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THAILAND LAND TITLE DEEDS

When purchasing land in Thailand, it’s important to understand the various land title deeds available. A majority of the land in Phuket is not titled or surveyed accurately due to a lack of complete surveys. Foreign buyers should only consider land with a Chanote, Nor Sor 3, or Nor Sor 3 Gor title, which can be sold, leased, and used as mortgage collateral.

Chanote Title Deed

Chanote or Nor. Sor. 4 Jor (NS4J) is the only land title deed certificate that offers full certified private ownership of land in Thailand. Chanote titles are accurately surveyed and GPS plotted in relation to a national survey grid and marked by unique numbered marker posts set in the ground. These titles are the highest land title and are found in the developed areas of Thailand. Chanote title land is the preferred title whether you buy or lease land in Thailand.

Nor Sor Sam (N.S.3) Title Deed

Nor Sor Sam (N.S.3) without extension is land of confirmed possession, but not accurately surveyed and the borders of the land must be confirmed with neighboring land plots. This may cause problems in verifying the land area. This type of land may be sold subject to a 30-day notice period to see if anyone wants to contest ownership. Border disputes or ownership disputes are common with this type of land title. The difference between this type of land title deed and the Nor Sor 3 Gor is that a land with Nor Sor 3 title has never yet been measured by the Land Department; hence the land has no exact boundaries. The Nor Sor 3 title may later be switched to a Nor Sor 3 Gor then subsequently transform to that title and to a freehold title deed (Chanote) in the future.

Nor Sor Sam Gor (NS3G) and Khor Title Deeds

Nor Sor Sam with the extension Gor or Khor is accurately surveyed and has the land area parcel points set by using the aerial survey. There is no need to publicize any legal acts (no 30-day notice), and it is possible to partition (divide) the land into smaller plots. This document is issued by district land officers. This type of land may be sold, transferred, leased, usufructed, or mortgaged in the same manner as land with a Freehold title deed (Chanote) as long as it is ready to be a full title deed. In order to change the title to a Chanote, the owner of the land may file a petition to the Land Department to file a request to change it to a full title deed (Chanote), and the Land Department may do so if there is no opposition made against the petition.

Nor Sor Song

Nor Sor Song Nor. Sor. Song (N.S. 2) is a consent letter issued by the Land Department to the holder. This document entitles the holder to occupy and utilize the land for a temporary period, the holder has to commence occupation and utilization on the N.S. 2 land within 6 months and have to complete the utilization on the N.S. 2 land within 3 years from the receipt of N. S. 2. N.S. 2 land may not be sold or transferred except for inheritance. Depending on the land’s location, this document may be upgraded to Sor. 3, Nor. Sor. 3 Gor or Nor. Sor. 4 (Chanote), however, after upgrade the prohibition for sale or transfer is still effective in full force.

Sor Kor Nung Title Deed

Sor Kor Nung (S.K. 1) is a notification form of possession of the land. This document offers the holder to occupy and utilize the S.K. 1 land, but his rights are not confirmed by the land department. Sor Kor Nung’s land may be transferred to another person, the transfer is simply established gives up his possession of the land, and delivers S.K. 1 land to the transferee. Possession may also be passed on by inheritance. Depending on the land’s location, this document may be upgraded to Nor. Sor. 3, Nor. Sor. 3 Gor or Nor. Sor. 4 (Chanote). Sor. Kor. 1 has never been issued since 1972. Currently, this land can still be upgraded; however, only with court approval.

Land documents issued by other government departments

Land documents issued by other government departments There are several other forms of land titles, claims, or rights of private use, some issued by the Land Department and some by other government departments. Some which are issued by other government departments offer ownership rights (like the Chanote) and are accurately surveyed but can not be sold and can only be transferred by inheritance. Some claims are merely rights of possession or use and have practically no rights associated with them, nor is it possible to register a sale, lease, usufruct or obtaining a or to obtain a building permit for (local exceptions for building possible).

Sor. Por. Gor. 4-01 (S.P.G.. 4-01), is an allotment of land from the Land Reformative Committee, and under no circumstance may this land be bought or sold. It confers the right to occupy only and be transferred only by inheritance. It seems that the land may be used for agriculture only.

Sor. Tor. Gor. (S.T.G.), is an instrument issued only in the zone of national reserved forest, the holder of this title document has the right to reside and live on the STG. land. STG. land is prohibited for sale, however, the right of the holder to reside and live on the STG. land can be passed on heir by inheritance. This document issued by the forest department.

Por. Bor. Tor. 5 (P.B.T. 5), is evidence showing that the occupier of a plot of land has been issued a tax number and has paid tax for using the benefit of the land. This confers no right at all but was formerly used to establish that the holder was occupying a plot of land and could apply for a Sor Kor 1.

Nor. Kor. 3 (N.K. 3), is a utilization certificate issued under the act of land allocation for Living B.E. 2511. This document issued only for members of the self-help settlement.

Gor. Sor. Nor. 5 (G.S.N. 5), is a utilization certificate issued under the act of land allocation for living B.E. 2511. This document is issued only for members of the cooperative settlement.

In addition to understanding the various types of land rights in Thailand, it may also be necessary to familiarize oneself with the country’s land measurement system.

THAI TO METRICMETRIC TO THAI
1 Wah = 2 m
1 Talang Wah = 4 sqm
1 Rai = 1600 sqm
1 Rai = 400 Talang Wah
1 Rai = 0.16 Hectare
1 Ngan = 100 Talang Wah
1 m = 0.5 Wah
1 sqm = 0.25 Talang Wah
1 Acre = 2.53 Rai
1 Hectare = 6.25 Rai