Suwanvara Law Firm — Separate Engagement
Legal support, when you need it.
Document verification, contract review and transfer support for foreign condominium buyers — provided by Suwanvara Law Firm under a separate engagement and a separate professional fee.
How the engagement works
Separate by design, not by small print.
The property service and the legal service are different jobs with different duties. Keeping them apart is what lets each one be done properly.
01
A separate firm, a separate fee
Legal services are provided by Suwanvara Law Firm under its own engagement letter and professional fee — never bundled into the property brokerage service or hidden in a listing price.
02
Optional at every step
No listing requires legal review to proceed, and publication of a property does not mean it has been legally verified. You decide whether, and when, legal work is worth its fee.
03
Yours to appoint — or not
Clients remain free to appoint another legal adviser at any time. If you already have counsel, we coordinate with them exactly as we would with the firm.
Services by area
Defined scopes, across four areas of work.
Each service states what is included, what is not, what you provide, the typical timeline and how the fee is structured. The binding fee is always the one in the engagement letter.
01
Property & conveyancing
Document verification, contract review and transfer support for a condominium purchase.
01Legal Due Diligence
Title and project verification before you commit. Subject to document verification.
Fixed fee
Legal Due Diligence
Title and project verification before you commit. Subject to document verification.
Who it suits
A buyer who wants the title, the developer and the foreign quota checked before paying a deposit.
What's included
- Title deed and encumbrance search at the Land Department
- Developer and juristic-person standing check
- Foreign quota position confirmed against the project register
- Written findings report in plain English
Not included
- No valuation, survey or building-condition inspection
- No guarantee of the project's future completion or of any price
- Findings describe what the documents show on the date checked, not a warranty of title
What you provide
- Give us the project name, unit reference and any papers you already hold
- Allow a few working days for the Land Department search
Before we start
- Project name and unit or public reference
Typical timeline
Usually 5–10 working days once records are obtained.
Fees
Fixed feeIllustrative from THB 25,000
Illustrative only. The fixed fee is quoted in the engagement letter after a conflicts and scope check.
Third-party disbursements
- Land Department search and copy fees
- Certified translation, where required
Billed at cost, separate from the professional fee.
Sources
- Condominium Act B.E. 2522, s.19 (foreign quota) · checked 2026-07-29
- Land Department — title search · checked 2026-07-29
02Review and Negotiation
Contract review and negotiation of terms before reservation or signing.
Fixed fee
Review and Negotiation
Contract review and negotiation of terms before reservation or signing.
Who it suits
A buyer who has a reservation form or sale agreement and wants the terms read and negotiated before signing.
What's included
- Review of the reservation and sale-and-purchase agreement
- Written note of the terms that matter and the risks in them
- Proposed amendments and support in negotiating them
- Plain-English summary of your obligations
Not included
- We advise on the contract; the commercial decision to proceed is yours
- No assurance the counterparty will accept any amendment
- Not tax advice — take separate Thai tax advice on your position
What you provide
- Send the draft contract and any side letters or brochures relied on
- Tell us what has been agreed verbally so we can check it is written down
Before we start
- The draft reservation or sale agreement
Typical timeline
Usually 3–7 working days per review round.
Fees
Fixed feeIllustrative from THB 18,000
Illustrative only. The fixed fee is quoted in the engagement letter after a conflicts and scope check.
Third-party disbursements
- Certified translation of the contract, where required
Billed at cost, separate from the professional fee.
Sources
- Civil and Commercial Code, sale of property · checked 2026-07-29
03Full Transfer Support
End-to-end legal support from signing through registration of ownership.
Staged fee
Full Transfer Support
End-to-end legal support from signing through registration of ownership.
Who it suits
A buyer who wants the firm to carry the purchase from signed contract to registered ownership.
What's included
- Everything in Review and Negotiation
- Guidance on the Foreign Exchange Transaction (FET) form for inbound funds
- Attendance at the Land Department transfer on your behalf or with you
- Post-transfer handover of the registered documents
Not included
- Government transfer fees and taxes are third-party disbursements, not our fee
- We prepare and attend the transfer; the registration decision is the Land Department's
- No guarantee of a transfer date — the office schedules it
What you provide
- Arrange funds through your bank and keep the FET or credit advice
- Provide passport and identity documents when the firm requests them securely
Before we start
- A signed sale agreement and a target transfer window
Typical timeline
Aligned to your transfer date; the transfer itself is typically a single Land Department appointment.
Fees
Staged fee
Staged fee across preparation and transfer, quoted in the engagement letter after a conflicts and scope check.
