A condominium purchase involves at least three separate subjects: the seller's legal right to transfer the unit, the physical condition of the unit and the financial and operational condition of the condominium. Reviewing only one of them leaves material risk unresolved.
Start with the unit title deed. Compare the registered owner, unit number, floor, registered area and condominium name against the sale agreement and the property inspected. Confirm registered mortgages, court orders, leases or other encumbrances and identify what must be discharged before transfer. The Department of Lands provides procedures for examining registered records and requesting copies of title evidence.
Verify the seller's identity and authority. If the seller is a company, inspect current company records and signing authority. If an attorney-in-fact will sign, the power of attorney must satisfy the Land Office requirements. Do not send purchase funds merely because the payment account was supplied by an agent.
For a foreign buyer, confirm legal eligibility and available foreign quota. Under the Condominium Act B.E. 2522, aggregate foreign ownership in a registered condominium may not exceed 49% of the building's total unit area, and Department of Lands material applies that statutory limit when reviewing a foreign buyer's transfer application. Obtain current written confirmation from the condominium juristic person and make the transaction conditional on the Land Office accepting the buyer's qualifications and evidence.
Confirm the remittance route before moving money. Department of Lands transfer guidance refers to bank evidence supporting a foreign buyer's purchase funds, while the Bank of Thailand regulates authorized foreign-exchange transactions, requiring authorized banks to obtain full supporting documentation for inbound transfers of USD 200,000 or more. Ask the receiving bank which document it will issue and what transfer wording is required. Correcting the payment trail after funds have been converted or moved between accounts can be difficult.
The condominium juristic person should provide the debt-clearance documentation required for transfer. Separately request the current common-fee rate, seller's account status, sinking-fund information, recent special assessments and any approved future assessment. The debt-clearance certificate confirms a defined transfer requirement; it does not replace a broader financial review.
Review recent co-owner meeting minutes, audited or formally presented financial statements where available, the annual budget, major contracts, insurance and pending litigation. Look for recurring water intrusion, lift replacement, facade work, structural investigation, fire-system upgrades or major mechanical expenditure. Absence of a current assessment does not mean no major expense is approaching.
Inspect the unit with an appropriately qualified professional. Check moisture, drainage, electrical safety, air-conditioning, windows, doors, plumbing, built-in furniture and visible cracking. Confirm that the inspected unit is the same unit shown on the title. For a new unit, compare construction and specifications with the binding sale documents rather than the showroom.
Compare the present layout with registered plans and building records. Enclosed balconies, relocated kitchens, removed walls or changes to common property may require approval. The buyer should not assume an alteration is lawful because it has existed for years or because neighboring units have similar work.
Review the condominium regulations. Confirm rules on pets, leasing, short-term occupancy, renovation, parking, commercial use, deliveries and access. A property purchased for rental may be unsuitable if the actual building rules conflict with the intended tenant or operating model.
The contract must translate the due-diligence findings into enforceable conditions. It should address title, foreign quota, remittance documents, debt clearance, discharge of mortgages, included fixtures, physical condition, handover, default, deposit return and responsibility for transfer expenses. Any material promise should appear in the signed agreement rather than only in a message or sales brochure.
Due diligence is complete only when the buyer can explain what is being acquired, why it can legally transfer, what liabilities remain, what the building may require financially and what happens if the transfer conditions fail.