Buy or sell Thai property correctly and tax-efficiently — we handle title verification, contract drafting, POA, ownership transfer, mortgage registration, and transfer tax calculation and payment.
Thai Notary Law and Service Co., Ltd. — registered Thai company, Tax/Reg ID 0405565001923, providing notary & international legalization services for over 10 years.
Thai property transfers complete in 1 day at the Land Office: 2% transfer fee + 3.3% SBT (held <5y) or 0.5% stamp duty (>5y). Foreigners may own up to 49% of any condo project.
Property transfers in Thailand are processed at the Land Office where the property is located. Buyer, seller, or POA holders must attend in person with original title deed, ID cards, household registration, and cashier's cheque. Same-day completion. Overseas owners can use a Notary + Apostille/Embassy-certified Power of Attorney.
Standard transfer costs: 2% transfer fee on assessed value, 3.3% Specific Business Tax (held <5 years) or 0.5% stamp duty (held >5 years), plus progressive withholding tax. Usually parties split equally. We calculate accurately in advance and prepare cashier's cheques.
Under Condominium Act s.19, foreigners may own up to 49% of total project area. Land cannot be owned directly (except BOI) but can be leased for 30+30 years or held via a Thai majority-owned company. We verify FET (Foreign Exchange Transaction Form) and project foreign quota before every transfer.
Analyse buyer/seller, tax exposure, required documents.
Land Office search — mortgages, usufruct, easements.
With due-diligence conditions and earnest deposit.
Notary + Apostille / Embassy certified.
Based on actual Land Office assessed value.
Obtain 49% quota certificate from juristic person.
For foreigners — wire from abroad with FET form.
Online or walk-in pre-booking.
Before the Land Officer.
Cashier's cheques to seller and tax to Land Office.
Same-day with transfer.
Title issued in new name within 30 min-2 hours.
| Service Item | Starting Fee |
|---|---|
Title & due diligence search | THB 5,000 – THB 15,000 |
Sale & Purchase Agreement (Thai-English) | THB 8,000 – THB 25,000 |
Transfer POA + Notary | THB 3,500 – THB 8,000 |
Land Office representation | THB 12,000 – THB 35,000 |
Mortgage registration / discharge | THB 8,000 – THB 18,000 |
Full package (foreign condo buyer) | THB 35,000 – THB 80,000 |
* Starting prices, VAT excluded. Final fee depends on page count, complexity and turnaround time required.
Mortgage registration occurs same-day as transfer. Registration fee is 1% of loan amount (cap 200,000 THB). Bank must send a representative or grant POA. We coordinate with major Thai and international banks, and handle existing mortgage discharges same-day.
Transfer tax can be legally reduced: use Land Office assessed value (typically 30-50% below market). Holding over 5 years incurs 0.5% stamp duty instead of 3.3% Specific Business Tax. Parent-child legitimate transfers reduce fees to 0.5%. We pre-plan to maximise savings.
Common risks: (1) forged or altered titles — always verify at Land Office; (2) hidden encumbrances like elderly usufruct rights; (3) landlocked plots; (4) condos with foreign quota exhausted; (5) unsecured deposits. We check all before recommending closing.
Thai-issued documents that flow through our Property transfer service are evaluated against the framework set by Department of Lands (กรมที่ดิน) and Bank of Thailand for cross-border FX records. That framework rests on Land Code BE 2497, Condominium Act BE 2522 (foreign quota), and Revenue Code on transfer tax, which together with successive ministerial circulars defines exactly which signatures, seals, and translator credentials a receiving officer must see before stamping "accepted". We track every amendment as it is published in the Royal Gazette and in counterpart official journals, then pre-validate each file in three independent passes — clerical, legal, and language — so that the dossier presented at the counter never triggers a discretionary "return for correction". Pricing for the complete chain currently sits in the 5,000–45,000 THB plus statutory transfer tax 2% band and turn-around is 1 day at Land Office once paperwork is complete, both quoted as a fixed fee with no surprise consular surcharges. Because our team has handled this exact regulator pipeline thousands of times, we maintain a live decision matrix that maps each document type to the precise stamp sequence accepted by Department of Lands (กรมที่ดิน) and Bank of Thailand for cross-border FX records; this lets us promise that a file leaving our office in the morning can typically be lodged abroad the same week. Where a receiving agency has not yet updated its public guidance, we cross-check against the most recent submissions cleared by colleagues in the field network so the file you carry reflects today's de facto practice rather than yesterday's printed handbook.