Third-party disbursements
- Land Department transfer fee, specific business tax / stamp duty and withholding tax as assessed
- Certified translation and legalisation, where required
Billed at cost, separate from the professional fee.
Sources
- Land Department — transfer registration & fees · checked 2026-07-29
- Bank of Thailand — Foreign Exchange Transaction form · checked 2026-07-29
04Handover Inspection & Acceptance
We attend the developer's unit inspection on your behalf and document the defects — built for a buyer who cannot be in Bangkok.
Fixed fee
Handover Inspection & Acceptance
We attend the developer's unit inspection on your behalf and document the defects — built for a buyer who cannot be in Bangkok.
Who it suits
A remote or first-time buyer who wants an independent, documented record of the unit's condition before signing the developer's acceptance.
What's included
- Attendance at the developer's handover inspection on your behalf
- A documented defect list with photographs and a video walkthrough
- Comparison of the unit against the contract specification and floor plan
- The defect list raised with the developer, and re-inspection after rectification
- Attendance at acceptance only when you instruct us to accept
Not included
- This is not a structural or engineering survey — we record visible defects, not load-bearing or hidden building condition
- It is not a warranty, and it does not guarantee the developer will rectify anything
- We report and re-inspect; whether and how the developer fixes a defect rests with the developer
- We do not sign acceptance for you unless you instruct us in writing to do so
What you provide
- Send the sale contract, the unit specification and the floor plan
- Tell us whether we may accept on your behalf, or only report back to you
Before we start
- The project, the unit reference and the handover date
Typical timeline
The inspection is a single appointment set by the developer; a re-inspection follows any rectification. The report and video reach you within a few days of each visit.
Fees
Fixed feeIllustrative from THB 15,000 per inspection
Illustrative only. The fixed fee is quoted in the engagement letter after a conflicts and scope check. A re-inspection is a separate visit.
Third-party disbursements
- Travel outside central Bangkok, where it applies
- Certified translation of the report, where required
Billed at cost, separate from the professional fee.
Sources
- Condominium Act B.E. 2522 — unit and common property · checked 2026-07-29
- Office of the Consumer Protection Board — standard condominium sale agreement · checked 2026-07-29
05Power of Attorney Representation
A specific-transaction power of attorney so the firm can act for you at the Land Department — never general authority over your affairs.
Fixed fee
Power of Attorney Representation
A specific-transaction power of attorney so the firm can act for you at the Land Department — never general authority over your affairs.
Who it suits
A buyer who cannot attend the transfer in person and wants the firm to represent them under a narrow, defined authority.
What's included
- The specific power of attorney the Land Department requires for the transaction, drafted to a single defined scope
- Guidance on executing it abroad — usually notarised and legalised at the Thai embassy or consulate, then translated and certified
- Representation at the Land Department transfer strictly within the authority granted
- A written record of what was done under the authority, and how to revoke it
Not included
- We accept a specific-transaction power only — never general authority over your money or affairs
- The firm does not take custody of purchase funds; wherever possible you remit to the seller or developer directly
- We prepare and attend; the registration decision rests with the Land Department
- We will decline any instruction that falls outside the stated scope of the authority
What you provide
- Execute the power of attorney as instructed, with notarisation and legalisation where signed abroad
- Remit purchase funds through your own bank and keep the FET or credit advice
- Tell us at once if you wish to revoke the authority
Before we start
- The transaction the authority is for, and your location when you sign
Typical timeline
Allow time for notarisation, embassy legalisation and courier of the original before the transfer date; the transfer itself is a single Land Department appointment.
Fees
Fixed feeIllustrative from THB 20,000
Illustrative only. The fixed fee is quoted in the engagement letter after a conflicts and scope check. Often combined with Full Transfer Support.
Third-party disbursements
- Embassy or consulate notarisation and legalisation fees
- Certified translation and courier of the original document
Billed at cost, separate from the professional fee.
Sources
- Civil and Commercial Code, ss.797–832 (agency) · checked 2026-07-29
- Land Department — power of attorney form for registration (Tor Dor 21) · checked 2026-07-29
06Post-Transfer Registration & Utilities
Tidying up after the transfer — registered documents, and moving the utilities and records into your name.
Fixed fee
Post-Transfer Registration & Utilities
Tidying up after the transfer — registered documents, and moving the utilities and records into your name.
Who it suits
A buyer who has completed the transfer and wants the utilities, the juristic-person record and the house registration moved across correctly.
