Land Code
Governs title documents, registration of rights and foreign land-holding restrictions.
Eastern Thailand — Rayong
Land & Real Estate in Rayong
Title due diligence, sale, lease and transfer at the Land Office
Why Rayong matters are different
Rayong hosts one of Thailand’s largest petrochemical and manufacturing bases and sits within the Eastern Economic Corridor. Legal work centres on contracts between manufacturers and contractors, employment of both permanent staff and subcontracted labour, promoted-investment conditions, permitting and administrative challenges, and documentation for foreign executives posted locally.
End-to-end property legal work: title and encumbrance checks, drafting sale or lease agreements, attending the Land Office for transfer, and lawfully structuring foreign ownership.
- Industrial contracts typically include safety standards and third-party liability terms that must align with occupational safety law.
- Promoted projects carry employment and shareholding conditions, so any restructuring should be checked against the granted privileges before it proceeds.
- Environmental and land-use permits follow specific procedures, and agency orders can be challenged only within limited deadlines.
- Much of the workforce is engaged through subcontractors, so joint liability of the principal arises frequently when wages go unpaid.
Courts and authorities in Rayong
Jurisdiction and filing requirements should be confirmed for each matter, because practice and required attachments differ between offices.
| Court / authority | What it handles |
|---|---|
| Rayong Provincial Court and Rayong Municipal Court | Civil and criminal cases within the province |
| Rayong Juvenile and Family Court | Family and juvenile matters |
| Labour Court Region 2 | Labour cases across the eastern region |
| Rayong Labour Protection and Welfare Office | Labour complaints and workplace safety matters |
| Rayong Provincial Land Office and branch offices | Land, condominium and lease registration |
| Rayong Immigration Office | Extensions of stay and foreign-national matters for industrial personnel |
| Rayong Legal Execution Office | Enforcement of judgments in the province |
| Rayong Provincial Commercial Office | Local company registration services |
What we handle in Rayong
- Title, servitude, mortgage and land-use restriction checks
- Drafting and reviewing sale and long-lease agreements
- Foreign condominium ownership and foreign quota
- Usufruct, habitation and other registrable rights
- Transfer at the Land Office and calculation of fees and taxes
- Land disputes, boundaries and survey issues
The local process, step by step
- 1Obtain the title deed and inspect the Land Office record
- 2Check encumbrances, zoning and legal access
- 3Draft the contract with safe deposit arrangements
- 4Schedule and complete the Land Office transfer
- 5Deliver title documents and summarise post-transfer tax duties
Documents to prepare
- Land title deed or condominium ownership certificate
- ID card, house registration or passport of the parties
- Marriage certificate or spousal consent where applicable
- Debt-free certificate from the condominium juristic person
- Foreign Exchange Transaction record for foreign condo buyers
Points to watch
- Foreigners generally cannot own land in Thailand; nominee company structures are unlawful.
- Never pay a deposit before verifying the title and encumbrances at the Land Office.
- Leases over three years must be registered or are enforceable for only three years.
Typical timeframe
Title due diligence usually takes a few business days; the Land Office transfer is generally completed in a single day when documents are complete.
Timeframes are indicative and depend on the court calendar and the authority handling the matter in Rayong.
Areas of Rayong we regularly serve
เมืองระยองมาบตาพุดปลวกแดงนิคมพัฒนาบ้านฉางแกลงบ้านค่ายวังจันทร์เขาชะเมาห้วยโป่ง
Laws that govern this matter — Rayong
Summarised for general understanding only. The application of each provision depends on the facts of your case.
Civil and Commercial Code
Covers sale, lease, hire-purchase, servitude, usufruct and mortgage.
Condominium Act B.E. 2522 (1979), as amended
Sets the foreign ownership quota in condominiums and the duties of the juristic person.
Example situations and how they are handled — Rayong
These are constructed examples used to explain procedure. They are not client matters, and no outcome is implied or guaranteed.
Illustrative scenario: unclear access to the land
Situation: A buyer finds access crosses a neighbouring plot with no registered servitude.
Usual approach: Check the cadastral map and land office records before any deposit, and make registering a servitude a condition precedent. (Hypothetical.)
Advice for your specific situation — Rayong
Buyers of land and houses
- Verify the title at the land office, not just the seller’s copy.
- State clearly in the contract who bears transfer fees and taxes.
Foreigners considering Thai property
- Foreign land ownership is tightly limited; nominee arrangements carry high legal risk.
- Long leases must be registered to bind beyond the statutory short term.
Every matter — what to do in the first 7 days
- Gather every original document in one place, keep scanned copies, and note the date you received each one.
- Write a dated timeline — the date you received a notice or learned of the event usually starts the limitation or appeal clock.
- Do not sign a settlement, debt acknowledgement or withdrawal before a lawyer reviews it — it may extinguish existing rights.
- Preserve digital evidence unaltered (full screenshots, original files, emails with headers) — edited files are easy to challenge.
Questions people in Rayong ask
A subcontractor fails to pay wages — is the principal liable?
Labour protection law can make the principal jointly liable with a subcontractor for wages and statutory payments in certain cases. The practical safeguard is a contractual requirement to show proof of wage payment before each instalment is released, with records of those checks kept every period.
A state agency has ordered operations to stop — what options exist?
First check whether the order states its reasons and appeal rights, since administrative procedure law requires reasons. Then note the internal appeal deadline and the deadline for filing in the Administrative Court — missing them forfeits the right even where the substance is arguable.
A foreign executive is posted to Rayong — what documentation is required?
Three elements must align: work authorisation under foreign-worker law, the extension of stay under immigration law, and the employment terms in the contract and any investment-promotion conditions. All three must state the same position and workplace, or renewal filings will be sent back for correction.
Can a foreigner buy a condominium?
Yes, within the building’s foreign quota and with the required evidence of inbound foreign currency.
Must I attend the Land Office in person?
You may appoint us by power of attorney on the Land Department form, properly certified — and legalised if executed abroad.
Same service in other provinces
Land & Real Estate — BangkokLand & Real Estate — Chiang MaiLand & Real Estate — PhuketLand & Real Estate — ChonburiLand & Real Estate — Khon KaenLand & Real Estate — Udon ThaniLand & Real Estate — Nakhon RatchasimaLand & Real Estate — SongkhlaLand & Real Estate — Surat ThaniLand & Real Estate — Chiang RaiLand & Real Estate — NonthaburiLand & Real Estate — nationwide
Other legal services in Rayong
Litigation & Court Representation — RayongCivil, criminal, labour, family, succession and land disputesCorporate & Commercial — RayongIncorporation, contracts, foreign business, BOI and complianceImmigration & Foreign Nationals — RayongVisas, work permits, residency and lawful statusIntellectual Property — RayongTrademarks, copyright, patents and enforcementFamily & Succession — RayongMarriage, divorce, custody, wills and estate administrationMediation, Arbitration & Enforcement — RayongResolving disputes outside court and making awards effectiveNotarial Services & International Documents — RayongSignature and document certification, translation, consular and embassy legalisationBOI Promotion & Foreign Business Licensing — RayongStructuring foreign investment in Thailand correctly from day one.
Discuss your Rayong matter with an attorney
Tell us the facts and we will explain which authority applies, what documents are needed and the realistic timeframe.