TL;DR:Verify title at the Land Department, confirm developer/permits and condo finances, review contract refund/completion terms, inspect the site, and have a Thai lawyer review before paying any deposit.
Before reserving property in Thailand, complete a focused due diligence to avoid legal and financial loss. Verify the title at the local Thai Land Department (Chanote preferred; Nor Sor 3/3 Gor have limits) and check for mortgages, liens or disputes. Confirm developer or seller credentials: company registration, track record, building permits and any EIA. For condos, obtain the juristic person’s financial statements, meeting minutes and rules; check service fees and sinking fund. Read the reservation and sale contract line-by-line: exact deposit amount, refund/forfeiture clauses, completion date, defect liability and whether a cooling-off clause is written in. Inspect the site for access, utilities and flood risk; get a boundary survey if buying land. Ensure foreign‑ownership structures are lawful (lease vs. condo freehold). Have a licensed Thai lawyer perform a title search and contract review and request escrow/bank guarantee arrangements for developer advances. Consult the Thai Land Department and REIC for official guidance.
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