What's included
- Handover of the registered ownership documents from the transfer
- Transfer of the electricity and water accounts into your name
- Update of the condominium juristic person's records and common-fee account
- Guidance on the yellow house-book (Tor Ror 13) for a foreign owner, where you want it
Not included
- The house-book and utility records are held by government offices and providers; we prepare and file, the office decides
- This is not tax filing — take separate Thai tax advice on your position
- No guarantee of a processing date; each office runs on its own schedule
What you provide
- Provide the registered transfer documents and your identity documents
- Settle any outstanding common fees or deposits the providers require
Before we start
- A completed transfer and the registered documents
Typical timeline
Usually 1–3 weeks after transfer, depending on the juristic person and the utility providers.
Fees
Fixed feeIllustrative from THB 12,000
Illustrative only. The fixed fee is quoted in the engagement letter after a conflicts and scope check.
Third-party disbursements
- Utility deposit and account-transfer fees charged by the providers
- Government fees for the house registration, where applied for
Billed at cost, separate from the professional fee.
Sources
- Land Department — registration records after transfer · checked 2026-07-29
- Condominium Act B.E. 2522 — juristic person and common fees · checked 2026-07-29
02
Immigration & long-term stay
Preparing and filing long-stay applications. Approval rests with the Thai authority and is discretionary.
01Long-Term Resident (LTR) Visa Support
Preparing and filing an LTR application under the BOI programme against the published criteria.
Quote only
Long-Term Resident (LTR) Visa Support
Preparing and filing an LTR application under the BOI programme against the published criteria.
Who it suits
A qualifying applicant — wealthy pensioner, remote professional, high-skilled professional or investor — who meets the BOI's published criteria.
What's included
- Eligibility review against the BOI's published LTR criteria
- Preparation and assembly of the application and supporting documents
- Filing and correspondence with the BOI on your behalf
- Guidance through the endorsement and visa-issuance steps
Not included
- Approval and issuance rest with the BOI and Immigration Bureau and are discretionary
- We prepare and file; we do not guarantee eligibility, approval or a timeline
- Qualifying income, investment and insurance thresholds are set by the BOI, not by us
What you provide
- Provide income, investment or employment evidence as the criteria require
- Maintain the qualifying health insurance or deposit the programme requires
Before we start
- Which LTR category you are applying under
Typical timeline
Depends on document readiness and the BOI's processing; the BOI publishes an indicative service standard.
Fees
Quote only
Quote-only, based on category and complexity, confirmed in the engagement letter after a conflicts and scope check.
Third-party disbursements
- Government visa and endorsement fees
- Certified translation and legalisation of foreign documents
Billed at cost, separate from the professional fee.
Sources
- Thailand Board of Investment (BOI) — LTR Visa programme · checked 2026-07-29
02Thailand Privilege Visa Support
Assisting with membership of the Thailand Privilege programme and the long-stay privilege it carries.
Quote only
Thailand Privilege Visa Support
Assisting with membership of the Thailand Privilege programme and the long-stay privilege it carries.
Who it suits
An applicant who prefers a membership-based long-stay route operated by Thailand Privilege Card Co., Ltd.
What's included
- Explanation of the current membership tiers and what each includes
- Assistance completing and submitting the membership application
- Coordination with the programme operator through to visa issuance
- Guidance on the conditions attached to the privilege
Not included
- Membership terms, tiers and fees are set by Thailand Privilege Card Co., Ltd. and change from time to time
- The privilege is a long-stay membership, not permanent residence or citizenship
- Acceptance rests with the programme operator and Immigration
What you provide
- Provide passport and identity documents
- Pay the programme's membership fee directly to the operator
Before we start
- A valid passport
Typical timeline
Set by the programme operator's own processing after a complete application.
Fees
Quote only
Quote-only professional fee for assistance, separate from the operator's membership fee, confirmed in the engagement letter.
Third-party disbursements
- Thailand Privilege membership fee, paid to the operator
- Certified translation, where required
Billed at cost, separate from the professional fee.
Sources
- Thailand Privilege Card Co., Ltd. — membership programme · checked 2026-07-29
03
Corporate & land structures
Lawful routes only — a registered lease or a genuinely operating company. We do not arrange nominee holdings.
01Registered Lease Structuring
Documenting and registering a lease of up to 30 years — a lawful route where freehold is not available.
Fixed fee
Registered Lease Structuring
Documenting and registering a lease of up to 30 years — a lawful route where freehold is not available.
Who it suits
A foreigner taking a long lease of land or a unit outside the freehold quota, who wants it drafted and registered properly.
