in the Middle East. Document: Title deed and the registration record on the reverse, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: The reverse record may carry encumbrances that were never released. Resolution: Review the historical register and identify encumbrances before sequencing the transaction. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Khon Kaen. Document: Sale and purchase agreements for immovable property, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: Bilingual versions often diverge on payment and transfer clauses. Resolution: Compare clauses line by line and fix the governing language. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Pathum Thani. Document: Long lease agreement and lease registration, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Leases beyond the statutory term require registration to bind third parties. Resolution: Prepare the set for land-office registration from the outset. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Nakhon Ratchasima. Document: Mortgage release confirmation and mortgagee consent, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: The release must complete before the transfer appointment. Resolution: Schedule the release ahead of the appointment and confirm with the mortgagee. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Rayong. Document: Spousal consent for a property transaction, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: A marital status registered abroad needs a complete certified set. Resolution: Provide certified translation and legalisation of the marital status record before the appointment. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in New Zealand. Document: Company extract used for a property transaction, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: Land offices accept only recently issued company extracts. Resolution: Obtain a current extract and sequence certification to meet the appointment. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Phuket. Document: Foreign exchange transaction confirmation for inbound funds, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: The remitter name must match the buyer named in the contract. Resolution: Reconcile the remitter name against the passport and contract before transfer. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Bangkok. Document: Condominium certificate and foreign ownership ratio record, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Foreign ownership in a condominium is capped by statute. Resolution: Request the ratio certificate from the condominium juristic person before contracting. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Udon Thani. Document: Power of attorney executed abroad for use at a Thai land office, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: It must be legalised or apostillised, then certified-translated into Thai. Resolution: Sequence overseas certification, certified translation and consular legalisation without gaps. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Samut Prakan. Document: Land power of attorney (Tor Dor 21) for acting on the owner's behalf, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: Land offices review the prescribed wording strictly and reject ambiguous scope. Resolution: State the title deed number and transaction type precisely, then certify signatures to the required standard. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Songkhla. Document: Title deed and the registration record on the reverse, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: The reverse record may carry encumbrances that were never released. Resolution: Review the historical register and identify encumbrances before sequencing the transaction. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Chiang Mai. Document: Sale and purchase agreements for immovable property, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: Bilingual versions often diverge on payment and transfer clauses. Resolution: Compare clauses line by line and fix the governing language. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Europe. Document: Long lease agreement and lease registration, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Leases beyond the statutory term require registration to bind third parties. Resolution: Prepare the set for land-office registration from the outset. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Surat Thani. Document: Mortgage release confirmation and mortgagee consent, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: The release must complete before the transfer appointment. Resolution: Schedule the release ahead of the appointment and confirm with the mortgagee. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in Nonthaburi. Document: Spousal consent for a property transaction, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: A marital status registered abroad needs a complete certified set. Resolution: Provide certified translation and legalisation of the marital status record before the appointment. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Ubon Ratchathani. Document: Company extract used for a property transaction, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: Land offices accept only recently issued company extracts. Resolution: Obtain a current extract and sequence certification to meet the appointment. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Chon Buri. Document: Foreign exchange transaction confirmation for inbound funds, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: The remitter name must match the buyer named in the contract. Resolution: Reconcile the remitter name against the passport and contract before transfer. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Australia. Document: Condominium certificate and foreign ownership ratio record, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Foreign ownership in a condominium is capped by statute. Resolution: Request the ratio certificate from the condominium juristic person before contracting. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Chiang Rai. Document: Power of attorney executed abroad for use at a Thai land office, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: It must be legalised or apostillised, then certified-translated into Thai. Resolution: Sequence overseas certification, certified translation and consular legalisation without gaps. