poobear

You are safe until the end of the lease even if the house is sold. This is from SAMUIFORSALE and THAI CONTRACTS Does transfer of ownership of the land affect my lease rights? Transfer of ownership of the property does not break the lease agreement (section 569), but only rights and obligations in the lease agreement that are under Thai law considered by nature true rent of property rights transfer to the new owner. Some provisions in the lease, such as the common renewal option but also the succession clause, are in principle only enforceable by legal action against the original lessor. Death of the owner or transfer of ownership could lead to the lessee ending up with a lease contract that is only partly enforceable against the new owner who is for part of the lease considered a third party (i.e. not binding upon him as he is not considered a contract party).

My understanding of Thai law from some past and present experience is your rental contract supersedes (comes first) and nobody can throw you out until your lease expires. An example is I just purchased a house with tenants living in the house and I am renting for two month until their rental contract with the original seller expired.

Thank you very much for bringing the topic around to my original questions.

I vote to have Ikea do it even though I totally don't trust the craftsmanship here and basically do EVERYTHING my self but 1. I think the installation is free over a certain amount. 2. I would guess the kitchen installers do only kitchens so are experienced. 3. I had a very good experience having a Kitco kitchen in stalled. The installer were one of the only really competent teams i have ever seen here. Totally professional with all the needed tools and supplies. Granted the kitchen was simple and I did not have them do countertops.

thanks the manual says to remove the spring if the tank is underground but I will also try to run it with the spring in so I don't lose it as I probably switch to an above ground tank. Thanks

We are priming the pump with waterbefore starting but my wife insist the instructions say to remove spring permanently if you are pumping from underground tank. The pump seems to work but does not sound right to me. No helpful diagram.

Hello I just installed a new pump attached to an underground tank and my wife said the instruction told her to remove the spring under the screw cap on the inlet manifold on top of the tank. Does this sound correct? Also when you install your pump do you use a brass fitting or plastic. When I tape and install the brass fittings they almost always leak and require a couple of redos. Any advise on how you do this here is appreciated. Thanks

Thanks for your info on the pump, reliability and service experience in Thailand. Also thanks for the tip on building a sound enclosure for the pump. I think I am going to back off the Grundfos and go with a Kikawa. The reviews in Thai are excellent about reliability and noise.

I have a need for a quiet water pump and was happily considering buying a grundfos Scala 2 recommended here for the lack of sound and reliability. After looking for more reviews online, mostly Amazon, I found too many customers with the same complaints with the reliability and lack of response from the company over any issues. I still need a quiet pump so I was wondering what peoples experience was here with that specific pump or any other constructive suggestions for a quiet pump or the best way to reduce the pump noise. Right now the pump is located outside the bathroom/bedroom windows and I don't really have another good place to relocate it. The house is single story 3 bedroom,2 bath and I will use the pump to draw from an underground tank. thank you for your help.

I admire her and wish her the best. First female to become Vice President of the United States. is nothing to sneer at..

The house i am moving out of a house that has very hard water that plays havoc on the facets water heaters toilets ect. My only suggestion for the people buying is to hook up to the town water right next to the house (pranburu) that has a much better reputation. This house i am moving into has none of same extreme symptoms of the level of hard water I have been dealing with so hopefully it won 't be my next new problem.

thanks I will have to take a closer look at these and see if there is any markings on them.

I am buying another new used house in hua hin anh have these two silver pipes running off the pump and not sure what they are. Any idea? Thanks

House in excellent condition for sale in North Hua Hin Soi 6 Furnished 3 bedroom 2 Bathroom Living area 136 sqm Plot 85 Square Wah Freehold Chanote Gated community Communal Swimming Pool Home Features: Open Kitchen, Dining & Living Room Floor Plan Full Size Refrigerator Microwave Oven Custom Curtains Large Wood dining table with 6 Chairs Brand new L shaped couch Ensuite master Bathrooms / Walk-In Shower Large Covered Back Terrace Mature Tropical gardens 2 outdoor water fountains Separate laundry room Separate Storage Room Broom Closet Four air conditioners UPVC Sliding Glass Doors and Windows New Paint 150 mm./6 inch Stay Cool insulation in ceiling All new Led lighting New Hot Water Boiler New outdoor Floor Tiling CCTV Cameras Attached Single Carport Common Fees 2200 month

Transfer Certificate is not required if the executor/administrator is appointed and acting in US. If I name a US person in my will to be the executor/administrator, is it possible to get a US court to probate my will while my address is in Thailand? This is the problem. Someone/ your executor is going to have to swear/sign an affidavit stateing you are domiciled in a specific state in the U.S. My us executor is also a notary. I had a hard time asking my notary to lie on a document that she has to notarize. The whole estate thing gets very complicated when you change your address to overseas. I would just avoid it if possible. In my case it was not. If you know some way around this I would love to know but all my research and experience leads through probate and the IRS Which district/county court will appoint the executor?

