Best Thailand Beach - Welcome to Tropical Thailand - Blog

One of the best Thailand beaches is Maya Bay in the Phi Phi Islands. The Phi Phi Islands are located in southern Thailand near Phuket. The Phi Phi Islands have to be some of the most beautifull islands in the world and are one of the best Thailand beaches, the Phi Phi Islands have been made famous by many flims, one of the most recent being "the beach". The Phi Phi Islands are truly an island paradise and are a must for beach lovers the world over.

Then their are the beaches of Phuket, as an Island it has so many world class beaches and some of the best beaches in Thailand, Patong is the main Beach on the Island of Phuket, it has been over developed now, but there are still many beaches in on the island of Phuket that still remain relatively untouched, beaches that include Kata Beach, Kata Noi and Nai Harn Beach which are on the southern end of Phuket Island while on the northern end there is Bang Tao and Surrin beaches making Phuket a top destination for the best Thailand beach.

On Phuket there are also many small beaches which are hard to gain access to, like Paradise Beach and Nui Beach, these beaches have remain under developed due to their remote access but still offer some of the best Thailand beaches. There are also many surrounding islands near Phuket which can offer an island paradise getaway, they also offer some of the best dive sites in the world too.

Thailand has many other islands that have remained less developed, like Koh Lanta or Koh Chang which are great places for an island getaway and have to be in the top 5 for the best Thailand beach, on Koh Lanta it is still possible to find a beach with hardly anyone on them, being a tropical paradise Koh Lanta has nine great beaches all facing west, so you get a great sunset, no matter what beach on Koh Lanta you are on. Koh Lanta is a great place to escape the crowds and still enjoy the best Thailand Beaches.

Then there are the party islands of Koh Samui and Koh Phangan which are a top tourist destination for the best Thailand beach. Koh Samui and Koh Phangan have built up a world wide reputation as the place to party on the beach at the full moon party, on Koh Phangan you can dance until the sun comes up and longer if you wish, as there is always a party on Koh Phangan. All this makes Koh Samui and Koh Phangan some of the best Thailand beaches.

All in all Thailand has so many amazing beaches from full-on tourist island of Phuket and Koh Samui to tropical remote island like Koh Lipe or Koh Mook. For beach lovers the world over Thailand is an amazing place that has to be experienced, once you go there, you will always want to go back, apart from the beaches their is a world class cusine and an abundance of culture.

While Bangkok have some of the best Buddhist temples in the world. Bangkok is also know for it's shopping, their are enough shops to keep even the most avaid shopper happy with prices that are cheap compared with western prices.Thailand is an amazing place to vist, and it's people will make you feel welcome with their trade mark of the "land of the smiles". Enjoy your stay in paradise. Best Thailand Beach

Best Thailand Beaches - Phi Phi Islands

Welcome to the Best Thailand Beach Experience.

Thailand's Beaches are some of the best in the world

One of the best Thailand beaches is Maya Bay in the Phi Phi Islands. The Phi Phi Islands are located in southern Thailand near Phuket. The Phi Phi Islands have to be some of the most beautifull islands in the world and are one of the best Thailand beaches, the Phi Phi Islands have been made famous by many flims, one of the most recent being "the beach". The Phi Phi Islands are truly an island paradise and are a must for beach lovers the world over.

Thailand Property and Real Estate

What Type Of Thailand Property Is Available For Homeowners? by Vikram kuamr



When relocating many people from all over the world consider the country of Thailand. In fact, each and every year more and more people turn their eyes to Thailand when it comes to selecting a place to relocate their family during retirement, when seeking out a place to relocate their company, or to seek out a location in order to purchase a summer or vacation home. One of the main reasons people choose Thailand is due to its climate, beautiful surroundings, and rich culture. Additionally, it is in the midst of a wide variety of countries and locations that are highly sought after and easy to travel to from Thailand.



Thailand property is also considered to be very affordable. This is actually one of the main reasons why companies choose to relocate to Thailand. The cost of starting up a company or relocating a company to Thailand is much more affordable than starting up a company in the United Kingdom or United States. In fact, more and more high profile companies are choosing to expand their company to Thailand or are choosing to begin their company there from the start. In fact, this is the number two reason why people choose to take advantage of Hua Hin Property.



The top reason why the majority of people choose to seek out Thailand property is in order to obtain an excellent place for them to retire or relocate their family to. This also includes seeking out Hua Hin property wherein families will start up summer homes. There are numerous types of properties that a homeowner can choose from when it comes to Thailand property. The first type is typical homes that can be built from scratch. The second type is homes that were previously occupied but that have now been put back onto the market.



Other available real estate properties in Thailand include apartments and condominiums. You can also choose from premier beachfront properties, exclusive golf villas, or even from new development properties. You can also find permanent vacation rentals or purchases. These are just a few of the Hua Hin property rentals and purchases that you can choose from when considering Thailand property.



If you are considering the purchase of Hua Hin property then you will need to turn to an expert who understands what is involved in obtaining a Thailand property. You will need a trusted and respectable company who can assist you in not only seeking out the type of property that you desire, but also in seeking out a property that is located within your general price range. You can find such a Hua Hin property if you know who to turn to for advice and guidance.



With Thailand Property, Hua Hin you can quickly find this type of guidance and can ensure that you find the exact type of property you are looking for at a price that you can easily afford. With their team of experts you will quickly and easily gain everything that you desire with very little effort.