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in the Middle East. Document: Land power of attorney (Tor Dor 21) for acting on the owner's behalf, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: Land offices review the prescribed wording strictly and reject ambiguous scope. Resolution: State the title deed number and transaction type precisely, then certify signatures to the required standard. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Khon Kaen. Document: Title deed and the registration record on the reverse, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: The reverse record may carry encumbrances that were never released. Resolution: Review the historical register and identify encumbrances before sequencing the transaction. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Pathum Thani. Document: Sale and purchase agreements for immovable property, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: Bilingual versions often diverge on payment and transfer clauses. Resolution: Compare clauses line by line and fix the governing language. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Nakhon Ratchasima. Document: Long lease agreement and lease registration, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Leases beyond the statutory term require registration to bind third parties. Resolution: Prepare the set for land-office registration from the outset. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Rayong. Document: Mortgage release confirmation and mortgagee consent, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: The release must complete before the transfer appointment. Resolution: Schedule the release ahead of the appointment and confirm with the mortgagee. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
Client profile: Thai national residing in Thailand based in New Zealand. Document: Spousal consent for a property transaction, submitted to Bangkok land offices and branches. Scope handled: Review the title register → Draft the prescribed power of attorney → Notarial signature certification → Handover of the document set. Known pitfall for this document category: A marital status registered abroad needs a complete certified set. Resolution: Provide certified translation and legalisation of the marital status record before the appointment. Indicative turnaround 2–4 business days when title documents are ready — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The set passed land-office review on the appointment date without postponement. Reference: กรมที่ดิน
Client profile: Foreign national residing overseas based in Phuket. Document: Company extract used for a property transaction, submitted to Department of Consular Affairs, Thailand. Scope handled: Compare bilingual contracts → Certified translation → Assemble the transfer-appointment set. Known pitfall for this document category: Land offices accept only recently issued company extracts. Resolution: Obtain a current extract and sequence certification to meet the appointment. Indicative turnaround dependent on the responsible land office's appointment slot — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The certified translation matched the land register wording and passed review. Reference: กรมการกงสุล — นิติกรณ์เอกสาร
Client profile: Thai national residing overseas based in Bangkok. Document: Foreign exchange transaction confirmation for inbound funds, submitted to Commercial banks issuing inbound remittance confirmations. Scope handled: Verify marital status and consent → Certified translation → Consular legalisation → Lodgement at the land office. Known pitfall for this document category: The remitter name must match the buyer named in the contract. Resolution: Reconcile the remitter name against the passport and contract before transfer. Indicative turnaround 1–2 weeks including consular legalisation — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Documents executed abroad were accepted once the certification chain was complete. Reference: ธนาคารแห่งประเทศไทย — ระเบียบควบคุมการแลกเปลี่ยนเงิน
Client profile: Company or organisation based in Udon Thani. Document: Condominium certificate and foreign ownership ratio record, submitted to Provincial and district land offices. Scope handled: Check the current company extract → Certified translation → Certify director signatures. Known pitfall for this document category: Foreign ownership in a condominium is capped by statute. Resolution: Request the ratio certificate from the condominium juristic person before contracting. Indicative turnaround dependent on the mortgagee's release cycle — subject to the receiving authority's queue, not a guarantee. Procedural outcome: Encumbrances on the register were identified and resolved before transfer. Reference: กรมที่ดิน — บริการประชาชน
Client profile: Foreign national residing in Thailand based in Samut Prakan. Document: Power of attorney executed abroad for use at a Thai land office, submitted to Property registries in Apostille convention states. Scope handled: Verify the overseas execution rule → Overseas legalisation or Apostille → Certified Thai translation → Consular legalisation. Known pitfall for this document category: It must be legalised or apostillised, then certified-translated into Thai. Resolution: Sequence overseas certification, certified translation and consular legalisation without gaps. Indicative turnaround 2–4 weeks when documents are executed and certified abroad — subject to the receiving authority's queue, not a guarantee. Procedural outcome: The power of attorney wording covered the intended transaction in full. Reference: HCCH — Apostille Section
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ให้บริการออนไลน์ทั่วประเทศไทย ครอบคลุม 50 เขตกรุงเทพฯ 77 จังหวัด และทุกรัฐในออสเตรเลีย ไม่ต้องเดินทางมาสำนักงาน ส่งเอกสารผ่าน LINE หรืออีเมลได้เลย
083-249-4999แผนก NAATI — LINEแผนก Notary Public — LINENYC Legal — LINEnaati@ilc.ltd61 ซอยลาดพร้าว 95 เขตวังทองหลาง กรุงเทพฯ 10310สำนักงาน จันทร์–เสาร์ 09:00–18:00 น. · ออนไลน์ทุกวัน 09:00–21:00 น.ส่งเอกสาร
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Quick Answer
Land Case Notes En คืออะไร และ NYC Legal ให้บริการอย่างไร?
Land Case Notes En — NYC Legal & Notary Services ให้บริการบริการแปลและรับรองเอกสารครบวงจรสำหรับใช้ทั้งในและต่างประเทศ ทั่วประเทศไทย ตอบภายใน 30 นาทีทาง LINE @nycli พร้อมทีมงานได้รับใบอนุญาตของจริง ครอบคลุม 77 จังหวัดและ 60+ ประเทศ
Source: NYC Legal & Notary Services
| บริการหลัก | NAATI, Notary, Apostille, Visa |
|---|---|
| ครอบคลุม | 77 จังหวัด + 60 ประเทศ |
| เวลา | 1–7 วัน |
| ราคา | ตามบริการ |
Quick Answer
What does Land and property documents involve, and what do I need to prepare?
