The service package for a Thai client
What we do at each stage of the purchase, what is offered on top and charged separately, and where the limits of this work sit. The fee is quoted on the facts of your purchase.
For a purchase in Thai baht, with Thai identity documents, and — where you borrow — a Thai bank in the transaction.
What is included
Stage by stage
Every line below is work the firm wrote into its own service document. Where a line has a page of its own, the page holds the detail — this is the offer, not a second statement of the rules.
- The brief
- Search and shortlist
- Viewing
- Negotiation
- Legal due diligence
- Contracts
- Financing and funds
- Inspection
- The transfer
- Handover
- After the transfer
The brief
A structured intake of what you need — budget, location, the size and type of unit, whether you buy to live in or to let, your timing and how you will pay — and an analysis of the options that fit it.
Search and shortlist
A search and a shortlist judged on location and transport, the asking price against comparable prices nearby, the condition of the unit and of the building, common fees and the sinking fund, parking rights, the standing of the seller or developer, and the terms of payment and transfer.
Viewing
Viewings arranged with the seller, the project or the seller's agent.
The check at this stage is a general condition check. It is not an engineering or structural survey.
Where you cannot attend: we view in your place — photographs and video, a live video call, the surroundings, and a written report of what is good, what is not, and what to watch.
Negotiation
We negotiate for you — the price, the booking amount and the deposit, the payment terms, the contract and transfer dates, the costs of the transfer day, the repair of defects, the furniture and fittings, and the handover of keys and access cards.
Legal due diligence
Legal due diligence on the unit before you pay anything substantial — title, current owner, mortgage, seizure, encumbrances and restrictions on transfer, common-fee arrears, the debt-free certificate, the juristic person's regulations, parking rights and any dispute — with whatever we find reported to you, and a way through proposed, before you decide.
The page that holds the detail
Contracts
The booking form or reservation contract reviewed — or drafted — before you sign it or pay anything under it.
You should not pay a booking amount or a deposit without a document that sets the terms out clearly.
The page that holds the detail
The sale and purchase agreement reviewed, drafted or amended, and its terms negotiated with the seller, with the firm acting as your lawyer.
The page that holds the detail
Financing and funds
Coordination with the bank — the application documents, the valuation of the property, the approval and mortgage-registration dates, the payment on the transfer day, and the liaison between the bank, the seller and the Land Office.
Loan approval is at the bank's discretion, and we cannot guarantee the outcome of an application.
Care through the wait for the bank's decision — the financing condition and its deadline written into the contract before you apply, the chasing and the progress reports while it is pending, and what to do with each of the three answers it can give.
If you intend to buy with a loan, you should not sign a sale and purchase agreement that carries no financing condition.
Whether the loan is approved, how much is approved, the interest rate and how long the decision takes are all matters for the bank's discretion. We can coordinate and prepare the documents, but we cannot guarantee the approval, the amount, the rate or the timing — and we are not a loan broker and give no financial or investment advice.
Inspection
Our own handover inspection of the visible condition of the unit and of what is in it, with a Defect List for the seller to work through within the time agreed.
An inspection by a broker or a lawyer is a general check of what can be seen. It is not a certification of the structure, of the engineering systems, or of the technical quality of the construction work. If you want an engineering opinion, a snagging inspector, an engineer or another specialist should be brought in as well.
The page that holds the detail
A re-inspection once the seller says the defects are repaired, and advice on the options if they are not.
Optional · charged separately
An inspection by a snagging inspector, an engineer or another specialist — a separate, deeper examination that we coordinate for you, and whose report can be used to press the seller to put things right before the transfer.
The fee for an inspection by an engineer or specialist may be charged separately from the legal fee and the brokerage fee.
An inspection by a broker or a lawyer is a general check of what can be seen. It is not a certification of the structure, of the engineering systems, or of the technical quality of the construction work. If you want an engineering opinion, a snagging inspector, an engineer or another specialist should be brought in as well.
The page that holds the detail
The transfer
The documents for the transfer day prepared and checked.
A check of which taxes and costs fall to which side under your contract, told to you before the day.
The page that holds the detail
We are with you at the Land Office — the documents, the unit details, the names, the discharge of the mortgage, the amounts and the taxes and fees all checked before anything is signed.
Handover
A check that you have everything after the transfer — the title document, the Land Office sale contract, the receipts for the fees and taxes, the keys, the access cards, the parking remote, the warranty papers and the handover paperwork.
