kirkieb

Excellent advice Thanks everyone will try tomorrow Cheers Kirky

Hi allane,

Ive been on a Retirement Visa for 5 years live hear permanently. Prior to was on Marriage Visa

Thing is have never tried to transfer money out always transferred into Thailand.

It seems to beg to ask a series of other questions.

With so many Retirees (Non - Working) returning to their home countries due to the high Baht how do they get their money back home say from the deposit we all keep in the bank if we dont want do a Embassy run.

My money has been in the same bank for 5 years so nothing dodgey about it was. 

Also I get an Aussie Pension paid into the same account and Bank so they can see where the money comes from including regular savings yet they want me to prove the pension they have had deposited for 7 years with Australian Government Source.

Surely its clear.

Tried sending cash today back to Australia.

4 banks and Westerm Union all claim you cant transfer your own cash to your own bank account in my own country.

Can transfer to a third party via Western Union. Just not to your own bank account via direct debit

Anyone have any ideas why.

Seems from comments whispered was bank balances of so many farangs btwn 400 and 800k totalling many hundreds of billions baht with it so high against major currencies.

Imagine if farangs with drew funds on the same day.

Its our money why cant we do with what we want?

Hi guys have been using Chang Mai Silversmith for years but quality slipped so looking for a new Silversmith in Kalasin/ Sukhon Nakhon or Koen Khan.

Small one off orders.  If they can do moulds and 3D Designs a bonus.

Mainly Sterling Silver items.

Cheers for any feedback or direction

Hi all

I am located in Kalasin District and looking for Ducks and Ducklings for sale.

Khaki Campbells or Peking or Indian Runners.  Looking for about 2 Males, 6 Female Adults and maybe 30 Ducklings at this stage.

Any advise and contact details would be greatly appreciated.

Cheers

Kirky

Looking for any advise on sending freight back to Australia.  Golf Bag, Large removal boxes up to 25kg from Pattaya anyone got any ideas of affordable freight services door to door.

147 kms from where we plan to locate. to Khon Kaen, Sukhon Nakon is about 1 hrs drive, Kalasin 1 hr, Somdet 30mins. Hoping to find a hopsital a bit closer to me although I only need go every 3 months or so. Thanks for your input.

Hi currently live in Pattaya for 7 years and had enough. Wife's parents aging so we are considering relocating to the family farm. About 70 kms North East of Kalasin. South of Suko nakon .  I need access to a hospital that can prescribe my drugs all covered by Aust Gvt. Also looking at the availability of High Speed Internet for various needs. Currently the Village Parents are in does have Internet but we want to relocate and just checking how forgiving is the internet in these areas?

Looking to start a conversation with any who have made the move and pros and cons.  Been there many times so know what Im getting myself into. Will build a one bedroom house on the family farm.

Cheers Kirky

I forgot to mention we are all in Townhouses with the 7 dogs in a double townhouse. so in 5 Townhouses there are 16 Dogs so if one barks look out.
I have 2 dogs myself but they are well trained so I guess I'm frustrated at the owners of dogs who don't seem to actually care to have a quiet street. 16 Dogs in the space of 35 mtrs Its 5 O'clock somewhere in the world cheers.

Can someone please tell me there is a Council Law that covers how many dogs and Roosters one house can own in a Suburban development?

We are in a gated Village in Nongprue and new tenants arrived 3 days ago and in tow they have 7 dogs from Beagles, Thai Dog, Husky, Labradors

These dogs are outside dogs and if one barks they all bark.

One house has dozens of Roosters they regularly allow to graze on the Common Land but 4am every morning there is an alarm clock most developed countries don't allow Roosters in Suburbia.

My Thai wife tells me I need to change my way of life after 6 years in the Village.

Surely there is common sense and a department who enforces such noise issues.

We not Juristic yet but working on it but that's a toothless tiger so far.

<deleted>

Hi all legal types.

I'm seeking information on a Village which began construction two years prior to the

Land Development Act, B.E. 2543 (2000)

In this time did Developers have to make a deposit into an account for the Village once established and Developer has departed the scene the Village if Juristic retains that deposit for future maintenance?

