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Due Diligence Foreigners Should Do Before Buying Residential Buildings in Thailand 外國人在泰國買房需進行的盡職調查

There are two kinds of residential buildings in Thailand, one is licensed condo[1] registered under Thai Condominium Act 2008 and apartment building[2] which is not licensed and registered under Thai Condominium Act 2008. On top of that, only owner of a registered condo and licensed with Land Department can acquire full ownership. When buying a residential building in Thailand, foreigners will prefer condos registered and licensed with Land Department which provide safety and benefits and comply with regulations under Thai Condominium Act 2008.

泰國有兩種類型的住宅建築,一種是根據《2008年泰國共管公寓法》以公寓許可方式註冊的許可公寓,另一種是根據《2008年泰國共管公寓法》未經許可和註冊的公寓建築。此外,只有註冊公寓的所有人並獲得泰國土地局的許可才能獲得全部所有權。在泰國購買住宅建築物,外國人偏好在泰國土地局註冊和得到許可的公寓,因須遵守《2008年泰國共管公寓法》所規定的安全性並提供利益。


Before a foreigner sign a sale and purchase agreement to purchase a condo, it is advisable to conduct due diligence on several matters such as the condo and the seller. Following are matters you should look into when conducting investigations:

在外國人與賣家針對公寓簽署買賣契約,建議針對公寓及賣家幾個事項進行盡職調查。以下為須進行調查的事項:


1. Make sure that the seller is the actual owner of the property. Therefore, a copy of title deed of the condo is required to check whether he/she is the legitimate owner together with a copy of the seller’s ID/passport (for natural people) or company license (for companies) is required.

確認賣家是房屋所有人。須提供公寓地契影本確認合法人的資料,自然人賣家需一併提供身分證或護照影本;法人賣家須提供公司登記執照影本。


2. Investigate as to whether the title deed is under any mortgages or charges, and if the answer is yes, ask the seller to provide more details regarding to this. If there is a mortgage, the seller should release it before the property is being transferred to the buyer. The buyer can therefore legitimately own the property.

確認地契是否有抵押或質押情事,如果有的話須提供詳細資料。有抵押的話賣出需在房屋出售前解除抵押,以便買家能成為合法擁有人。


3. Conduct litigation search in order to see whether the seller is involved with any civil, criminal, or bankruptcy cases.

進行訴訟調查,確保賣方是否涉及民事、刑事、或破產案件。


4. Conduct structure test to make sure the property is stable and does not involve any damages or any negative effect.

進行構造測試,確保房屋穩固且未涉及損毀或是其他負面影響。


5. Conduct financial investigation on juristic owner of the condo and to make sure its assets is more than its liabilities.

針對法人持有人須進行財務調查,確認該法人的資產大於負債。


6. Make sure foreigners can legitimately own and to purchase such building.

確認外國人可以合法擁有及購買該建築物。


7. Make sure the condo is being sold under the unit descried in the land title deed.

確認出售的公寓是在地契所屬單位。


8. Dealing with the owner of the building.

確認與房屋所有人接洽。


9. Make sure the zoning and environment regulations of the building are in compliance with its standard.

確保房屋的區域及環境規定符合標準。

[1] Based on Section 4 of the Thai Condominium Act, a condo means the building where persons are able to hold ownership separately according to the section whereby each section consist of personal ownership in the property and joint ownership in common property. [2] Based on Section 4 of the Thai Condominium Act, an apartment means a separate part of a condominium that may be separately owned by an individual.


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