If you are on the market for Hua Hin Property then you will need to find an expert. Thailand Property, Hua Hin is the best resource you will come across when you are on the market for Thailand property.



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Best Thailand Beach - Welcome to Tropical Thailand - Blog

Best Thailand Beach - Welcome to Tropical Thailand - Blog

Best Thailand Beach - Welcome to Tropical Thailand - Thailand's Amazing Beaches

Best Thailand Beach - Welcome to Tropical Thailand - Thailand's Amazing Beaches

Top Tips to Avoid When Relocating to Thailand

Six Deadly Mistakes Westerners Make When Relocating to Thailand

By Johnny Farang

Many people visit Thailand on holiday or on a business trip and fall in love with the wonderful "Land of Smiles". Thailand has so much to offer: beautiful women, delicious food, great climate, fantastic beaches, tropical islands, outdoor sports activities, a dynamic social life and amazing travel opportunities. It's a wonder anyone returns home! Some don't. In this article I look briefly at six of the more common mistakes people make when they finally make the move to Thailand.

Deadly Mistake #1: Incorrect visa

Having the incorrect visa can be an expensive mistake. It's particularly important to make sure you have the correct visa if you are intending to work or start up a business in Thailand. Seek proper visa advice before leaving home. If you are in the UK I recommend checking Thaiconsul-uk.

They provide excellent support. Of course the same visa rules apply to most other Western countries.

Deadly Mistake #2: Insufficient income

Job options in Thailand are somewhat limited in supply. The vast majority of jobs available to Westerners are low paid English teaching jobs. These can range in salary from 25,000-35,000 baht per month. The better paying IT jobs, which are quite rare, may pay 40,000-60,000 per month. At more prestigious private schools teaching jobs may attract around 50,000 Baht per month, but these are very hard to come by.

If you are a qualified teacher recruited from UK for one of the International Schools in Thailand, you will get UK type rates of around £25,000 - £35,000 per year, depending on experience. This amounts to about 200,000 Baht per month - that is a LOT of money in Thailand. Often the school concerned also provides accommodation and food, much like private schools in UK, which means it's an even better deal, allowing you to save reasonable amounts of money for the future.

So typically, if you go into a reasonable local English teaching job you might expect around 35,000 Baht per month. To put that into perspective the average monthly salary in the UK at time of writing is equivalent to over 136,000 Baht per month. So expect to take a bit of a pay cut!

On the other hand the cost of living in Thailand is considerably cheaper than the UK. You can live on 35,000 Baht per month in Bangkok. Of course what is considered by some to be living may be considered by others to be a frugal existence. If you want to be out gallivanting in clubs or travelling over Thailand, or live in a better apartment you will need more money according to your tastes and requirements. I personally budget 70,000 Baht per month whenever I stay in Thailand, but then I spend quite a bit of time playing golf, diving and travelling.

The other option that people go for is setting up a local business in Thailand. Some people make a moderate success of this. A minority can make a lot of money with glitzy nightclubs, hotels and bars. Of course this requires a lot of knowledge and capital.

I don't particularly recommend starting a business locally in Thailand unless you have a track record of business success outside of Thailand. I think there are better and safer ways to make money in Thailand, such as running your own online business. An online business that generates passive income has the added advantage that you have a lot of free time to enjoy Thailand - rather than being chained to an office or business all day long.

If you are a retiree you need to make sure your income meets the legal requirements for the retiree visa. This needs to be checked by the authorities on an annual basis and they will expect to see satisfactory evidence of your overseas income.

Deadly Mistake #3: No objectives

If you make the move to Thailand it's important to have specific goals in mind of what you'd like to achieve during your stay. There are many people who, after relocating, waste a lot of time and never really achieve anything in Thailand. Too late they realise they've squandered their life savings. It's very important to have some idea of the things you'd like to achieve. These could be specific travel objectives - diving in a certain reef, visiting an interesting area such as Chiang Mai. Hopping to places like Malaysia and Singapore. There could be business or financial objectives you want to achieve.

You may have personal objectives such as finding a wife, getting married and starting a family. You may want to learn Thai or another language. Perhaps you always wanted to write a book or learn a new skill or study for a new qualification.

Don't waste your time in Thailand - make it really count for something. Always have a clear idea of what you'd like to achieve during your stay in Thailand - otherwise after a couple of years you will be moving back home and wondering why you ever went to Thailand in the first place.

Deadly Mistake #4: Mismanage money

A big problem here is that people tend to convert Baht back into their Western currency in their heads. This gives them the impression that they are spending less money than they really are. When you do the conversion everything sounds so cheap - it is - if you are earning a Western salary.

It's also easy to fall prey to other Westerners living in Thailand. If you are freshly arrived with money in your pocket be prepared to have others try to relieve you of it. All kinds of "can't lose" business ventures will come your way, as well as requests to "borrow" money. Loans somehow never get repaid. Keep a very tight hold of your money. I always recommend keeping the bulk of your money out of Thailand. Simply draw what you need to live via an ATM and pay your main bills with your credit card.

If someone asks me if I'm interested in investing money in some project of theirs I always just tell them I don't have any, or it's tied up in property in the UK (which is something I recommend you do anyway). They soon lose interest.