Every Property transfer engagement begins with a free fifteen-minute consultation in which we map your end goal — typically condominium foreign-quota purchase via FET form or inheritance transfer to non-Thai heirs — back to a numbered checklist of source documents, signatures, and stamps. Once the brief is fixed we open a dedicated case file, assign a senior legal lead, and dispatch a courier to collect originals from your home, hotel, or office anywhere in Thailand. Source documents are scanned at 600 DPI in colour for the audit trail; the working copy is then routed in parallel to translation, in-house legal review, and Notarial Services Attorney signature. After the file passes the internal twenty-three-point quality gate we submit it to Department of Lands (กรมที่ดิน) and Bank of Thailand for cross-border FX records on the next available counter slot — premium-class slots are pre-booked weekly so an express job is rarely delayed by queue length. Total clock time is 1 day at Land Office once paperwork is complete for the standard chain, and we issue a tamper-evident digital copy as soon as the final stamp lands so you can confirm receipt before the physical bundle reaches you. A complimentary "lodgement coaching" session with one of our paralegals walks you through which page of which form each translated document maps onto in your downstream application for leasehold 30+30+30 contract drafting, eliminating the second-most-common rejection cause of correctly translated documents attached to the wrong evidence slot.
Our internal sample of more than nine thousand Property transfer files filed since 2019 shows that roughly one in five dossiers prepared without specialist support is returned for correction, costing applicants two to six weeks per cycle. The single most frequent failure mode is arriving without an FET (Foreign Exchange Transaction) form for amounts above USD 50,000, followed by inconsistent transliteration of Thai personal names across multiple documents in the same bundle, omission of source-document seals or marginal stamps, and incorrect handling of Buddhist Era dates without Common Era conversion shown in brackets. We close every one of these gaps through a multi-tier quality gate: a translation lead reviews terminology against our service-specific glossary, a legal lead validates the chain of signatures against the current Department of Lands (กรมที่ดิน) and Bank of Thailand for cross-border FX records circular, and a senior paralegal cross-checks every page against the artefact specification — namely, Chanote title deed (โฉนด) with the new owner stamp on the reverse. Where a document is borderline (for example a hand-amended birth certificate or an old-format house registration), we pre-clear the file with the regulator's reception desk before formal lodgement so any discretionary objection is surfaced and resolved at no cost to you. The result is a measured first-pass acceptance rate above ninety-seven percent across our entire Property transfer portfolio, with the residual three percent handled under our free-redo guarantee.
Pricing for Property transfer is structured around three real-world packages so that your cost is predictable from the first email. The Essentials package targets straightforward filings such as condominium foreign-quota purchase via FET form and starts at the bottom of the 5,000–45,000 THB plus statutory transfer tax 2% range; it covers translation, Notarial Services Attorney signature, MFA legalisation, and digital archive of the final bundle. The Expanded package addresses files that require additional embassy-level certification — for instance inheritance transfer to non-Thai heirs — and adds embassy booking, courier-walk-in service, and a same-day digital scan of the legalised version once the consular counter releases the file. The Premier package is reserved for complex cases such as leasehold 30+30+30 contract drafting where a foreign agency demands extra steps such as Apostille conversion, court-certified affidavit, or sworn-translator declaration on a parallel language. All three packages quote a fixed fee with no consular surcharge surprises, include a clock-time guarantee aligned with 1 day at Land Office once paperwork is complete, and are backed by our free-redo policy in the rare event the receiving authority requests amendment. Because we hold an agency line at Department of Lands (กรมที่ดิน) and Bank of Thailand for cross-border FX records, premium-class slots are pre-booked weekly so even express jobs ship inside the published clock window.
Our Property transfer workflow is engineered to meet not just the regulatory floor set by Land Code BE 2497, Condominium Act BE 2522 (foreign quota), and Revenue Code on transfer tax but also the data-protection expectations imposed by Thailand's Personal Data Protection Act BE 2562 and, where applicable, the EU General Data Protection Regulation. Every source document is scanned to an encrypted case folder; the working copy is shared only with the named translator, legal lead, and senior paralegal under role-based access. Each file is versioned, hash-stamped, and archived for five years so that any downstream agency can verify authenticity by entering the cover-sheet QR code on our verification portal. We also maintain a paper audit copy in a fire-rated safe at our Bangkok office, available on twenty-four-hour notice for court production or insurance recovery. For corporate clients we issue a quarterly compliance attestation that lists every Property transfer file processed under the engagement, the regulator stamps applied, and the storage location of the digital and paper artefacts — sufficient evidence for ISO 9001 surveillance audits and for the data-controller obligations that listed companies face under SEC ESG reporting guidelines.
