Case study: a power of attorney to deal with a Thai condominium from abroad

The situation

A foreign condominium owner unable to travel to Thailand during the transaction

A representative had to handle ownership paperwork and deal with the condominium juristic person.

What actually blocked the file

• The draft granted authority so broadly that the receiving office would not accept it.
• The agent’s name spelling differed from their ID card.
• No execution date or expiry of authority was stated.

The sequence we ran

1. Asked the receiving office which wording and list of acts it expects.
2. Redrafted naming the specific acts with an execution date and duration.
3. Matched the agent’s name to their identity document.
4. Arranged signing before an authorised certifier and the required certification chain.

Outcome

The representative acted within the stated scope, and the owner now has a standard template for future mandates.

What to prepare for a power of attorney

• The signer’s valid original passport or Thai ID card.
• Written confirmation from the receiving authority of which certification is required and whether onward legalisation is needed.
• A draft power of attorney stating the scope of authority and its duration clearly.
• The agent’s full name as shown in their passport and their identity number.
• Copies of the related asset or company documents, such as a title deed or company affidavit.
• A power of attorney and the agent’s ID, where a representative handles steps that legally permit representation.
• Any additional copies specifically required by the receiving authority in 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. Lawyers Council of Thailand (Lawyers Act B.E. 2528, section 27) · 2026-08-16 · source

How a power of attorney is notarised

1. Confirm with the receiving authority which certification is required — signature certification, certified true copy, or certification of facts — because the wording differs for each.
2. Check that the attorney is registered with the Lawyers Council as a Notarial Services Attorney and holds a verifiable registration number.
3. State the scope of authority precisely, including the specific assets or transactions the attorney-in-fact may handle.
4. Give the full name, identity-document number and address of both grantor and grantee exactly as in official records.
5. The grantor signs before the attorney, with witnesses if the destination’s law requires them.
6. Check whether the destination requires stamp duty or a prescribed agency form.
7. The attorney signs, seals, and records the notarial registration number and date on the certification.
8. For overseas use, take the notarised document for legalisation at the Department of Consular Affairs and then, where required, at the destination country’s embassy or consulate.

The steps below are drawn from the procedures the responsible authority publishes itself, with the source and verification date shown. Some steps depend on the case and may change with the authority’s own announcements. Lawyers Council of Thailand (Lawyers Act B.E. 2528, section 27) · 2026-08-16 · source

Why a power of attorney is refused or sent back

The scope of authority is wider or narrower than the destination accepts

The receiving body checks whether the instrument covers the act being performed. Wording that is too broad, or that omits the act, draws a request for a new instrument naming the specific act.

The agent’s name does not match their passport spelling

The agent’s name must match the identity document they will present. Even a one-character difference commonly requires correction before the matter proceeds.

No date or expiry of authority is stated

An instrument without an execution date or duration may be treated as unusable at the time of filing; state both clearly.

The document was signed before meeting the attorney

Signature certification confirms that the signer signed in the attorney’s presence. If the document arrives pre-signed, the attorney will ask for a fresh copy to be signed in person.

Identity document is expired or presented only as a copy

Identity verification requires a valid original passport or ID card. A copy or an expired document is not sufficient, and the certification waits until a valid original is produced.

The certificate wording does not match what the destination prescribes

Many receiving bodies prescribe their own certificate wording. Generic wording is commonly returned with a request to re-execute using the prescribed form.

The document still contains blanks or unfilled fields

The attorney certifies the document as it stands at that moment. Blanks that could be completed later should be filled in, or struck through, before signing.

Lawyers Council of Thailand (Lawyers Act B.E. 2528, section 27) · 2026-08-16 · source

What to watch next time

• Naming specific acts works better than broad authority.
• The agent’s name must match their ID exactly.
• Always include an execution date and an expiry.

Questions this case raises

Can a power of attorney made abroad be used in Thailand?

Yes, when certified as the Thai receiving office requires — typically certified in the country of origin, then at the Thai mission or the Department of Consular Affairs.

Does it need a Thai translation?

Most Thai government offices ask for a Thai version or a certified Thai translation.

Related reading

• Case study: certifying a Thai power of attorney for property abroad
• Case study: a single-status declaration for marrying abroad
• Case study: swearing an affidavit of single status for a marriage abroad
• Case study: certified passport copies for an overseas institution
• Consular legalization
• Certified translation