Deadly Mistake #5: No appreciating assets

One of the problems with selling your house to fund your move to Thailand is that you are losing an appreciating asset. Owning a freehold property in Thailand can be done but it is not without its complications. Even if you do manage to end up owning a property in Thailand it is unlikely to increase in value as much as, say, a property in the UK - especially over the long term.

By purchasing a property in Thailand you are also exposing yourself to a number of other potential problems: what happens if the laws on property ownership change (again), what happens if the visa rules change (again), what happens if your visa is not renewed, what happens if there are legal complications, what happens if you want to sell up and move back home? Rental property is very widely available and good value in Thailand, so I suggest most people go that route.

If you currently own a house in the UK (or West) I strongly urge you to keep it. Crunch the numbers and see if it's possible to let the property out, taking into account rental income, tax, management fee and periodic repairs. If the numbers work that's fine. If not you might be better off delaying your move to Thailand until you've paid off a bit more of your mortgage - enough to bring the numbers in favour of letting the property out. There are many options on variations possible here - but ideally you should have an appreciating asset of some kind outside of Thailand.

Deadly Mistake #6: No escape plan

You need some kind of escape plan. The very least this should be is backup money for a ticket home. Ideally keep this money in a different account and don't touch it. Better still, give your escape funds to a parent or sibling and tell them not to give you the money unless it's for a ticket home - preferably they should actually buy the ticket for you. Westerners can get themselves into all kinds of hot water in Thailand - for a wide range of reasons. They might fall foul of the law, lose their money in a failed business, have their heart broken or be robbed blind by a scheming gold-digger. It's at this point many people can get desperate and get themselves involved in drugs and other crimes. Don't get into that position - always make sure you have a clear and bullet-proof exit strategy before moving to Thailand.

Summary

In this article I've looked at some of the most common things than westerners get wrong when moving to Thailand. No one can live a perfect life - but you need to make sure your foundation (mentally, physically and financially) is solid before attempting to relocate overseas to Thailand. The same advice goes for other countries in Asia or even to other countries in the West.

Living in Thailand can be a fantastic experience, with a bit of planning ahead you can avoid all the most common errors.

Johnny Farang has been visiting, living in, and writing about Thailand since 2003. He hopes to retire there one day and is working towards that end. Johnny is founder of the site http://www.dreamofsiam.com which he has been running since 2004.

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Retirement in Thailand

Buying a House in Thailand For Your Retirement

By Paul Aragones

Buying a house in Thailand for your retirements is one of the best options that you can do after your work is done and you want to have peace and quiet. However, there are plenty of laws and regulations that you need to be aware of so that you can effectively procure the property that you want.

You know that there are a lot of investment opportunities in Thailand and real estate is what many foreigners go there. And while there are plenty of restrictions that are put on the procurement, there are also a lot of ways that you can go around them.

Here are some rules that you need to keep in mind:

Know what you can not own

There are various things that you can buy in Thailand and a house is one of them. However, there are things that are off limits for you. One of the things that are not available to a foreigner is that foreigners are not allowed to have a 49% ownership of a condominium. This ensures that majority of the ownership of the property remains on the hands of the Thai.

How you can get around this

And while this is the case in most of the people, there is a way that you can get around this one. You can get around this rule by establishing a local Thai limited company. Since you cannot get more than 49 percent share, then you must enter an association with 6 other Thai investors in order to form such an organization. Remember that in a Thai limited company, you need a minimum of 7 shareholders involved. After this, you need to be named the executive director of the said company and be voted by the rest of your associates. After this, the six other investors should sign an undated share transfer thereby giving you the whole property.

The other option

There is another option that you can have other than the Thai limited company. If you can not find six other investors that is willing to cede ownership to you then, Thai limited ownership is not the best option for you. If you are in this predicament then you might want to try the second option.

Your second option is through the lease of land for 30 years and after that you can be offered an extension of 30 years and can be extended to up to 990 years more at maximum. Remember that the foreign owner has the right to will the land to his heirs.

These two ways are the easiest ways to buying a house in Thailand for your retirement. Try and follow the tips so that you can have the easiest time.

Paul is a long time Asian traveler and hopes he can help a few foreigners in their search for the bets spots to visit on earth. To Retire in Thailand one must know the ins and outs of the place.

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Moving To Thailand

Moving to Thailand - The Many Benefits

By Mitch Bowler

In the heart of Southeast Asia - that is where you can find Thailand. Wai is what they call an act of respect that they do for greetings. You will put your hands together in a prayer like gesture and bow your head. In India they call it namaste. One of the most important parts of their custom is the belief that the head is the most honored part of the body and feet are the dirtiest. So touching a person's head is a rude attitude for Thais. As almost all of us know, Buddhism is the most practiced religion in this country.

You must be 50 years or older in order to apply for a Thai Retirement Visa. The first requirement in applying for this visa is a non-immigrant visa and in order for you to get that, you need to be 50 years old, have proof of a monthly income and a letter from the bank, which shows the statement of your pension or funds. To fulfill the financial requirement for the visa you must show proof that you have a bank account with at least the amount of THB 800,000 which is US$ 24,330. You must also have a monthly income of THB 65,000 or US$ 1,975.40 to be exact. Your retirement visa is valid for a year and you will need to renew it every year that you plan to live here. Once you have been granted a retirement visa you will no longer be allowed to work while staying in the country.