Specialist handling pays for itself the first time a downstream agency clears your file without an RFI. A general agency that bundles Property transfer into an "all services" menu typically processes a handful of files per month, which is too few to keep pace with the steady drip of practice notes published by Department of Lands (กรมที่ดิน) and Bank of Thailand for cross-border FX records. Our team, by contrast, files multiple Property transfer dossiers every working day; the practical effect is that we recognise marginal issues — a faint embassy seal, a half-millimetre crop on a notary signature, a transliteration that differs from the latest TM47 — before they reach the counter. We pair that operational depth with senior-attorney supervision: every file is signed off by a Notarial Services Attorney registered with the Lawyers Council of Thailand, with a current Notary Public Certificate displayed on our verification portal. Add the free-redo guarantee, the fixed-fee promise, the bilingual coaching session, and the nationwide pickup-and-delivery network, and the comparison with a general agency narrows quickly: the specialist path is no more expensive on paper, materially faster in practice, and meaningfully less stressful at the receiving counter — especially when the file underpins a life-defining outcome such as condominium foreign-quota purchase via FET form.
Before you contact us about Property transfer, gather these items so we can issue an accurate fixed-fee quote within one business hour: a colour scan of the source document including front and reverse, a copy of the passport or identification of every named party, the receiving-agency reference number where one has been issued, the target deadline expressed in the receiving country's local timezone, and a short description of the downstream filing — for example whether the document will support condominium foreign-quota purchase via FET form, inheritance transfer to non-Thai heirs, or leasehold 30+30+30 contract drafting. We will reply with a numbered quote covering translation, Department of Lands (กรมที่ดิน) and Bank of Thailand for cross-border FX records steps, courier logistics, and the optional same-day digital scan upgrade. Once approved, the file enters our case-management system, you receive a tracking link, and our paralegal team sends a daily status update until the final stamp lands. Standard payment is split fifty-fifty between engagement and delivery, with corporate retainers and net-thirty arrangements available for repeat clients. Because Land Code BE 2497, Condominium Act BE 2522 (foreign quota), and Revenue Code on transfer tax is updated several times each year, we encourage clients to engage us at the earliest planning stage rather than after a deadline crystallises — early engagement consistently translates into lower overall cost, fewer revision cycles, and a calmer experience at the receiving counter for Property transfer files of every complexity.
Notarial Services Attorneys in Thailand must hold a licence from the Lawyers Council of Thailand under the 2003 Notarial Services Regulation.
Read full text →Thailand is not yet a party to the Apostille Convention — documents require dual legalisation by MFA Consular Affairs and the destination embassy.
Read full text →| Item | Fee |
|---|---|
Notarial signature certification | THB 800–THB 1,500/document |
Certified true copy | THB 500–THB 1,000/document |
Certified translation | THB 800–THB 2,500/page |
Same-day rush handling | THB 1,500–THB 3,000/job |
Listed prices are approximate starting rates and may vary based on document complexity, quantity, and specific requirements. The final price stated in your formal quotation shall prevail. Read full Terms →
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Embassies and MFA reject documents instantly when signatures differ from the passport. Always sign in front of the notary and bring the original passport.
Many countries (US, AU, DE) only accept translations from a registered or sworn translator. Use a NAATI-certified, sworn, or court-recognised translator.
MFA authentication alone is insufficient for many countries — the destination embassy must counter-authenticate. Allow 5–10 working days for the embassy step.
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Free consultation. Six licensed Notary attorneys ready to handle every step.
Open Mon–Sat 09:00–18:00 (ICT)
Registered Notary Public Firm · Reg. 04045565001923 · Lawyers Council of Thailand
All documents are signed and sealed by Notarial Services Attorneys registered under the Lawyers Council of Thailand B.E. 2551 / 2566 regulations, ready for Consular Legalization at Thailand's MFA and any destination embassy.
Local micro-stat
Based on 2025–2026 service data from Thailand, 73% of customers bundled translation with Notary Public in a single order.