After the transfer
The change of name coordinated with the condominium juristic person and with the electricity and water utilities.
Optional, and charged separately
The deeper inspection is a service of its own
We coordinate it when you want it. It is a separate, deeper examination than the handover inspection we carry out ourselves, and it is not part of the package's own fee.
Optional
An inspection by a snagging inspector, an engineer or another specialist — a separate, deeper examination that we coordinate for you, and whose report can be used to press the seller to put things right before the transfer.
The fee for an inspection by an engineer or specialist may be charged separately from the legal fee and the brokerage fee.
An inspection by a broker or a lawyer is a general check of what can be seen. It is not a certification of the structure, of the engineering systems, or of the technical quality of the construction work. If you want an engineering opinion, a snagging inspector, an engineer or another specialist should be brought in as well.
Side by side
Where the two packages differ, line by line
One table, read down two columns. A line marked as extra work is one the foreign purchase adds; a dash means that purchase does not raise the line at all.
The brief
A structured intake of what you need — budget, location, the size and type of unit, whether you buy to live in or to let, your timing and how you will pay — and an analysis of the options that fit it.
- Thai client
- Included
- Foreign client
- Included
A check of whether you are eligible to hold the title to a unit in your own name: nationality and status, the source of the funds, how the money will be sent, marital status, the documents the transfer day will need, and whether a power of attorney will be required.
Can foreigners buy a condominium in Thailand?
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
Search and shortlist
A search and a shortlist judged on location and transport, the asking price against comparable prices nearby, the condition of the unit and of the building, common fees and the sinking fund, parking rights, the standing of the seller or developer, and the terms of payment and transfer.
- Thai client
- Included
- Foreign client
- Included
The shortlist judged as well on the foreign ownership share in the building and its readiness to transfer to a foreign buyer, on how the unit can be managed from abroad, and on any restriction on letting it.
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
Viewing
Viewings arranged with the seller, the project or the seller's agent.
- Thai client
- Included
- Foreign client
- Included
Where you cannot attend: we view in your place — photographs and video, a live video call, the surroundings, and a written report of what is good, what is not, and what to watch.
- Thai client
- Included
- Foreign client
- Included
The common areas seen, and several units and projects compared for you, so that a decision can be taken from abroad.
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
Negotiation
We negotiate for you — the price, the booking amount and the deposit, the payment terms, the contract and transfer dates, the costs of the transfer day, the repair of defects, the furniture and fittings, and the handover of keys and access cards.
- Thai client
- Included
- Foreign client
- Included
Terms negotiated for the case where you cannot travel to Thailand.
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
Legal due diligence
Legal due diligence on the unit before you pay anything substantial — title, current owner, mortgage, seizure, encumbrances and restrictions on transfer, common-fee arrears, the debt-free certificate, the juristic person's regulations, parking rights and any dispute — with whatever we find reported to you, and a way through proposed, before you decide.
Legal services — scope, exclusions and feesResale due diligence checklist
- Thai client
- Included
- Foreign client
- Included
The building's foreign ownership share confirmed in writing by the condominium juristic person, together with the quota certificate the transfer will need.
Understanding the foreign ownership quota
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
Contracts
The booking form or reservation contract reviewed — or drafted — before you sign it or pay anything under it.
- Thai client
- Included
- Foreign client
- Included
The sale and purchase agreement reviewed, drafted or amended, and its terms negotiated with the seller, with the firm acting as your lawyer.
Where brokerage ends and the legal engagement begins
- Thai client
- Included
- Foreign client
- Included
Refund terms written into the booking contract for the case where the foreign quota is not sufficient, or the unit cannot be transferred to you.
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
The documents prepared in two languages.
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
A power of attorney prepared where you cannot come, with advice on the certification, notarisation or legalisation and the translation it needs when it is signed outside Thailand.
Power of attorney — how it is prepared and certified
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
Financing and funds
Coordination with the bank — the application documents, the valuation of the property, the approval and mortgage-registration dates, the payment on the transfer day, and the liaison between the bank, the seller and the Land Office.
- Thai client
- Included
- Foreign client
- Not a line of this package
Care through the wait for the bank's decision — the financing condition and its deadline written into the contract before you apply, the chasing and the progress reports while it is pending, and what to do with each of the three answers it can give.
- Thai client
- Included
- Foreign client
- Not a line of this package
Advice on sending the purchase funds into Thailand — the purpose stated on the transfer, the names of the sender, the buyer and the recipient, the currency and the amount, and the bank documents to ask for.