Internationally, Thai food is one of the most popular due to its taste with a touch of both Western and Eastern unique flavors. Thai food is also well-known for its hot and spicy dishes. Like many other East Asian countries the main food here is rice. Some examples of Thai cuisines are Chok, which is a breakfast food; a porridge which is eaten by most Thais. Another example is a rice soup with pork or chicken which they call Khao tom. When it comes to desserts, you will often find fresh fruits. Thais traditionally drink Sato (rice wine). For anyone willing to be extra adventurous and walk on the wild side you can also find exotic insect dishes here that really must be seen to be believed!

The cost of living in Thailand is very affordable. You can live a comfortable and simple life for only US $400 to US $500 a month, including the house rental, other utilities (electricity, water, etc), transportation and food. Thailand is also a safe country but like in other countries, you still need to observe and apply safety precautions for your own protection.

Mitch Bowler is an avid traveler, having lived the majority of his adult life overseas exploring different cultures and learning about the best that each has to offer the expatriates who live there.

Visit http://www.retiring-overseas.com/moving-to-thailand.html for more information on living abroad.

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Thailand Property and Real Estate

Real Estate and Property in Thailand

By Martin Juarez

Because of the exotic beauty and splendour of Thailand most of the tourists who come to visit temporarily end up living in this majestic and tropical country as expatriates.

Generally, under the Thai law, foreign ownership of land is strictly prohibited. Financially smart foreigners however, have found the process of purchasing condos in their own name and renting those units out for income generation to be a very attractive investment.

Thus, resourceful foreigners have directly gained full control over the property they acquired in the form of condominium units. Some expats will live in the Thai condo themselves while other owners choose to have a property management company handle the rental. Some Thailand condo developers will even offer this service to the new buyers.

Since foreigners are forbidden from acquiring real properties in Thailand, they have chosen to purchase the next best thing. Acquisition of condominium units have become the simplest and most trouble-free substitute for foreigners who want to own real property in the country.

Although foreign ownership of condominium units is allowed, acquisition thereof is limited to a maximum of forty-nine percent (49%) of the whole building.

Another method of indirectly acquiring real property in Thailand is through a long-term lease. Although the non-Thai is merely considered as a lessee in this case, he is converted into the virtual owner of the leased premises since the lease agreement may be drafted in such a way as to render the agreement binding for a very long time, the maximum period of which is for thirty (30) years.

Before the expiration of the contract of lease, if the latter changes his mind and decide to sell his rights to the leased premises, he may validly be allowed to do so as long as such an act is provided for under the contract of lease.

Another alternative approach to indirectly owning real estate is the purchase of land through a duly registered Thai company. Although purchase of land by an individual foreigner is prohibited, it isn't prohibited for the Thai company to own and to acquire Thailand real estate.

Thailand condo legal services are provided by Siam Legal International in Bangkok, Phuket, Chiang Mai, Hua Hin, Pattaya and Samui.

Martin Juarez is a Business Correspondent for Siam Legal International, Thailand's largest legal service network with offices in Bangkok, Phuket, Pattaya, Hua Hin, Chiang Mai and Samui. The firm has international locations in London and Los Angeles. Siam Legal is a full-service law firm and provides a wide range of legal and Thailand visa services. Reach Siam Legal at +(66) 2-253-8100, or info@siam-legal.com.

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Thailand Property Law

Property Law in Thailand

By Chris Heath

Thailand is becoming an ever more popular retirement and choice of country to live with its low costs and beautiful scenery not forgetting of course the world famous friendliness of the Thais themselves. But finding out about the laws governing property ownership here can be confusing. Here are the bare bones of Thai property Law

o A foreigner can own a condominiums long as less than 40% of the condos or apartments in the building are owned by foreigners. Many people believe it to be 49% although this regulation was an addition to the existing law and was only meant to be in place for one year and has since expired.

o A company can own property such as land and a house (and hence the foreigner can buy land and a house via their Thai registered company) as long as no one foreigner owns more that 39% of the company (recently amended from 33%) and total foreign ownership of the company does not exceed 49%.Still ambiguous and under review.

o The Thai wife of a foreigner can own property (a recently changed legal status due to gender equality in the new 1997 constitution revision), in her name only. This is fine as long as you don't have marital problems. (The same, of course, goes for a Thai husband, but the law was changed recently for Thai wives due to the new constitution guaranteeing equal rights.)

o A foreigner can lease land for 30 years, with an option for another 30 years, the first 30 years are guaranteed they are registered with the Land Department, however the second can be contested.

o If you gain BOI approval you may as a company is able to buy up to one rai of land. Although this is meant for very large investors.

At the end of the day if you are seriously looking to invest in Thailand you should consult a good lawyer who will be familiar with the latest property laws.

Chris Heath is the sole proprietor of Soho Properties a real estate agency located in Bangkok Thailand.

http://www.soho-properties.com

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Thailand Property

Real Estate and Property in Thailand - Legal Information For Prospective Property Buyers

By Benjamin W. Hart

Thailand is one of the most exotic and beautiful locations in the world. For this reason, it is one of the top tourist destinations and continues to draw new arrivals each year. Many of those coming to Thailand eventually decide to remain in the country as expatriates. When seeking to relocate to any country, the issue of home ownership becomes a paramount concern. Hopefully this piece will shed light upon some of the many facets of Thai Property Law.

Obtaining Real Estate or Property in Thailand

In order to stay in Thailand for the long term many people opt to buy Thai Real Estate. Owning a home in Thailand can be a bit of a risky enterprise since Thailand has many laws that preclude foreign ownership of land. However, there are some ways in which a non-Thai can own or control Thai property.

