inkorat

my thoughts:

-  A life lease in your name (this also reduces the chance of sale and/or loans being applied) .

-  A will at the Amphur office where you and your child will jointly inherit the land (not probated). The rest of the assets go to you.

Note:  This is from 30+ years experience. This is not legal advice, please ask a lawyer for legal advise.

PM me, I may be able to help you out or invest if it is a real opportinity. Always Looking.

Allowing one Asian country more rights than other does not appear to be fair to the other Asean partners, but is most likely a way of selectively preventing some groups access.

There is definately a need for more minimum wage earners. In Issan today you really cannot hire productive locals males at 2 times the minumum wage to do anything in the farming sector. The locals all want to contract the jobs (mau) at 2 or 3 times the minimum wage.

This labor shortage problem does not only effect the business community, it mosty likely has a much greater negative effect on the poor farmers who are paying the exorbitant fees to plant and/or harvest their own crops. If their cost is too high, back to the loan sharks and they loose everything.

As yet no one has mentioned that you can always lease the land from your wife for 30 years this can also be done at the government local office. I did mine last year at the Sri Racha office Chonburi but it cost more than 75 bhat all officially government stamped on the back of the land deed. Just giving you a 2nd option if the other falls over.

The office I went to would not do a Usufruct but offered the other option that was done with in 15 mins tops

You can do the lease prior to getting married, but after marriage all assets and interests in the assets aquired are considered common property that is jointly owned.

After marriage it appears the Usufruct method is best.

Several of the banks are also in the insurance business and it makes them a lot of extra money.

Try the Government Savings Bank, good rate and no insurance required.

Go to a legitament gun shop in your area and they can normally take care of everything.

We have put mortgages on property in foreign names. No problem.

You need to do this before you get married, since everything done after marriage is jointly owned property.

If the case of default the Judge will normally order the property sold at auction, to the highest bidder or as otherwise mutually agreed between the parties envolved. You get what is owed as the 1st lean holder and anything above this amount will be paid to the ex/GF. If the property happens to sell for less than the amount owed, you may come up short. The process takes time, but it does work.

B

If you own the Condo (100% your name prior to marriage), you can just sell it yourself. If you are married as stated above and the Condo was purchased after marriage, she will need to sign a power of attorney authorizing someone to sign at the land office on her behalf.

It really does not matter how many people are registered in the book.

When the new owner transfers the ownership a new blue book is issued. The non-owners registered at this location are just removed and put into TEMP (cyber space). They then stay in the TEMP, until they go in and update their address themselves.

hope this helps...

Are these the facts or is there something I am missing ?

1. The Election Commission did not agreed to allow the caretaker government to borrow the rice money and indebt the next incoming elected government. I understand that this is Thai law.

2. The rice loan negotiation is really only between the E/C and the government. If the E/C agrees to let the government borrow the money, the banks would happily lend the money, but the opposition would definitely sue the E/C for a law violation.

3. The media made a statement that the document presented to the banks when the government tried obtain the loan (on their own), were not signed by the correct party that had the legal authority to enter into the transaction.

Considering the issues, why was it wrong for a protest group to alert the banks that there may be a bigger legal issue that needs to be resolved, before they proceed.

There seem to be a lot of heated arguments on both sides that don't make sense. If they really want to help the farmers, just sell the the rice at market value and pay the farmers.

Hiding the losses and dreaming that the price will go up, while the farmers are starving is ........

Do you have any documentation from the court or embassy showing you are the executor of his estate or his world wide assets are your legal inheritance ?

If so, I would just get these documents translated into Thai and have them certified by the Thai embassy or Ministry of foreign affairs and then go to the bank. If not maybe your lawyer can arrange it.

Don't the farmers realise that the govt cannot pay them now, in part because of the protests going on in Bkk, in part because they do not have the authority as they are only a caretaker govt inter alia? Protesting or not, they are not going to get their money any sooner. The best is for them to hope that the current political situation is resolved quickly, a legal govt installed so that the country can resume normal workings.

Khun S, you do realise that the longer this standoff occurs, the longer it will take for your supporters to be paid? Or are you willing to sacrifice them as well?