What's included
- Lease drafted under the Civil and Commercial Code, term up to 30 years
- Registration of the lease at the Land Department where the term requires it
- Written note on renewal by agreement and its limits, and on succession
- Plain-English summary of the lessee's and lessor's obligations
Not included
- A renewal clause is an agreement between the parties and is not automatically enforceable against a future owner
- A lease is not ownership of the land and confers no freehold right
- We will not structure a nominee holding to give a foreigner effective ownership of land — that is unlawful and we decline it
What you provide
- Provide the land or unit details and the lessor's documents
- Confirm the commercial terms you have agreed
Before we start
- Title details for the land or unit to be leased
Typical timeline
Usually 2–4 weeks including registration, subject to the Land Department.
Fees
Fixed feeIllustrative from THB 30,000
Illustrative only. The fixed fee is quoted in the engagement letter after a conflicts and scope check.
Third-party disbursements
- Land Department lease registration fee and stamp duty
- Certified translation, where required
Billed at cost, separate from the professional fee.
Sources
- Civil and Commercial Code, s.540 (lease term up to 30 years) · checked 2026-07-29
- Land Department — lease registration · checked 2026-07-29
02Company Formation with Real Substance
Registering a Thai company that genuinely operates a business — including, where eligible, BOI promotion.
Staged fee
Company Formation with Real Substance
Registering a Thai company that genuinely operates a business — including, where eligible, BOI promotion.
Who it suits
A client establishing a real, operating business in Thailand who needs it registered and compliant from the start.
What's included
- Company registration at the Department of Business Development
- Memorandum and articles, shareholder and director documentation
- Assessment of Foreign Business Act position and, where eligible, a BOI promotion application
- Guidance on tax registration and the compliance calendar
Not included
- The company must carry on a genuine business with real substance
- We do not arrange Thai nominee shareholders to disguise foreign control or to hold land — this is unlawful under the Land Code and the Foreign Business Act, and we decline such instructions
- BOI promotion is granted by the Board at its discretion; we prepare and file, we do not guarantee it
What you provide
- Describe the actual business, its premises and its people
- Provide shareholder and director identity documents
Before we start
- A genuine business plan and proposed shareholders
Typical timeline
Registration usually within 2–4 weeks; a BOI application runs on the Board's own timeline.
Fees
Staged fee
Staged fee across formation and any BOI application, quoted in the engagement letter after a conflicts and scope check.
Third-party disbursements
- DBD registration and government fees
- Certified translation and notarisation, where required
Billed at cost, separate from the professional fee.
Sources
- Foreign Business Act B.E. 2542 · checked 2026-07-29
- Department of Business Development — company registration · checked 2026-07-29
- Thailand Board of Investment (BOI) — promotion criteria · checked 2026-07-29
04
Dispute & enforcement
Where a purchase, deposit or lease goes wrong. Scoped after we review the papers.
01Property Dispute & Deposit Recovery
On requestWhere a deposit, a sale or a lease has gone wrong — advice and, if needed, a claim.
Hourly
Property Dispute & Deposit Recovery
On requestWhere a deposit, a sale or a lease has gone wrong — advice and, if needed, a claim.
Who it suits
A buyer or lessee facing a withheld deposit, a broken agreement or a defective transfer.
What's included
- Review of the papers and a written note on your position and options
- A demand letter or negotiated resolution where that is the right step
- Representation in a civil claim where litigation is warranted
Not included
- Outcome depends on the facts, the evidence and the court; no result is promised
- Court fees and enforcement costs are third-party disbursements
- We assess merits candidly — some claims are not worth bringing
What you provide
- Provide the contract, receipts and the full sequence of what happened
- Respond promptly where a limitation period may apply
Before we start
- The contract and a summary of the dispute
Typical timeline
Assessed after we read the papers; litigation timelines are set by the court.
Fees
Hourly
Hourly or staged, confirmed in the engagement letter after a conflicts and scope check. Offered on request.
Third-party disbursements
- Court filing and service fees
- Certified translation and expert costs, where required
Billed at cost, separate from the professional fee.
Sources
- Civil Procedure Code — civil claims · checked 2026-07-29
Compare the ladder
Six scopes around a purchase. Take only what you need.
