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What You Should Know About Land Acquired by Thai National with Foreign Spouse in Thailand 您應該知道有外籍配

Foreigners are not allowed to own land in Thailand. Nevertheless, Thai government allows Thai national with foreign spouse to own land after a joint letter of confirmation signed together with the foreign spouse in front of the Land Department. The purpose of this letter is to prove that the money pays for the land is bought as a personal property of the Thai national (Sin Suan Tua), not a marital nor jointly owned property between the couples (Sin Somros). This means the foreign spouse has no claim to the purchased land and the Thai national has the right to sell, mortgage, transfer, or exchange the land without the foreign spouse’s consent.

外國人不得在泰國擁有土地;然而,泰國政府允許擁有外國配偶的泰國人在與外國配偶在土地局面前簽署聯合確認信後擁有土地,或者證明支付土地的錢是作為個人財產購買的泰國人 (Sin Suan Tua) 的財產,不是夫妻之間的婚姻和共同財產 (Sin Somros)。這種情況下,外國配偶對購買的土地無權要求,泰國人有權在未經外國配偶同意的情況下出售、抵押、轉讓或交換土地。


Thailand Land Department has issued following information in 2009:

泰國土地局在 2009 年發布以下資訊:


A. When the foreign spouse lives in Thailand:

當外籍配偶住在泰國:


1. If the foreigner is a legally spouse, the couple has to provide joint confirmation in certify letter forms provided by the Thai Land Department in front of the competent officer on the date of registration that the land is Sin Suan Tua of Thai not Sin Somros of the spouse.

如果外國人是合法配偶,這對夫婦必須在登記權利及法律行為之日在主管官員面前,根據泰國土地局規定的表格,在證明信中共同確認:土地的支出是泰國人的私人財產而不是配偶的婚姻財產。


2. If the foreigner is not a legal spouse in Thailand, in the event that the landowner does not have a legal spouse, meaning without marriage registration, if that property is acquired during the cohabitation, it will be considered as collective ownership even if the spouse is a not a legal spouse. The Department of Lands of Thailand found many problems with later complaints from spouses without legal registration asking for justice that the property was a joint property between him/her and the land owner.

如果外國人不是合法配偶,在泰國,如果土地所有人沒有合法配偶,他們沒有結婚登記。如果該財產是在同居期間獲得,即使配偶不是合法配偶,也將被視為共同所有。泰國土地局發現這有許多問題,後來非法配偶投訴要求伸張正義,稱該財產是該位非法配偶與土地所有人之間的共同財產。


Regarding the legal action of the property that the owner claims to have a spouse but without marriage registration, there are guidelines as follows:[1]

關於所有人聲稱有非合法配偶的財產法律訴訟,有以下準則:


· In the event that the spouse of the registrant also comes to the land office on the registration date, the officer will inquire and record statements to confirm that they are illegitimate spouses.

如果登記人的配偶在登記日也來到土地辦公室,該官員將詢問並記錄聲明以確認他們是非婚姻配偶。

· In the event that the spouse of the registrant does not come to the land office on the registration date, the officer will inquire and record statements to confirm that they are illegitimate spouses.

如果登記人的配偶在登記日沒有來土地辦公室,該官員將詢問並記錄聲明以確認他們是非婚姻配偶。

· The registrant must also present a letter confirming the illegitimate spouse to the officer along with the spouse's ID card and house registration.

登記人還必須向官員出示確認非婚姻配偶的信件以及配偶的身份證和戶口名簿。

· If the registrant is unable to present the letter confirming the illegitimate spouse to the officer, the officer will proceed to prepare a memorandum stating that the registrant confirms the registration without wishing to comply with the legal process, it is to present a letter confirming the illegitimate spouse and the registrant must be responsible for it if damage occurs later, then the officer can proceed with the registration.

