blackcab

11 minutes ago, Susco said:

...and I guess he want that repaired any way

Typically a developer would fill any noticeable cracks on his side of the wall and then possibly paint or tile his side of the wall. Or plant bushes to hide the cracks. Your side of the wall is not his concern as it will not impact the sale of any units in his development.

The developer only has an interest in the development until the last building is sold, then typically they are out of there and onto new projects.

Some developers can use a limited company for a single project. Once the project is finished the company is dissolved and almost all liability dissolves with it. Trying to sue a dissolved company in Thailand is going to be a costly endeavour.

3 minutes ago, Susco said:

Do I have an obligation to let him use my wall for free?

You do not.

4 minutes ago, Susco said:

If he adds 1 meter on top, then he modifies the wall, which obviously had sufficient foundation for the height it was build originally.

If the contract you both sign states that he expressly takes responsibility for damage to the existing wall caused by any addition he places on the wall then you will be legally covered.

However, a contract like this is only as good as its enforcement. If his work damages your wall and he refuses to remedy the damage or pay compensation, you will have to pay to take him to Court.

However, if you know the wall is not suitable for further additions then why consider it in the first place?

The entry in the yellow book will stay there until either you are entered into a different yellow book; until the house master of your current residence goes to the district office and gets them to remove you from the book; until you get Permanent Residency or until you get Thai citizenship.

Your non-Thai ID number remains in existence, however, as it is issued to you personally. In this regard it is independent and portable.

You cannot update your address by yourself in any circumstances (unless you purchase a condo). You explicitly need the approval of the house master of the next building you will be registered at. This normally involves them taking their blue house book and Thai ID card to the district office, along with you.

This is the same for Thai citizens. You need permission to be added to a house book. You cannot do this by yourself.

The one good thing is that the hardest thing to get is the non-Thai ID number. Now you have it, it is only a few minutes work to swap you between yellow house books.

3 hours ago, RobMuir said:

jumnong จำนอง or kaifaak ขายฟาก

There is a critical difference between the two. Jumnong is a mortgage. With a mortgage, the mortgagee (the hotel owner) remains the owner of the property. If she defaults, you will have to pay to take her to Court and then go through the whole process of the Legal Execution Department seizing the property and putting it up for auction. This will cost you money and can literally take years, especially if there are other creditors.

Kai Fak is a Sale with the Right of Redemption. In this situation, the hotel owner sells you her real estate at the start of the transaction, so when you hand over the money at the Land Office you absolutely own the real estate from that minute onwards. The property has been sold to you.

However, the prior owner has the legal right to redeem the sale and pay you back the principal plus agreed interest within the time started in the Kai Fak agreement. If the prior owner does this then the real estate legally reverts back to her. Think of Kai Fak in a similar way to a pawn shop but with added legal protection for both parties.

Kai Fak is a massively stronger deal for the person handing over the money. The issue is that as you are buying land then Kai Fak is normally only available for Thai citizens.

In addition, not every land office will register a mortgage if the mortgagor is a non Thai citizen. Even if the land office will register such a mortgage you need to be very sure that you are legally capable of issuing a valid mortgage and that it complies with all laws.

As a foreigner you will be a rare specimen indeed if you legally lend money to a Thai citizen against a property owned by them with a mortgage secured in your name and exit the deal without getting burnt.

For myself, the first question would be where will the mortgagee get the money to repay you?

Next, how are you going to correctly structure an interest only loan?

Finally, I suggest you contact a couple of reputable solicitors. Explain the situation and ask them how much it would cost you to enforce the sale of the mortgaged property through the Legal Execution Department and how long that process would take.

By all means go for it, but do so with your eyes wide open.

You can take the watch to the Rolex service centre on Wireless Road in Bangkok.

Get a quote for a service.

If the watch has minor unauthorised parts you will be quoted for their replacement.

If the watch is not genuine they will decline to give you a quote.