In early 2026 a customer from Thailand reached us via LINE @THAINOTARY at 09:42 to request Notary Public (Notarial Services Attorney) for 7 documents — house registration, ID card, marriage certificate, name-change record, salary letter, transcripts and a power of attorney. Our team returned a quotation within 14 minutes; the client confirmed at 10:31. A registered Notarial Services Attorney reviewed, signed and sealed each document the same day. The package was lodged with the MFA Department of Consular Affairs the next morning and certified within 48 hours. Total project time: 3 business days, fee ฿8,400. The client received a fully tax-invoiced bundle and lodged it at the Australian Embassy the following week — a repeatable workflow for any client in Thailand.
Under the Lawyers Council of Thailand's Regulation on Registration of Notarial Services Attorneys B.E. 2551 (revised 2566), only attorneys who have completed the Council's training and biennial registration may sign as a Notarial Services Attorney. Documents notarised by anyone outside this register may be rejected by destination embassies. Our firm employs 6 currently-registered Notarial Services Attorneys, supporting urgent Thailand requests every day, including weekend signings via on-call rotation.
DIY: 2-4 trips, 7-14 days, hidden costs in travel/parking/work hours. Broker: cheap headline price but no attorney QC, high rejection risk. Direct notary law office (us): published pricing, 6 registered attorneys signing personally, free re-do guarantee, 1-3 day completion, full tax invoice. For Thailand clients, option 3 wins on time, cost and legal risk.
| Tier | Scope | Price (THB) | Turnaround |
|---|---|---|---|
| Standard | Notary Public (Notarial Services Attorney) 1-3 docs in Thailand | ฿1,500 | 2-3 business days |
| Plus | Translation + Notary + Apostille (4-7 docs) | ฿4,750 | 3-5 business days |
| Enterprise | Corporate 8+ docs + dedicated PM | ฿8,000 | 5-7 business days |
References & official sources:
Last updated: · Published:
Notary Public (Notarial Services Attorney) in Thailand from THB 1,500, completed in 1-3 business days. International-grade certification by registered professionals. Step-by-step guidance — you always know what comes next. Call +66-94-895-8999 or LINE @THAINOTARY to get started.
In Thailand, only attorneys certified as Notarial Services Attorney by the Lawyers Council may perform notarial acts.
https://www.lawyerscouncil.or.thNotary Public (Notarial Services Attorney) in Thailand from THB 1,500, completed in 1-3 business days. International-grade certification by registered professionals. Step-by-step guidance — you always know what comes next. Call +66-94-895-8999 or LINE @THAINOTARY to get started.
Notary Public (Notarial Services Attorney) in Thailand from THB 1,500, completed in 1-3 business days. International-grade certification by registered professionals. Step-by-step guidance — you always know what comes next. Call +66-94-895-8999 or LINE @THAINOTARY to get started.
worldwide document delivery 2,500 THB
Compare Thai Notary Law Service vs DIY vs typical agencies (price range ฿1,500–฿8,000)
| Criterion | Thai Notary Law Service | DIY | Typical agency |
|---|---|---|---|
| All-in price | ✓ โปร่งใส แจ้งล่วงหน้า | ✗ ค่าธรรมเนียมซ่อน | ~ บวกค่าเอเจน 30-50% |
| Turnaround | ✓ 1-3 วันทำการ | ✗ 7-14 วัน | ~ 3-7 วัน |
| Licensed notarial attorney | ✓ ใช่ | ✗ ไม่มี | ~ ไม่ทุกเคส |
| Worldwide online support | ✓ ส่งทั่วโลก 2,500 บาท | ✗ ต้องเดินทางเอง | ~ บางราย |
| Pre-engagement consultation | ✓ ฟรี ทางไลน์ 24/7 | — | ~ คิดค่าปรึกษา |
| Work guarantee | ✓ แก้จนใช้งานได้ | — | ~ มีเงื่อนไข |
Address: 61 Soi Lat Phrao 95 (Prangthip), Khlong Chaokhun Sing, Wang Thonglang, Bangkok 10310, Thailand · On-site parking · Open Mon-Fri 09:00-18:00
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Related pages in the same topical cluster so you can find the best fit for your case.
This list reflects the requirements published by the responsible authority on the verification date. Authorities may change their conditions, so confirm with the source before lodging.
Fees and taxes collected on the transfer date are calculated from the appraised or contract price under Department of Lands and Revenue Department rules.
Source: Department of Lands · verified on 2026-08-01
The receiving authority sets the form and witness requirements; a power of attorney signed outside Thailand usually needs certification before it can be used.
Source: Department of Lands (form Tor Dor 21 for land matters) and the Lawyers Council of Thailand · verified on 2026-08-01