Thailand Condos

Condos in Thailand are a popular choice for many expats. Under Thai law a foreigner is allowed to own a Thai Condominium provided the Condo meets certain requirements laid out in the Thailand Condominium Act.

Thai Real Estate Lease

A long term lease of Thai Real Estate is another attractive option to many prospective foreign Property owners in Thailand. However, there is some misunderstanding regarding Thai leases. Many people believe that Thai leases are automatically renewable and they can last for over 30 years, this is simply not the case.

Thailand Usufruct

A usufruct of Thai property is another possibility. This is much like a life estate under the common law system in that a usufruct can grant a person the right to the use of land for life. There are many formalities that must be kept in mind when drafting a usufruct which is why it is advisable to have a lawyer prepare a usufruct.

Thai Company Formation for Property Ownership

Another method of "owning" property in Thailand is having a Thai company own the property and have a disproportionate number of voting shares allotted to the non-Thai property "owner," this method allows a non-Thai to keep control of the property while still adhering to Thai law.

For interesting insights regarding Thai Real Estate and Property Legal issues please see: http://hubpages.com/hub/Buying-Property-or-Real-Estate-in-Thailand

The legal system of Thailand is complex body of regulations and rules. As with any legal structure used to own real estate, it is wise and recommended that a competent lawyer draft all documents and conduct due diligence research in order to make sure ones interests are fully protected.

Benjamin Hart is a licensed American attorney. He currently resides in Bangkok where he is Managing Director of Integrity Legal, an Immigration Law Firm with offices in the United States and Thailand. To find out more about Thai property issues please visit http://www.integrity-legal.com/real-estate-thailand/thailand-property-law.html

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Types of Land Title Deeds in Thailand

How to Understand the Various Sorts of Land Title Deeds in Thailand

By Thongplay Brown

Grasp The Several Sorts Of Land Certificates In Thailand

Are you a foreigner, married to a Thai National and planning to retire in Thailand? In that case, in particular if you are contemplating to buy land and build a retirement house in Thailand this could be of interest.

To start with I am obliged to give you a few warnings!

Warning No. 1: All land in Thailand is does not have the same legal grade!

Warning No. 2: I am not a solicitor. This article is gained from my own research and is offered as is.

I have vigilantly checked the correctness of my investigations, but I can not be responsible for any consequences arising out of you making use of it. Please make certain that you conduct your own checks

Warning No. 3: Things in Thailand on occasion turn out in unexpected ways.

Just because the law says A, some people may take it as B!

The Significance Of Checking Title Deeds On Land In Thailand

You would be well advised to verify the title deeds before you agree to any land transaction in Thailand. Instances have been reported where some people understood they would actually fully own the land, yet they just received possessory rights. Other people understood that they were acquiring a particular amount of land however they really received a smaller size.Yet more people understood that the house is on the land they were buying, but the property was on somebody else's land.

Right Of Possession And Ownership Of Land In Thailand

There are two completely separate rights that people can possess on a plot of land in accordance with the law in Thailand.

One is the right of ownership, the other is the right of use.

A person are able to have the right of use of land for whatever purpose even though it does not actually belong to them. Yet, the rights that you can hold over a plot of land, such as ownership or right of use, depends upon the sort of title deed. Accordingly it is critical that you can distinguish between the limitations of the varying types of land title deeds and what is the actual kind of title deed held by the land you are contemplating purchasing.

The Several Kinds of Land Title Deeds In Thailand

1. Sor Kor 1

2. Por Bor Tor 6

3. Por Bor Tor 5

4. Sor Por Kor 4-01

5. Nor Sor Saam

6. Nor Sor Saam Gor

7. Nor Sor 4 Jor (Chanoht)

1. Sor Kor 1

Sor Kor 1 is the form required to inform the State of a possessory claim to a plot of land.

This first appeared in December 1954 and was a tool of the state to confirm claims upon the land with the ultimate issuance of Nor. Sor 3 or Nor. Sor. 3 Gor documentation (see below). There are plans to get rid of this title and raise all Sor Kor 1 land to Nor Sor Saam. The form recognises the right for the holder to occupy and farm the land. The land can not be disposed of, it may only be moved to immediate heirs of the individual who owns it.

2. Por Bor Tor 6

This is certification that is mandatory for all land to have so that a tax number can be issued and tax be paid upon the use of the land. There is no inference of title, ownership or possessory right of the land, just that it has been recorded as taxable.

3. Por Bor Tor 5

This is farming land not documented as having ownership by the appropriate land office. The local village headsman will be used as the one and only Official and he needs to know about who owns the land by possessory rights title, and moreover the borders of the land. When disposed of, funds are handed over with the knowledge of the sheriff. By law development is not permitted, but often property developments have appeared with full knowledge by local Planning officials.

4. Sor Por Kor 4-01

This relates to land fixed by the Land Reform Committee. Land with this documentation cannot be purchased or disposed of, and may only be moved to rightful heirs of the individual who owns it.