The only reference prior I have been able to locate is

Land Code Promulgating Act, B.E. 2497 (1954)

Which Law (If Any) applies to a Village which never became Juristic and Developer has only recently (Mar 2017) signed off on Developers License.

I'm am trying to establish is, where does a Sinking Fund Comes from pre 2000 (1997,98)

From my understanding now is New Established Villages create a Sinking Fund by charging several years in advance of Village Fees.  Is this true and any reference would be appreciated.

Cheers

I cant play golf so what else is there to do.

Thai Land Laws are changing and in recent times new laws allowing a Lean placed across a Chanute if after 6 months of fees not being paid. That means the property can not be used as equity or sold while that lean is placed.  Interest can be charged and even seizure of the property  is all now available under Thai Law.

The only thing is you must be a Juristic under Law Village.

Plenty of great lawyers are getting their fees paid for also so the Village win wins.

On ‎12‎/‎04‎/‎2018 at 8:15 PM, Delight said:

 It would appear that the next 20 years will be like the last 20 years.

It that so bad?

 

Where is the original developer in all this?

 

What did the original contracts say about maintenance liabilities ?

 

and

 

What are your legal options to sanction the 'non payers' ?

original contracts scrutinized in court but too much time elapsed and Developer disappeared many years ago.   I found him and we forced them to finish the project but other than that nothing else forthcoming such as sinking funds maintenance etc.

From our Legal team they confirmed to us the vote required to obtain a Juristic meant 51% of total Chanute's must vote in favour.

From 161 Chanute's that meant a total of 81 votes minimum.

IF

We achieved that 51% then a Juristic can be formed and from then on each house would only have 1 vote per house not the amount of Chanute's they own.

The Developer was finally tracked down and has since signed off on the Builders License early 2017.

Developer has never been responsible its only due to small groups of owners over the years put their hand up to collect a fee for services, lighting etc that we have been able to get this far.

Many have told us how the value of their property from 20 years ago in some cases, has declined from what they paid 20 years ago.

That should be enough proof to the tight <deleted> to get the Village back to its glory days.

It was a very High So when first built.

Sad thing is the biggest Chanute owners don't want a Juristic as they base their negativity on a rumour their fees would increase.

The fact is if all owners paid a small fee we could drop the entire Villages fees to below what anyone pays now.

Appreciate the feed back

Cheers

Update the Special General Meeting failed to get the required 51% in favour Vote to form a Legal Juristic Association. Sadly from 160 properties less than 60 voted in favour.

70 homes pay fees so the entitled elite can live free of charge refusing to pay but happy the stupid ones keep village alive. Not any more ,terrible for a long established Village.  Another badly maintained Village will go to the Council. Values down hill.

Thanks for feedback but I found the reference

Land Development Act Section 49

Maintenance Fees of a Village that is Juristic are decided by Resolution of a General Meeting of Owners.

So clearly the majority decide the amount.

In accordance with S.44(1) or Commission under S.44(2)

22 hours ago, KittenKong said:

Why wont the courts help? Non-payment of common fees is a debt which can be pursued in court just like any other debt. Of course you would need to pay fees to do this, and possibly engage a lawyer, and it would not be worthwhile for just a few tens of thousands of Baht.

Condos I have known have pursued large common fee debts in court successfully, resulting in the forced sale by court order of the units in order to cover the debts, and the situation appears to be identical. In most cases I suspect that people would pay up long before the day of the hearing.

If you are in a Legal Juristic Village then a visit to Land Office to put a Lean on the owners Chanute can be administered. At same time pick a Lawyer and get them to have the worst offender a target and have them charged through Civil Law,  Land Act has recently had some amendments which include a 3 month time of failure to pay Village Fees can have the property seized, confiscated and with Interest.  The Lawyer will get paid the fees via the Court Action.  Once that is done the word will spread very quickly.
Sadly this is long over due but slowly Private Villages are getting law reform to assist.

Councils and Municipalities don't want the extra burden of street lighting etc so they are helping just got to find the right person.

We just had a Special General Meeting to Vote on Village becoming a Juristic Association. Lawyers are still checking the massive paperwork required from over 160 properties and a kilometre long village has many Common Areas.

Once we establish the Vote and documents are correct then we need to establish a Constitution and Village Rules.  I have read The Land Act and it seems to infer a fee per Wah or size of property is acceptable but It doesn't seem to say it is a law and can be at Villages discretion by way of a vote.

