Do you offer condo handover inspection services with a lawyer for foreigners who are not currently in Thailand — Rights in immovable property arise on registration before the competent official at the local Land Office under the Land Code, and condominium units are subject to the foreign-ownership ratio in the Condominium Act. /land|title deed/i The local Land Office title file is the only reliable record of mortgages, servitudes and freezes, so it should be inspected before signing. A foreign condominium purchase requires evidence that the funds entered Thailand from abroad (FET form or bank certificate) filed with the Land Office. Some online filing systems require verification through the government digital-ID service before they can be used. Ask the receiving body in advance whether it wants the original, a certified copy or a translation set, so the work is not repeated. Corporate documents must be a recent certified extract from the Department of Business Development bearing the registered company seal. If someone files on your behalf, a signed power of attorney with certified ID copies of both parties is required. You can ask for a step-by-step route map with the document checklist before deciding to instruct us.
“Do you offer condo handover inspection services with a lawyer for foreigners who are not currently in Thailand?” falls within an end-to-end service that combines document preparation, translation, signature certification, consular legalisation and coordination with the destination mission into a single file. The people who search for it are usually preparing a filing against a fixed deadline, recovering from a rejected submission and trying to identify the missed step, or coordinating documents for several people at once.
In practice, each step sits with a different body: the issuing office, the Notarial Services Attorney, the Department of Consular Affairs, and the destination country’s diplomatic mission. Knowing which body owns which step makes it possible to judge how many stages a bundle needs, and which of them cannot be corrected without starting again.
This is a baseline set. Individual receiving authorities may add requirements, so confirm with the destination body first.
Record how many stages each document needs, who certifies it, and what must finish first, so no step has to be redone.
Check personal names, company names, addresses and dates across the whole bundle before any certification begins.
Original → translation → signature certification / legalisation → destination mission. Doing these out of order forces a restart.
Verify the number of sets, the seals, the binding, and that issue dates are still within the destination’s validity window.
| Route | When it applies |
|---|---|
| Notarial Services Attorney certification | For privately drafted instruments — powers of attorney, affidavits, consent letters — signed in the attorney’s presence. |
| Legalisation at the Department of Consular Affairs | Where a foreign authority needs confirmation of the Thai issuing office’s signature and seal, or of the translation. |
| Attestation at the destination mission | Where the destination country requires its embassy or consulate in Thailand to attest the file after consular legalisation. |
| Thailand’s Apostille status | Thailand acceded to the Apostille Convention on 30 June 2026 and it enters into force for Thailand on 28 February 2027. No Apostille is issued in Thailand before that date. |
If you are working through “Do you offer condo handover inspection services with a lawyer for foreigners who are not currently in Thailand?”, start by getting the receiving authority’s requirement in writing, then plan the certification chain backwards from your real filing date.