5. Nor Sor Saam

This identifies that the land has been discharged to the holder by the administration and the land can be utilised for its benefits by the certificate holder of this title deed. Nevertheless, this is not an unambiguous document, and is appropriate only to the particular the holder of the land. Problems occasionally appear when aiming to confirm the real extent of such plots covered by this type of document as no coordinates are indicated and it refers to an identifiable piece of land with no reference to adjacent plots of land. Land of this form can be traded, but the extents are only marked with respect to the adjoining pieces of land and survey mistakes abound. Should you be constructing on land of this status, I suggest that you build well inside the boundaries so that you can be certainly positive the property is really on your land, not your next door neighbors.

6. Nor Sor Saam Ghaw

This type of land deed possess similar lawful status as Nor Sor 3, however, in this case the extent is marked by means of coordinates and is precisely drawn displaying neighbouring plots on a plan using a standard scale of 1:5000.

7. Nor Sor 4 Jor. (Chanote)

This grade of land is the ideal certification for investing in land in Thailand. This is a deed defining the official owner of the land. It shows the GPS-verified extent of the plot of land. The property owner identified upon this type of title deed frequently uses the title deed as corroboration of ownership in official transactions. Lenders are regularly prepared to lend cash using this documentation as collateral. Land of this kind customarily has distinctively numbered government concrete posts to define the boundary of the area of land and maybe other locations as well. These will be shown on the title deed.

It is usually particularly O.K. for non Thais to acquire land of this class and you will commonly pay a premium over Nor Sor Saam Gor as it is so desired.

Thongplay Brown can teach you what you need to know about Land Title Deeds in Thailand, like the distinctive kinds and classifications of land in Thailand and the difference between Nor Sor 3 and Chanoht.
Land title deeds Thailand

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Buying Land In Thailand

Buying Land in Thailand

By Dennis Ramm

After a wonderful vacation from amazing Thailand, you are so elated by its astounding beaches, beautiful people, and culinary delights that you decided to buy a piece of it and call it your own little place in tropical paradise. You excitedly turned on your computer, keyed in Buying Land in Thailand and pressed enter. Thousands upon thousands of entries beckon you for that miraculous "click". BUT, before you get carried away, do you have sufficient information about property acquisition in Thailand? Are you well protected from the common Thai property problems prevalent in this country?

For the past two decades or so, Thailand has seen an influx of foreigners spending their hard earned monies to acquire property in this land of beauty. Unfortunately, those acting in ignorance of Thai laws helplessly witnessed their monies go down the drain of non-recoup. Now, with reason restored, you wonder: Are Foreigners allowed to own land in Thailand? Generally, foreigners are not allowed to directly purchase land in Thailand. Simply put, Thai laws prohibit foreigners from owning land in their own name, although theoretically there is an exception but it is yet to be seen in practice.

This notwithstanding, there are alternatives available to foreigners for successful land acquisition. The most common option is to set up your own Thai Limited Company to own the land on your behalf. Another option is to enter into a long term leasehold with the Land owner. It is a commonly unknown fact that although a foreigner cannot own land in Thailand, he can own the house or structure built thereon. One only has to apply for a construction permit to build the house in his own name.

The next step is to get well acquainted with the process of buying real estate in Thailand. It is also important to understand the different types of Thai title deeds in order to determine the extent of the owner's rights over the land you are interested in. Also, it is advisable to know the cost of transfer and Thailand property taxes in advance. Use the property transfer calculator to determine the over-all purchase cost.

Most importantly, use the Thai legal services for property acquisition of registered and reputable lawyers in Thailand to protect your interests and ensure that your own tropical paradise will soon become a reality.

Dennis Ramm is the Managing Partner for Siam Legal International, Thailand's largest legal service network with offices in Bangkok, Phuket, Pattaya, Hua Hin, Chiang Mai and Samui. The firm has international locations in London and Los Angeles. Siam Legal is a full-service law firm and provides a wide range of legal and Thailand visa services. Reach Siam Legal at +(66) 2-253-8100, or info@siam-legal.com to learn more on how to buy land in Thailand.

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Buying Property In Thailand

How Can a Foreigner Finance a Property in Thailand?

By Michael Barricelli

Foreigners generally cannot obtain a mortgage from local Thai banks to finance the purchase of their Thailand property investment. Most of the financial institutions in Thailand provide loans for real estate purchases to Thais and Thai Companies.

In recent years Bangkok Bank (Singapore) has had a loan program for foreigners with qualification being very similar to that in the west. You complete an application, submit proof of income, tax returns and other documentation. With this program, buyers can finance up to 70% of the purchase price of the home. The problem with this program is that it has not been consistently offered, and as of this writing the program has been suspended.

In some resort areas such as Pattaya, local banks have begun to design loan programs for foreigners who live and work in Thailand. Kasikorn Bank, for example, allows foreigners who possess a work permit for 2 or more years to obtain mortgage financing for up to 50% of the value of the subject property. This program was just launched early 2010.

With the current global financial situation you are best to explore your options directly with Kasikorn Bank, Bangkok Bank (Singapore) and other lending institutions to determine the existing status of any loan programs which may be available for foreigners.

If you cannot get a Thailand mortgage to buy your dream property in Thailand, don't worry. Several options are available to you.

Developer Financing

Developer financing has become more prevalent in Thailand over the past two years. Deals ranging from 2-year to 10-year financing are available to buyers of new Thailand houses and condos. These financing deals are available directly from the developers. As a result, the structure of each deal varies.

An example of such a program is The Meadows, a housing project in Pattaya. The developer offers 50% 3-year financing at 8% per annum. Although the loan term for this and other programs is not as long as conventional mortgages in the US and Europe, such programs are useful.