This has taken 20 yrs to get Developer to sign off and many people have been hurt by the process so the idea of a Band system is what we are floating.

ie. Band 1 Townhouse 800 Baht

      Band 2 Small Hse 1000 Baht

       Band 3 Lge Hse 1200 Baht

This fee pays for 24 hr Guard Security at front gate, CCTV at Electronic Rear Gate, Rubbish Collection Daily, Gardeners for massive area and street lighting. Our Pool and Clubhouse closed due to insufficient funds to repair the old and tired property.

Currently we pay 1300 Baht per month but that is because many (about 45%) don't pay and just laugh at the ones that do.  We are hoping to rectify that as the Village was sold as a private Village

With a Yes Vote we think the Band idea is reasonable

Just want to know if its legal and cant seem to get a reference

Is there a reference anywhere as to a Legal requirement for how a Private Village charges Fees for Services and maintenance?

I'm sure I read it in the Land Act they reference per sq Wah but I've also been told it can be whatever the Association decide.  Anyone help

Cheers

Looking for some advice from all on is there a supplier of Attic Ladders in Thailand.

I'm in Pattaya and have had no luck searching the major Hardware stores in and around me.

Cheers

After 20 years of numerous attempts by scores of well intentioned owners Bann San Suwattana Gardens is having a Special General Meeting on 25th March 2018.

In the history of the Village, Its faced delays, stalling tactics and some opposition but at last the Owners will be given their opportunity to vote in favour or against the Forming of an Home Owners Association which will become a Juristic Entity in accordance with Thai Law.

The procedure outlined by Land Office and Legal will be implemented if a Positive Vote is received.

One Owner with the Correct documents outlined in Registered Mail Delivered in February and March 2018 will be checked on the day of the meeting.

The meeting will be for 4pm on 25th adjacent to the Club House.

19 hours ago, huawei said:

^^^ because I have dealt with LO, and they were very helpful.As we know one LO is not necessary the same as another. They can give advice of course and help in the measuring of land, registering etc..etc..show you contested chanotes..

 

its not a crime until its approved..or settled by the parties, not the remit of the land department..

 

as we have discussed on other threads,  everything is grey...

 

it is not the LO to insure compliance with building regs, compliance with safety requirements , that's the tessabaan..

 

The LO for example will have the chanote, but not final designs approved . They do not ensure compliance ...for example encroachment or what was promised in an advert or promotion but not delivered..the latter will be covered by consumer protection and the condo act reference to advertising.

All of the Development is 20 yrs old and all has been signed off.  For each Common Area we have a Chanute a total of 13 pieces of land.  The owner building over the Common Land was shown the Chanute and just shrugged her shoulders and said I do whatever I want to.  Feels Entitled somehow.  Gets up our Nose because she is renovating a third property in the Village and utilising half tha access road now with Construction Materials, Sand Piles and Concrete with total disregard for the massive problem its causing the entrance of the Village..  Whats even worse is she refuses to pay Fees and treats all Gardners and Security like third class citizens.  Surely thats enough reason to get this sorted.  LO have been great but their attitude is unless we have a Juristic Authority we cant raise issues.  The Developer who has signed off still is Legally the Owner unless we form a Juristic.  The crunch here this Owner is great friends with the Developer.  The Plot thickens.  Very frustrating

2 hours ago, tryasimight said:

Who are 'we'?

 

A majority of a Village who want a fight that has taken 20yrs within a Vote in 3 months.

Looking for some advise.

We currently are working towards an established Village becoming Juristic Association.  In the process we have discovered owners have built/extended their boundaries and have in some cases removed the entire piece of Common Land for their sole use.  These people were advised before completeing the extensions but their response was "Do what I want"

Until we have the Powers of Juristic we realise we cant enforce anything but is their a Department or an Ombudsman that can be contacted to come and check Boundaries lawfully on what the Land Office call an Private Village eventhough we dont have Juristic Status yet.

I Volunteer with Father Ray and have been involved with them for years. Sounds like the best thing you can do is get him to Father Ray Foundation on Sukhumvit Road Pattaya and they will assess and access the boys familiy details

They will care for him and he will be treated well.