Do you people really understand the problem... If they have 500 Billion Baht of rice in the warehouse, just sell some and pay the farmers. The government does not need any authorization from anyone to do this.

The problem is it will then expose their excessive losses in this failed scheme. A lot of the rice is not there, a lot of it is damaged or rotting and all of it is overvalued.

Go have a look yourself, I have and a lot of it is just rotting away and covered over by newer rice to hide the problem.

If the P/T government succeed in getting the additional 130 billion Baht, the taxpayers will then owe 700 Billion to the banks for rice loans. The rice is probably worth less than half of this amount and the tax payers and their children will end up paying this bill. The protestors have a right to expose the corruption and theft that is going on, which effects the farmers and the taxpayers.

Who knows for sure if it's chanote, nor sor sam, or another type of title that allows a commercial enterprise to be run on the beach for over 25 years? Surely any properly titled land has boundary marks that can be cross referenced via GPS. If land title is tor bor, sor por kor or whatever number, there should be no hotel allowed. The wild west days of moving markers and being allowed to get away with it should be out the window with modern technology.

GPS is not that precise for boundary marks, something like a + or - 15m accuracy in stand alone mode. Needs to be tied into a reference point and corrected for + or - 1m accuracy. And for height above sealevel , it's only a 'suggested' height. I have used GPS for commercial navigation and oil well positioning for near 30 years and I know what I am talking about. Good enough for locating a position but not good enough for land boundaries.

The Land Departments' GPS is very accurate with the Japanese installed ground stations and it is closer to plus or minus 1 cm . I think they have 260 ground based stations that they use to correct the GPS signal.

They know exactly where the markers are, but need to be careful on whose toes they step on..

We have two houses in the city for sale or rent, if he is interested.

Yes, since it is the cross road to all of the North East.

There should not be a flooding problem in Korat with its elevation, but with Thai management and the lack of a master plan it happens.

It used to flood on the west side of the city, but now they just dump their run off water into the next block and think the problem is solved. What they have succeeded in doing is moving the water across the city into a low area that has no natural run off (Hua Talay), instead of moving it into the Moon river basin where it belongs. Really Good Thinking ...

To make Korat boom, just move the army base farther south (lots of vacant army land) and expand the city into this prime developed area next to the city. This is what has limited the growth of Korat, it cannot expand on the south side..

Return Korat's airport back to Korat and put the terminal on hwy 304 (same area). Korat curri=ently does not have a viable domestic airport and it is one of the biggest cities in Thailand. This is crazy, no one wants to drive half way to Burriram to use the old military airbase, where they moved the Korat airport to 15 years ago and then it died a natural death. When the air service was in the city, it was busy and easy to access.

They also really need to add a southern outer ring road, between the the new expanded city area and the new army base that connects to the Suranaree University entrance road on 304 on the west side and continue on the east side to the Korat - Chok Chai 4 lane hwy.

There you have my wish list, but it will never happen, since it is the correct thing to do and make too much sense...

We are developing a long stay assisted living project near Korat for expats that will include a resident nurse, but it is still under construction and most likely will not be completed until the latter part of next year.

The common area, mature trees, gardens and ponds are already in place and I would be interest in constructive ideas on what ideal accommodation sizes, features and services expats are looking for, to compare with our own idea.

Sorry I know this is a bit off topic, so just PM me for more info.

Get your wife to work.

Stall in a market, roadside, working as a cleaner, anything at all.

As long as she can prove an income of 15k a month or more for six months, she can apply for a home loan.

The 15k a month must be paid into a bank account every month, even if it gets spent later that month.

They will check her place of work exists, they won't check her place of work actually generated the 15k deposits.

Thanks for the advice! Would this really work? My wife worked many years in a pharmacy but stopped working as she's now looking after our child, which is a fulltime job by itself so she's likely to not work again for many more years!

Won't they call and check that she's really working there? They don't ask any employment contract or anything related? That seems a bit surprising...

She needs the appearance of having a job that brings in 15k a month.

She can be self employed at a market stall, but they will visit the stall.