Land and property documents. Prepare 4 core items — starting with Original title deed or land-right document — then we work through 6 steps: Deed, mortgages and foreign-ownership limits verified before signing; Sale, lease or usufruct structured correctly under Thai law; Drafted and translated so foreign parties sign with full understanding. We verify every item against the receiving authority's current requirement list before anything is submitted, and tell you which points are weak. Fees are quoted per case by our team.
| Service group | Land and property documents |
|---|---|
| Subject of this page | Land and property documents |
| Core documents | 4 items — Original title deed or land-right document / ID, house registration or passport of every party |
| Workflow | 6 steps |
| Points to watch | 5 documented pitfalls |
| Service coverage | All 77 Thai provinces, online nationwide and overseas |
| Reviewed by | NYC Legal Legal Documentation & Attorney Services Editorial Review Team — Lead Content Reviewer — Legal Documentation & Attorney Services |
| Fees | Quoted per case by our team (phone / LINE / email) |
| Route | Best for | Watch out for |
|---|---|---|
| Transfer at the Land Office with the owner present | Parties in Thailand with clean title documents | Check encumbrances on the title before the transfer date |
| Acting through a power of attorney | Owners abroad or unable to attend | A POA made abroad needs embassy and MFA certification |
| A registered long lease | Foreigners who cannot hold freehold land | Unregistered leases are enforceable only to a limited term |
Land and property documents goes wrong in small, expensive ways: a name spelled differently from the passport, a copy certified by the wrong officer, a document issued outside the recency window the receiver accepts. Our attorneys and registered translators have worked on this paperwork since 2010, we keep the current requirement list for each destination office, and we tell you where your case is weak before you spend anything on submission. One team handles translation, notarisation, consular legalisation and embassy steps, so nothing gets lost between providers.
Author: NYC Legal Legal Documentation & Attorney Services Content Team
Lead Content Author — Legal Documentation & Attorney Services
15 years in practice
Author profileReviewed by: NYC Legal Legal Documentation & Attorney Services Editorial Review Team
Lead Content Reviewer — Legal Documentation & Attorney Services
Reviewer profileข้อมูลในหน้านี้อ้างอิงจากหน่วยงานราชการและองค์กรวิชาชีพที่เกี่ยวข้อง
เกณฑ์คำแปลที่รับรองได้ที่กองสัญชาติและนิติกรณ์
มาตรฐานคำแปลรับรองสำหรับหน่วยงานออสเตรเลีย
ทะเบียนทนายผู้ทำคำรับรองเอกสาร
ต้นฉบับเอกสารทะเบียนราษฎรที่ใช้เป็นฐานคำแปล
ตรวจข้อกำหนดคำแปลของแต่ละสถานทูต
เนื้อหาบนหน้านี้อ้างอิงประกาศและระเบียบของหน่วยงานข้างต้น ณ วันที่ตรวจทานล่าสุด หากหน่วยงานปรับปรุงหลักเกณฑ์ โปรดยึดประกาศฉบับล่าสุดของหน่วยงานเป็นสำคัญ
คำแปลพร้อมคำรับรองผู้แปล
คำแปลสำหรับหน่วยงานออสเตรเลีย
รับรองลายมือชื่อและสำเนาเอกสาร
งานนิติกรณ์ กระทรวงการต่างประเทศ
สำหรับประเทศภาคีอนุสัญญากรุงเฮก
ขั้นตอนยื่นและเอกสารประกอบ
ครอบคลุมทุกจังหวัดและบริการออนไลน์
ตรวจสอบคุณวุฒิย้อนกลับได้
รวมคำถาม-คำตอบทุกคลัสเตอร์บริการ
บันทึกขอบเขตงานแบบไม่ระบุตัวตน
สอบถามรายละเอียดและค่าบริการ
ต้องการตรวจสอบเอกสารหรือสอบถามค่าบริการ? ติดต่อเจ้าหน้าที่ได้โดยตรง
083-249-4999 LINE @NYC168 info@nyc.legalบริษัท NYC Legal & Notary Services Co., Ltd. — จดทะเบียนถูกต้องตามกฎหมาย พร้อมให้บริการรับรองเอกสารทั่วประเทศ
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