如果登記人無法向官員出示確認非婚姻配偶的信件,該官員將著手準備一份備忘錄,說明登記人在不希望遵守法律程序的情況下確認登記,即出示一封確認非婚姻配偶的信件。如果以後發生損壞,非婚姻配偶和登記人必須對此負責,然後該官員可以進行登記。


Criteria for considering that under Thai law, a person is considered to be an illegitimate spouse:

根據泰國法律,一個人被視為非婚姻配偶的標準:


· The unmarried couple is engaged in joint business and the profits earned from the business must be shared with the other party.[2]

未婚夫婦共同經營生意,從生意中賺取的利潤必須與另一方分享。

· The unmarried couple, although they do not run a business together, but have a clear division of responsibilities. For example, the husband works outside, but the wife cleans the house. In this case, according to Thai law, it is regarded as a life partnership principle.[3]

未婚夫妻,雖然不合夥經營,但責任分工明確。例如,丈夫在外工作,而妻子打掃衛生。在這種情況,根據泰國法律被視為終身伴侶原則。

· The unmarried couple having children together, although the wife does not do business with her husband, but the wife has a duty to take care children.[4]

有共同子女的未婚夫婦,雖然妻子未與丈夫做生意,但妻子有責任照顧孩子。

· The unmarried couple must also live together for a long period of time.

未婚夫婦也必須長期同居。


B. When the foreign spouse lives in Thailand but cannot provide written confirmation together with the Thai spouse in front of the Land Department:

當外籍配偶居住在泰國但無法與泰國人一起在土地局面前提供書面確認:


Both Thai national and foreign spouse should lodge the application of testimony form for confirming that the spending on land is Sin Suan Tua of only the Thai national.

泰國人和外國配偶都應提交證明書申請,確認在土地上的支出只有泰國人的私人財產。


C. When the foreign spouse lives overseas:

外籍配偶居住在海外:


The foreigner has to contacts the embassy, consular or notary public for giving testimony of the foreign in certify letter according to the forms which were specified by Thai Land Department that the spending on land is Sin Suan Tua.

外國人必須聯繫大使館、領事館或公證人,根據泰國土地局指定的表格,在證明信中提供外國人的證詞,證明在土地上的支出是私人財產。


D. When a Thai national has either legal or illegal spouse:

當泰國人有合法或非法配偶:


If a Thai national can show the evidence indicates that the purchase on land is Sin Suan Tua according to Section 1471 and Section 1472 of Thai Civil and Commercial Code, the competent officer can register rights and juristic act for Thai without testimony form of Thai nationality and an alien spouse.

如果泰國人可以出示證據表明根據《泰國民商法》第1471條和第1472條,購買的土地是私人財產,主管官員可以在沒有泰國人及和外籍配偶的情況下為泰國人進行權利和法律行為登記。


E. In the situation of a Thai national who had a foreign spouse but is divorced or abandoned:

當泰國人有外國配偶但離婚或被遺棄:


If the investigation reveals no evidence of illegal behavior, the officer will continue to register rights and legal acts.

如果調查沒有發現違法行為的證據,官員將續行登記權利和法律行為。


In most cases of foreigners, in order to prevent problems with land becoming the Sin Suan Tua of their spouses, they will draft loan contracts between the foreigner and the spouse in the amount according to the land price. Or another case, foreigners can register long-term or lifelong land leases to prevent spouses from selling land or houses to other people without consent.

在大多數外國人的情況,為了防止土地成為他們配偶私人財產的問題,他們會根據土地價格在外國人和配偶之間草擬貸款合約。或者另一種情況,外國人可以登記長期或終身土地租賃,防止配偶在未經允許下將土地或房屋出售給其他人。

Below is sample of letter of confirmation for your record:[5]

以下為確認書範本供您參考:


[1] Letter of the Department of Lands No. Mor.Thor 0612/1/12306 dated June 20, Be. 2520. [2] Judgment of the Supreme Court No. 684/2508. [3] Judgment of the Supreme Court No. 83/2512, 3725/2532. [4] Judgment of the Supreme Court No. 5438/2537. [5] Thai Land Department.


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