Or any other pretence that will stand up to very light scrutiny.

Finally someone with a helpful and correct suggestion. Try to the guy, it seems like most posters are defeated before they start..

As stated above, your wife need's to have the appearance of having an income from self employed work with a verifiable income.

She needs to have a bank account where XX Baht is deposited into it each month showing a steady income flow for 6 months or more before you approach the bank.

You should also have a rental contract for lets say a beauty shop or market stall that you are doing business from.

The shop (who ever owns it) really needs to be a real business when the bank goes to check it and staff need to verify your wife is the owner.

Best bank from experience, "Government Savings Bank", they will also take your income as the husband into consideration and they don't try to rip you off selling insurance guarantees.

Good Luck..

Simon,

You should have no problem running the business as a sole owner or partnership under the Treaty of Amity as a U.S. citizen and you could get the building permit in your name and own the structure.

Your child can own the land. The problem is only that a legal guardian must be appointed until they are 20 and there are some restrictions on what contracts they can enter into, unless agreed otherwise by the courts.

If it was me, I would just establish the leasehold right on the back of the title deed just prior to the transfer into your son's name. When he receives ownership, your 30 year or lifetime right has already been established and predates his ownership. No minor issues...

It sounds like the illegal lottery that uses the opening and closing price of the stock market. Funds go in and out daily.

A big problem is the lack of parental control and guidance when they are at a young age and they are completely out of control when the get older.

They see that corruption and threats are the common means of Thai's gaining power, wealth and perceived respect and with role models like these in life and on on the TV, what can we expect.

I think all of us that have families know, raising a child with the right values is not an easy job here in Thailand.

I am definately not condoning the actions and/or crimes of these gang members and maybe a longer term gov./military supervised work/training program (1 or 2 years) could help instill more discipline and respect in them and also get them out of the influences of the gangs.

The government now has billions of baht for their flooding prevention projects and it looks like we now have the workforce. The problem is it there is no way to get anyone to go for this, unless it is privatized with 30% under the table, so it's not really feasible.

Go back to your home and type a letter of instruction to pay the money into another account, chop it and mail it to them.

If the land office sees the foreign name they will ask the known foreign husband to sign a document to sign away his ownership rights to the property (divorce). This is like a pre-marrital agreement, but in Thailand they also have pre-purchase agreements.

Today your wife can use her maiden name, use Miss or Mrs. or even change to a completely different name. I have noticed that sometimes when you try to add a middle name or something close to the original name the computer does not accept the entry. This is really a problem in their software, their computer thinks there is a misspelling or typo error.

For the member that had their gold weighed and tested in Vietnam, the numbers seem suspect.

For the members using 15.244 grams as a weight for one Baht.

One Baht of gold weighs 15.16 grams, which is the standard in Thailand. They manufacture the chains and bracelets slightly under weight, approximately 1.2 grams for each baht gold weight, which is the amount of gold needed to make the M or S clasp. They then increase or decrease the weight of the clasps to adjust the final weight to meet the standard of 15.16 grams.

The published buy price displayed at the gold shop does not include the work money. This can vary depending on the complexity of the design and if you are a wholesaler or retailer. The normal work money price range is between 250 - 800 Baht.

Baht gold is popular with all levels of the Thai society. You often see millions of Baht worth of gold given in Thai marriage ceremonies (i.e: Sin Sot), but it is seldom worn by the wealthy, since it attracts undesired attention.

Baht gold jewelry is like an alternate currency in Thailand, since it can be easily converted back into cash. If the hallmark is known or the shop has the proper equipment to test. It can also easily be exchanged for cash anywhere in Thailand, with no paperwork or questions asked at a small discount to the published price.

Gold shops make most of their money pawning gold, this is their business of choice. This is very similar to the motorcycle sale business, they make a little money on the sale, but a lot of money financing the bike.

Plausible deniability, ducking and diving to avoid any responsibility, while others do the dirty work. Have you ever seen an elected leader take so many road trips and then claim to know nothing of the most important matters, which is in itself a reason to be removed from office, at any government or private company.