Title Deeds in Thailand

Title Deeds  are usually issued by the Thai Land Department as the competent authority to deal with land and registering and transferring rights over land. They are divided into 4 categories.  As each one of these categories provides different rights over land  (ownership, possessory, certificate of use,….) the  typology is relevant when purchasing land in Thailand.

Main Types of Title Deeds

Chanote or Nor Sor 4. This type of document grants the holder the full rights over the land. This is the best option for the buyer.

Nor Sor 3 Gor. This title confers the right to possess the land with certain limitations, entitling the holder to use, sell or mortgage the land. Unlike Chanote, Nor Sor 3 Gor  is not a full  land title.  The Land Department measures the Land and as a result you know exactly  its boundaries. The owner can apply for a change to  Chanote.

Nor Sor 3.  This title confers similar rights to Nor Sor 3 Gor however there is a significant difference. The land has not been measured by the Land Department. This may lead to boundary disputes when selling or trying to upgrade the land. The holder of the title can file a petition to change the title to a Nor Sor 3 Gor.

Possessory Rights. This is one of the weakest types of land rights, normally recognized by tax payments to local administrative offices.  This title  has not been validated and certified by the Land Department yet.

There are more types of  Title Deeds in Thailand but largely not applicable  for most foreigners who are merely  interested in purchasing a property.

Conclusion

The most ”real” and freehold ownership land title in Thailand is Chanote, followed by Nor Sor 3 Gor which offers confirmed right of possession. The Nor Sor 3 is not secure as offers lesser rights along with  an absence of accurate surveyed outer limits which may eventually lead to boundary disputes.