Power of attorney for legal steps in Thailand — form, scope and certification when signed abroad

Most Thai agencies, such as land offices, the Department of Business Development and banks, want a power of attorney limited to a specific matter, identifying the title deed number, company registration number or account number. Overly broad wording is often rejected.

Land offices use their own POA form and may require the grantor to sign before an officer, or to have the signature certified abroad by a prescribed route. Get the form from the land office where the property sits before preparing documents.

A grantor abroad usually signs before a Thai embassy or consular officer, or before a local notary public followed by the certification route Thailand accepts. The sequence depends on the country where the document is signed.

Thailand acceded to the Hague Apostille Convention on 30 June 2026 and it enters into force for Thailand on 28 February 2027. Until then, documents executed abroad for use in Thailand still need Thai embassy or consulate legalisation.

A foreign-language POA needs a Thai translation when filed with a Thai agency, and some agencies also want the translation certified by the Department of Consular Affairs.

The names, nationalities, passport or ID numbers and addresses of both grantor and attorney, matching the identity documents exactly. Small discrepancies, such as a middle-name spelling, are a common reason for rejection.

The specific act authorised, for example "to file for registration of transfer of condominium unit no. ... in ... condominium", and whether the attorney may sign, receive money or appoint a sub-attorney.

The date and place of execution. Some agencies consider how old a POA is, so check with the receiving agency how recent it must be.

Stamp duty under the Revenue Code when used in Thailand. The rate depends on the type of authority; check with the Revenue Department or the receiving agency.

Under the Civil and Commercial Code, agency ends when the principal revokes it, the agent renounces it, or either party dies or becomes incapacitated, subject to limited exceptions agreed in some cases.

On revocation, notify the attorney and every agency that holds the POA, such as banks or land offices, in writing, and ask for the original back to prevent further use.

When the grantor is abroad, most Thai agencies want the signature certified. This is generally done either by signing before an officer at a Thai embassy or consulate-general, or before a notary public in that country and then completing that country’s certification chain and Thai embassy legalisation.

Thailand acceded to the Hague Apostille Convention on 30 June 2026, and the Convention enters into force for Thailand on 28 February 2027. Until then, foreign documents still need Thai embassy or consulate legalisation. After that date, documents from contracting states may use an Apostille instead; always confirm with the receiving agency.

A power of attorney in a foreign language usually needs a certified Thai translation, and some agencies, such as land offices, use their own forms. Check the required form before the grantor signs to avoid redoing it.

Under the Civil and Commercial Code provisions on agency, the attorney-in-fact must act within the authority granted, act with care, report on what was done and hand over money or property received on the grantor’s behalf. Acts beyond the authority may not bind the grantor, and the attorney may be personally liable.

Grantors should therefore define the authority clearly, set how reporting will work and ask for copies of everything signed on their behalf. Attorneys should keep evidence of every step.

Common examples include buying, selling or mortgaging land and condominium units, registering or changing company details, filing taxes or claiming refunds from the Revenue Department, court proceedings, estate administration, collecting official documents and bank transactions. Each agency may have different rules on forms, witnesses and stamp duty.

Before signing, check that the names, addresses and ID numbers of the grantor and attorney match the originals; that the matter is stated precisely, such as the title deed or unit number, company name and registration number, or case number; whether the attorney may appoint a sub-agent; any end date or condition you want; witnesses as the agency requires; and stamp duty under the Revenue Code.

Never sign a power of attorney with blanks left in it, as text could be added later that does not reflect your intention. Always keep a copy of the signed version.

A general power of attorney is not accepted by every agency; many require a specific power or their own form. A power of attorney also does not last forever: it ends on the grantor’s death, revocation or expiry of any stated period. Some agencies may also decline one signed too long ago, so check with the receiving agency before relying on it.