If you are moving to Thailand and plan to buy land with your Thai wife (it will be recorded in her name only), here are some tips for first time buyers:
- Get a copy of the Chanote of the land offered for sale to take to the land registry office. Read up at this link to make sure you understand land titles and only buy Nor Sor Si (4) Jor (Chanote). The N.S.4.J or Chanote is a certificate of true ownership for land and the only true ownership land title deed. Land held under Chanotes are accurately surveyed and GPS plotted in relation to a national survey grid and marked by unique numbered marker posts set in the ground. Chanote titles are found in the more developed areas of Thailand. Legal acts (sale) do not have to be published. There are no general restrictions on the use and the land can be sub-divided. https://thailife2.com/%f0%9f%87%b9%f0%9f%87%ad-thai-land-title-documents/
- Take plenty of pictures of the land shown. Land markers if available.
- When entering the land office advise receptionist that you want to see the mapping officer.
- Contact a lawyer – Lawyers for Expats Thailand lawyersforexpatsthailand.com
- Talk to neighbors about high water levels (flooding), droughts and crime.
- Check with neighbors depths of well.
- Get a usufruct on the Chanote title to protect yourself in the event something happens to your wife.
- Make sure the seller (or agent) has full authority and intension to actually sell the property. Not the kids selling their parents land without permission.
- If you are at the end of a long run PEA (Electric company) will give you “service “ but your voltage could be so low as to be unusable. Power can fluctuate from 143 to 225v 1000 meters from the source.
- Verify land is not in a flood zone.
- Verify if any loud neighbors nearby, soi dogs everywhere, dodgy neighbors , burning something only a short distance from your home etc. Also any noisy businesses, machinery, etc.
- Understand with large, open plots for sale near your land, anything can be built on there from pig/chicken farms to factories.
- Verify if the land has to be filled and how much.
- Understand the geographic survey. Some areas can be prone to earthquakes. Building on pylons may not be the best idea.
- Visit the land early morning, noon and in the evening to see if the area changes.
- Immediate neighbors with roosters may wake you up at 4 or 5 AM each day.
- Road to property. Is it paved? Dirt? Subject to washout? Do you need a 4 wheel drive truck?
- Understand distance to nearest medical facility.
- Is there local markets, food stores, etc. nearby?
- Invite neighbors to eat, village headman, etc. and ask ALL your questions with them.
You have to do your due diligence when buying land.
Hire a lawyer and be aware of all the tips above and ask questions until you are completely satisfied.