Answer first
Do not rely on a seller-provided title copy alone. Before signing an unconditional contract or releasing substantial funds, obtain a current search at the responsible Land Office confirming the title, registered owner and recorded mortgages, leases, servitudes, usufructs, court orders or other rights. Pair the registry search with legal, building and physical inspections.
Core checks.
- Correct title type, parcel or condominium unit and official description.
- Seller matches the registered owner and has authority to transfer.
- Mortgages, leases, servitudes, usufructs and other endorsements.
- Pending release documents for any debt or registered right.
- Restrictions, court orders or annotations affecting registration.
Check what the registry may not show.
Inspect boundaries, access, occupation, permits, building condition, juristic-person records and litigation or contractual claims. A clean-looking title does not prove the property is physically compliant, vacant, correctly measured or free from every dispute.
Order a current title search before committing.
Use the exact property and responsible Land Office, then reconcile the result to the contract.
Browse properties to evaluateTitle and encumbrance questions.
What should be checked on a Thai title deed?
Confirm the title type, land or unit description, registered owner, official endorsements and the Land Office record for mortgages, leases, servitudes, usufructs, court orders or other registered rights.
Is a copy of the title deed enough?
No. A copy can be outdated or incomplete. A current Land Office search and examination of the original registration record are required for transaction-specific due diligence.
Can a mortgage be removed at transfer?
It may be discharged as part of a coordinated transfer if the lender, seller and Land Office documents are complete. The contract and closing instructions should state the payoff and release sequence.
Do unregistered claims matter?
They can. Physical occupation, boundary disputes, family claims, contracts, litigation and building issues may not be fully visible from the face of the title. Legal and physical due diligence should accompany the registry check.
Who should conduct the search?
Use a qualified Thai lawyer or other authorized professional familiar with the responsible Land Office and exact property. BAANLYY does not replace transaction-specific legal advice.