Be leery of offers for "free financing" or "0% interest". Obviously the purchase price under these scenarios has been inflated to cover the cost of capital to the developer. It's best to negotiate the best possible purchase price then negotiate the financing deal separate from the price. Make sure you have a clear indication of the market and market prices before agreeing to a financing arrangement.

Seller Financing

Individual property owners have recently become more open to extending financing to buyers of Thailand houses and condos as a means to stimulate interest in their resale property. Under such an arrangement, the buyer and seller sign both a purchase and sale agreement and a promissory note.

If you are working with a real estate agent, let them know you require financing. They will likely have some inventory of properties where sellers are extending payment terms. If you are negotiating directly with the seller, simply ask them if they are willing to accept payment terms for a defined period and rate of interest.

As with developer financing, negotiate the purchase price separate from the terms and conditions of the loan. Important to note is the fact that the seller will continue to hold the title deed (Chanote) to the property until the loan repayment is made in full. Make sure your lawyer reviews your deal and ensures that all documents are updated and properly safeguarded to protect your investment.

Other Options

There are generally two other options available to foreigners to finance their Thailand house or condo purchase. Historically, many foreign buyers had taken a mortgage against their property in their home countries. This is more difficult than ever given the economic crisis, yet still an option for some. Again, check with your local bank to determine what programs are available to you.

In some instances, the Thai spouse of a foreign national may qualify for a mortgage. In such event, the sale and purchase agreement (and promissory note) would be executed by the Thai spouse. If the foreign national is funding a substantial portion of the cost, the foreign national should register a long-term lease in his/her own name (with the Thai spouse as the "lessor" and the foreign national as the "lessee"). Consult with your attorney to minimize the tax implications of such an investment structure.

You may also use a lease structure to make your desired property affordable. Available structures include lease with the option to buy and long-term leases. Any lease for a term of more than three years can be registered on the title deed at the land office, thereby creating a property right in addition to a contractual right to occupy the house or condominium. Most local Thai lawyers can handle this transaction on your behalf for a small fee.

So don't worry if you cannot obtain a Thailand mortgage for the purchase of your property. There are options available to you. Work with a real estate professional to help find the best property and financing structure for you.

Michael Barricelli has been traveling to and living and working in Thailand for over ten years. He founded and opened a real estate business, Land of Smiles Property, in the resort city of Pattaya in 2005. His company has helped hundreds of expats buy or lease condominiums, homes, villas and land in Pattaya and Bangkok.

Prior to moving to Thailand, Michael lived and worked in the Boston area as a successful business executive with over twenty years of financial management and management consulting experience. Roles included Financial Controller at Harvard University, CFO/Director of Finance for several Boston-area hospitals, and Consulting Manager for a "Big 3" consulting firm.

For useful information about relocating to Thailand, foreign ownership of property in Thailand, and specific property offerings in Pattaya, visit the Land of Smiles Property website:

http://lospp.com/

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Thai Condo Ownership

Thai Condo ownership and Inheritance by Foreigners by Nadia Henderson



The Thailand Condominium Act divides foreign heirs of condos in qualified and unqualified for ownership of the inherited condominium unit. Unless the foreign heir or legatee is qualified for ownership under section 19 of the Condominium Act; any foreigner who acquires a condominium unit by inheritance in Thailand must dispose of the unit within one year of acquisition of the unit (section 19 septum Condominium Act). The fact of heirship, either under will or as a statutory heir, does not qualify the foreigner for registering of ownership at the Land Department. Under the Condominium Act the successors and assigns of a diseased foreign condominium owner must meet the same criteria as any other foreign purchaser (i.e. a foreigner must qualify under section 19 of the Condominium Act for ownership).

The following foreign natural or juristic persons are qualified to register ownership under section 19 of the Condominium Act:



(1) Aliens permitted to have residence in the Kingdom under the Immigration law;

(2) Aliens permitted to enter into the Kingdom under the investment promotion law;

(3) Juristic persons as provided in Section 97 and 98 of the Land Code and registered as juristic persons under Thai law;

(4) Juristic persons which are aliens under the Announcement of the National Executive Council No.281 dated November 24, B.E. 2515 and have obtained promotion certificate under investment promotion law;

(5) Aliens or juristic persons regarded by law as aliens who have brought in foreign currency into the Kingdom or withdraw money from Thai baht account of the person who have residence outside the Kingdom or withdraw money from a foreign currency account.



Only the above foreigners are eligible to register freehold ownership of a condominium unit in Thailand, as long as it remains within the 49% foreign ownership quota as specified in section 19 bis of the Condominium Act B.E.2522.

Generally foreign heirs are not eligible under section 19 of the Condominium Act and are required by law to dispose of the unit within 1 year of acquisition. It is not unusual for foreign heirs obtaining ownership of a condominium by inheritance to encounter problems having to deal with transferring ownership of the condominium at the Thailand Land Department or even selling the unit in time. Foreigners owning a condominium could prevent problems by planning succession of their unit in a Thai last will, and foreign heirs of a condo unit should obtain legal advice and assistance to have their rights and duties under the Thailand Condominium Act explained in an early stage of obtaining ownership of the unit by legal professionals familiar with condominium conveyancing procedures





Nadia provides legal advice to foreigners buying a condominium in Thailand and writes short articles about Thailand real estate law for Bangkok Law Online and Samui For Sale.