Each scope is a separate, optional engagement with its own fee. The table shows what each one includes — the two flagship scopes have their own page.
| What each scope includes | 01Legal Due DiligenceFixed fee | 02Review and NegotiationFixed fee | 03Full Transfer SupportStaged fee | 04Handover Inspection & AcceptanceFixed fee | 05Power of Attorney RepresentationFixed fee | 06Post-Transfer Registration & UtilitiesFixed fee |
|---|---|---|---|---|---|---|
| Title & encumbrance search | Included | Not included | Not included | Not included | Not included | Not included |
| Foreign quota confirmation | Included | Not included | Not included | Not included | Not included | Not included |
| Contract review & negotiation | Not included | Included | Included | Not included | Not included | Not included |
| Inbound funds (FET) guidance | Not included | Not included | Included | Not included | Included | Not included |
| Attend the Land Department transfer | Not included | Not included | Included | Not included | Included | Not included |
| Represent a remote buyer under POA | Not included | Not included | Not included | Not included | Included | Not included |
| Attend the developer handover | Not included | Not included | Not included | Included | Not included | Not included |
| Defect list, photos & video | Not included | Not included | Not included | Included | Not included | Not included |
| Utilities & registration transfer | Not included | Not included | Not included | Not included | Not included | Included |
These are optional legal scopes engaged directly with Suwanvara Law Firm, never bundled into the property service. Publication of a property is not legal verification of it.
Getting started
How an engagement begins.
01
Enquire
Send the project name and what you need checked — no documents yet.
02
Scope and fee, in writing
The firm confirms what the work covers and the fixed professional fee before anything begins.
03
Engagement letter
Work starts only after you sign directly with Suwanvara Law Firm, with a secure channel for documents.
Please do not send passport copies, financial documents or contracts through the public enquiry form — the firm arranges a secure channel once an engagement is agreed.
The buying process
Two buyers, two journeys
Both tracks run through the same work: understanding what you need, finding and shortlisting units, viewing, negotiating, checking the legal position of the unit, reviewing the contracts, inspecting the unit before the transfer, attending the transfer, and taking delivery of the unit and the documents afterwards. What differs is what a foreign purchase adds on top of it.
Visa & Residency
Thinking about staying in Thailand?
The routes to a long stay — the LTR visa, Thailand Privilege, retirement and marriage extensions, and the reporting obligations — set out with the criteria and the sources.
For owners
Selling the condominium you already own
A foreign-owned resale is the transaction that most needs a lawyer: the building's foreign-ownership quota has to accommodate your buyer, the charges at the Land Department are unforgiving, and the proceeds have to leave Thailand against the right paperwork. Tell us about the unit and we will tell you, plainly, what is involved.
Corporate & land structures
What a foreigner can own — and the companies behind a business.
Two pages that say the quiet part out loud: the lawful routes to hold property in Thailand, and the legitimate corporate work — with the nominee line the firm will not cross, stated plainly on both.
01
Land & Structures
What a foreigner can and cannot own in Thailand — the lawful routes, their real limits, and the nominee line the firm will not cross.
Read the page02
Company Formation
Legitimate corporate work: Thai company registration, BOI applications, foreign business licences, work permits and ongoing compliance.
Read the pageHow we work — and what we decline
The lines we hold, stated plainly.
We describe only lawful routes to hold property in Thailand — a registered lease, a genuinely operating company with real business substance, ownership by a Thai spouse with the statutory declaration, or condominium freehold within the 49% foreign quota. We do not arrange Thai nominee shareholders or nominee owners, which is unlawful under the Land Code and the Foreign Business Act, and we will decline such instructions.
We prepare and file. We do not guarantee any visa approval, company registration, transfer date, price or other legal result — approvals rest with the Thai authorities and are discretionary.
Legal work is a separate engagement with Suwanvara Law Firm under its own professional fee, never bundled into a brokerage fee. You remain free to appoint another adviser at any time.
This page describes services and general information. It is not legal advice on any person's situation.
Rules, fees and processing times change — confirm the current requirements with us.
Engagement follows a conflicts check and a written engagement letter that sets out the scope, the fee and each side's obligations.
Before and during an engagement the firm performs customer due diligence — verifying identity and, where relevant, the source of funds — consistent with its obligations under Thai anti-money-laundering law (the Anti-Money Laundering Act B.E. 2542 (2001), as amended; as at July 2026). Documents are exchanged only through the firm's secure channel, never the public form or ordinary e-mail. The specific checks depend on your matter and are confirmed in the engagement letter; this describes the firm's process and is not a statement of your legal obligations.
After the keys
The transfer is not the end of it. Letting the unit, looking after it from abroad, the annual tax and juristic-person obligations, and your own visa and stay — set out with the scope, the exclusions and who does what.
Disclosure
Suwanvara Property may receive brokerage compensation when a transaction is completed. Legal services, where requested, are separately provided by Suwanvara Law Firm under a separate engagement. Clients remain free to appoint another legal adviser.
Partnership & service rolesLegal enquiries
Describe the transaction. The firm replies with scope and fee.
Send the project name, whether you are buying, selling or leasing, and which scope you have in mind. Replies in English, usually within one business day.
Looking at a property instead? Property enquiries are handled separately.