Sending purchase funds into Thailand
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
The bank evidence checked before the transfer day, to reduce the risk that the Land Office refuses to register the transfer.
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
Inspection
Our own handover inspection of the visible condition of the unit and of what is in it, with a Defect List for the seller to work through within the time agreed.
Handover inspection — what the legal scope covers
- Thai client
- Included
- Foreign client
- Included
Where you are abroad, the inspection carried out in your place, with photographs, video and a written report sent to you.
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
A re-inspection once the seller says the defects are repaired, and advice on the options if they are not.
- Thai client
- Included
- Foreign client
- Included
An inspection by a snagging inspector, an engineer or another specialist — a separate, deeper examination that we coordinate for you, and whose report can be used to press the seller to put things right before the transfer.
Snagging inspection — the visual service we coordinate, and its limits
- Thai client
- Optional · charged separately
- Foreign client
- Optional · charged separately
The transfer
The documents for the transfer day prepared and checked.
- Thai client
- Included
- Foreign client
- Included
A check of which taxes and costs fall to which side under your contract, told to you before the day.
- Thai client
- Included
- Foreign client
- Included
We are with you at the Land Office — the documents, the unit details, the names, the discharge of the mortgage, the amounts and the taxes and fees all checked before anything is signed.
- Thai client
- Included
- Foreign client
- Included
Where you cannot travel, we act at the Land Office under a valid power of attorney, receive the title documents for you and send you a report of the transfer.
Power of attorney — how it is prepared and certified
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
Handover
A check that you have everything after the transfer — the title document, the Land Office sale contract, the receipts for the fees and taxes, the keys, the access cards, the parking remote, the warranty papers and the handover paperwork.
- Thai client
- Included
- Foreign client
- Included
After the transfer
The change of name coordinated with the condominium juristic person and with the electricity and water utilities.
- Thai client
- Included
- Foreign client
- Included
Further coordination while you are outside Thailand — someone to look after the unit, a tenant, repairs, and the property kept an eye on in your absence.
- Thai client
- Not a line of this package
- Foreign client
- Included · extra work
A dash is not a refusal — it means the work does not arise in that purchase. If it arises in yours, say so and we will tell you what it involves. Nothing in this table is a fee: what the work costs is quoted on the facts of your purchase.
Fees
The fee is quoted on the facts of your purchase
We do not publish a price for either package. What the work costs depends on the unit, on the seller, on the state of the documents and on how much of the package you need — so we quote it to you in writing, on the facts of your purchase, before work begins. Ask us, and we will tell you what your purchase involves.
Legal work is a separate engagement, and the figure that governs it is the one written in your engagement letter. How fees, deposits and refunds actually work is set out on the payment-terms page, which remains the authority on it.
Third-party costs are not the firm's fee. The taxes and fees payable on the transfer day, and translation, notarisation or legalisation where a document needs it, are quoted and billed separately from professional fees.
What this work cannot do
The limits of the service, stated plainly
These limits are part of the service, not a disclaimer attached to it. They are the same limits that appear beside the steps they belong to.
An inspection by a broker or a lawyer is a general check of what can be seen. It is not a certification of the structure, of the engineering systems, or of the technical quality of the construction work. If you want an engineering opinion, a snagging inspector, an engineer or another specialist should be brought in as well.
The check at this stage is a general condition check. It is not an engineering or structural survey.
Legal review reduces risk, but it cannot guarantee the future market price, the return on an investment, rental income, or any increase in the value of the property.
Loan approval is at the bank's discretion, and we cannot guarantee the outcome of an application.
Independence and conflicts of interest
We act for the buyer, and we tell you what we are paid
We act for the buyer — as your agent and as your lawyer — and we put your interests, your protection and transparency towards you first. If we receive any remuneration, brokerage commission or other benefit from a seller, a developer, another agent, or a supplier or service partner we introduce you to, we will tell you in advance and in clear terms, so that a conflict of interest is prevented and our independence in advising you on the law is preserved.
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 is why the firm's role is stated on every page: brokerage and legal work are separate, they are engaged separately, and you remain free to appoint another legal adviser at any time.
Where brokerage ends and the engagement begins
Two roles, kept apart on purpose
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.
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.
Engagement follows a conflicts check and a written engagement letter that sets out the scope, the fee and each side's obligations.
This page describes services and general information. It is not legal advice on any person's situation.
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