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Can a Foreigner Purchase a Condo In Thailand?

Condominium Purchase in Thailand by Dennis Ramm



Condominium Purchase in Thailand



Purchasing a condominium in a tropical paradise is a dream for many foreigners who wish to escape the cold winters and the high cost of living in their home country. Thailand offers the foreigner many benefits including beautiful beaches, tasty food, friendly people, world class health care and inexpensive property. Many foreigners come to Thailand to purchase a condo for various reasons: for their retirement, as a second residence or for investment purposes. For those who desire to stay longer in Thailand, the ability to acquire property is an important issue. Many foreigners prefer to reside in a condominium since there is less maintenance involved for the owner. You can simply close and lock the door until your next stay. Projects in Thailand offer 24 hour security so you can feel safe that everything will be as it was when you left. From the perspective of a Legal Advisor, I would like to share with you the process so you'll feel secure of your purchase of a condominium in Thailand.



Legal Structure



In Thailand, a foreigner may own a condominium 100 percent in his/her own name. Freehold title for the condominium purchase is the most secure method of ownership for the foreigner. If the project is over the 49 percent quota for foreigners, you may need to draft a lease contract for your transaction. In Hua Hin we do not find this problem since Thai owners are the majority in most condominium projects.



Legal & Financial Planning



Before you sign any deposit agreement or contract, you should sit down with a lawyer or solicitor to discuss the legal process. You need to know the correct legal process in Thailand for the foreigner to purchase a condominium. Remember that you are spending part of your life savings to acquire this property and you must carefully plan your steps in the process. Some banks will offer up to 70 percent financing to foreigners for purchasing a condominium. The repayment term can be as high as 20 years. Siam Legal offers free legal consultation to potential property buyers. You should get the legal facts of the property and contract laws in Thailand before you deposit any money.



Title Investigation



A comprehensive examination of title deed recorded at the Land Department should be done. You need to verify that the Seller has clear and legal title of the land before you enter into a contractual agreement. The title search will trace the land to its first possession. Don't take the word of anyone who tells you it has been checked before. The lawyer conducting the title investigation will provide you a full report and a copy of the title deed in English language.



Due Diligence



Every financial transaction requires some sort of due diligence on behalf of the purchaser to verify that it is a sound investment. When you purchase shares of a company listed in stock market or a mutual fund you will generally research the profile and performance of the company or fund. The same is true when you purchase a property from a developer. You should check with the previous buyers to see if they are satisfied with the quality and time frame of construction. If you don't have the time to spend on checking the history of the developer, a local lawyer near the development will know or can check the project, its directors and their reputation.



Deposit



When you feel satisfied with the property and it meets your expectations, you will be asked to make a deposit to show your good faith to continue the process. In return, the Seller will reserve the unit for you and start the process by drafting the contracts for purchase. Unless you write specifically a "get-out" clause in the deposit agreement, for example "subject to clear title" or "subject to agreement on the contract terms," the money deposited is non-refundable.



Construction Contract



There are some fundamental elements which should be included in every contract. These are, among others:



1. Time frame



An agreement should have a time frame which stipulates clearly the starting date for construction as well as its completion date. Check for any extension clauses which normally give the developer a few extra months to complete without incurring any penalties.



2.Payment Penalties



Check that the penalties for default of payment are not too burdensome on you. Terms such as immediate rescission of contract and retaining the money you have already paid are not uncommon but there should be a period given to you to remedy this default.



3.Developer's Default



Ensure that you have some recourse to a full refund in the event that the developer does not complete the construction due to insolvency or for any other reason.



4.Late Completion



Penalties should be given to you if the completion is late. This is normally deducted from the final payment due upon completion. Penalty rates vary greatly in Thailand although for condominiums there is a daily minimum penalty of 0.01 of the property's value was made available to foreigners who did not qualify for a local loan. This gave many foreigners access to finance for their dream homes even if they did not reside in Thailand. Up until this time, there were only a handful of private offshore firms offering lines of credit of this kind and often at rather stringent and unattractive terms.



Bangkok Bank in Singapore still offers such loans to foreigners and the demand for this is increasing. They are able to tender loans in several currencies including US and Singapore Dollars (SGD). Currently, the interest rate for SGD loan stands at 6.00 for USD and 6.00% for SGD. However, it appears their processing fee may be slightly higher but offers the advantage of applying for the loan locally in Thailand without having to set foot in Singapore. UOB's entrance into this niche market is a welcoming sign to the area of financing to foreigners in Thailand.



"Flipping"



Many investors target a condo project when the development first launches. They are keen to purchase the plum units in the project as an investment. Later, the investor will resale or "flip" the unit typically before the legal interest is registered at the Land Department. The value of the unit increases prior to the completion or title transfer. These investors will capture their profits without their names ever appearing on the title deeds. Care and caution should be exercised if you are "flipping" the unit since some developers will not allow assignment of the unit to another person. Some developers will allow this option but they will charge a very high administrative fee or even a percentage penalty.



Summary



Living in Thailand should be an enjoyable and relaxing experience. If you plan and prepare in advance for the acquisition of your property, you will be rewarded for your efforts. Those who take short cuts in the recommended process above will save some money but in the end it will not be worth it if something goes wrong. Property is a solid investment in Thailand as well as a great place to live while enjoying life in paradise.

Thailand Property & Real Estate Legal Services - Attorneys - Solicitors



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