I live in Thailand full time and have Schwab international accounts. One Joint with my wife, a separate brokerage account in my name only and some IRAs. The problem with the international account that they don't tell you is they have completely different rules when the owner dies. The accounts pass to the estate. NO BENEFICIARIES. Even with a joint account with my wife she can only access 25% of said joint account. My international brokerage accounts cannot have beneficiaries and also have to go through probate and the IRS. Of course I did not know this when I set up the accounts. BE WARNED an internation account has different rules to claim funds apon death. This is the process direct from schwab. If all this seems like a big hassle you're right, it is. I wish I knew this before I transferred everything into an international account. Below is a letter from Schwab outline what needs to be done befre they release your funds. Schwab International Estate Specialist Dove Hagan [email protected] Use Skype (888) 297-0244 EXT. 53745-Fax 888-526-7252-Tel +1 (415) 667-8400 If person is a resident of Thailand at the time of his passing: The Designated Beneficiary (normal brokerage account) and Joint Account will default to the estate. Joint accounts are restricted until the IRS Transfer Certificate is and your wife and joint owner is limited to 25% for living expenses. Beneficiary account is (i think)100% frozen How to claim money from Schwab Schwab will require the following documents for the Joint and beneficiary accounts. 1. Copy of Probate or Succession Document issued by the Court naming the Executor/ Administrator of the estate. 2. Copy of the Executor/ Administrator’s valid Passport 3 *IRS Transfer Certificate*. The executor/administrator will be required to reach out directly to the IRS to apply for the IRS Transfer Certificate. The IRS requires you to send all the below information to: Internal Revenue Service Center Attn: E&G, Stop 824G 7940 Kentucky Drive Florence, KY 41042–2915 1. (a) Report of the Death of an American Citizen form U.S. Embassy (b) death certificate (c) copy of the photo page of the David’s U.S. passport. Write a letter saying you are the executor of the will and swear that this is the whole complete list of David’s assets and bring to Notary at a lawyers office and have them notarize it. 3. (a) One copy of asset inventory filed with probate authorities, with English translations if in another language. 4. (a) If Thailand does not have a death tax or inheritance tax, please provide a copy of the last income tax return). 5. Copies of the David’s last will, with English translations. If any of the above-listed items are not available, write a letter and explain why. It takes IRS six to nine months from the time the IRS receives all necessary documentation to process and return.

Catch the mini van to Prachuap across the street from Market Village. I own a house in both Prachuap and Hua Hin and have taken the mini Van many times. The train is way too slow. good luck

update: I received a rough draft of a contract at about 10 P.M.

I am still waiting for the Lazudi to get the purchase contract to me. We have been promised the contract three times and each time, no contract forwarded to us and no explanation. I would have already walked but the choices here along with the housing stock here is so weak and I am quite limited on the houses I am willing to buy. I don't understand how people in so called professions can be so rude and unprofessional.

We went to the realtors office today and explained I would neverr sign the contract presented to me. First I asked why it is %100 english when my wife is purchasing property. I was going to keep my mouth shut but I said that since it was in english I would explain how pathetic (vague) the contract was and I would only sign a purchase agreement. They to They explaing that they always use this contract, first you put down 200,000baht and then an additional 30% when the purchase agreement is signed. The agent never told me that. It's only a million plus oversight. Then I learned about the many things this contract would for us. None of it was actually written in the contract but not to worry. Then when I asked who the hell would sign this I learned that "many people sign this, like when the purchase a property and are in a hurry and are on the way to the airport" I kid you not!! I told them that I had all the time in the world and was not off to the airport. Of course in the end they will draw up the proper documents and we will do our own due diligence before we sign. This is our 12th real estate transaction in Thailand and first ridiculous contract.

The contract sent to me is way too vague to spell out the terms if the seller pulls out but is quite clear that I lose my full deposit if I do. The only supposed protection noted is "the reservation contract is refundable if the due diligence is failed" No specifics, No closing date, ,no time limit for inspection ect. , no review of contract. This already failed before i signed No Way!!! If they can present a sound purchase contract I will buy. If not we walk.

Hi I am in the process of buying a second hand house in my wifes name through an agent from lazudi. We have inspected the house and have made an appointment to sign a purchase agreement tomorrow. Instead of a purchase agreement the agent informed us that we would be signing a Reservation Form that required full deposit. Since we have purchased many houses and properties here and have never heard of this we asked to send us a copy of the contract they expect us to sign. After a little back and forth they sent me a contract from another client from a different property signed a few days ago. It is a page and a half contract that give very basic information and does not even include closing date, specifics about breach of contract, who holds the deposit in the event of breach of contract how long till I get deposit back ect. ect. ect . It is far inferior to the simple 50baht contract we usually buy at the stationary store.. We have no intention on putting a deposit down on a contract that is just downright vague. I used to thing that Thai real estate laws were arcane until I went to school for my real estate license. Basically the real estate laws here almost the same as the real estate laws in the States and not complicated at all. Hopefully we will sort this out tomorrow with out wasting too much more time and boiling over. Thanks for letting me vent

The point of the thread is to gather information on how may be able to solve the problem I have with an unused pool in a property I am considering buying. The point of my last two post is to share some information that I found on the internet that may solve my particular problem and/or help another member in the future with an alternative idea than those presented. A picture is worth a thousand words. Take what you need and leave the rest.

In this case, our client chose to build a rectangular step-up deck set completely over the free-form pool. We framed the deck conventionally with galvanized steel joists that rest on the pool edges and span its 16-foot width, and we finished it with ChoiceDek composite decking and a matching composite skirt around the perimeter. To provide access below the deck, we added a hatch. DECKOVER DECKOVER Since rainwater accumulates in the pool beneath the deck, we always include a sump pump placed over the pool drain. The pump is powered by an electrical circuit that once powered the pool lighting and is activated by an automatic pump controller of our design. The controller turns the pump on when water rises in the bottom of the pool, expelling it through the pool’s skimmer return line. We added a powder-coated aluminum Alumawoodpergola for shade at one end of the expansive deck, using the deck structure for support.

Thanks everyone for the replies especially the specific equipment . Due to tight access to the pool concern and damaging my existing walkways and driveways one solution could be to make a deckover with a small sump pump in the pool to remove any accumulated rain water. I have a small square pool and jacuzzi. The frame would be done with galvanized beams and composite decking, the sump pump would hooked to the light circuit in the pooland the sump would drain up into existing drains. The third solution witch I am activly pursuing is don't buy this house with the pool but another down the street. Thanks all