wmlc

5 minutes ago, Pattaya57 said:

So you're just trying to scare monger and gain business for your legal firm. Lame. I've done 3-4 visa exempt entries a year since 2015 and many people enter far more than me. If you're a legal professional you need to get another job more suited to your limited research skills

 

Hmm where have I pitched legal services here? Give it a rest mate.  NEXT............

3 minutes ago, Pattaya57 said:

Well I have done 8 visa exempt entries in last 2 years so there is that....

Ah 4 per year is not much. I had a guy with 3 this year turned around. Next guy that calls. I will give them your name and number to give to the officer at the airport. You can explain to the officer they let you in 4 times and everything will be ok and you insist they let him in. Please DM me your name and contact details.Thanks.

2 minutes ago, Pattaya57 said:

How many times does this have to be explained as false info on the Embassy websites. This is the 3rd thread in a week claiming this wrong info as fact.

Ah yes. Integrity legal must also be wrong. I see. All the calls my firm gets must be fake. Alas, you must be correct and everyone else must be full of it. 

3 minutes ago, Chivas said:

 

This bit is quite clear on the face of it  ??

The UK Thai embassy is even clearer. but says 2 times period. 

5 minutes ago, Upnotover said:

Very nice.  But your evidence also includes the 15 day thing which is also not true.

 

Don't care. It's not relevant to this topic. Everyone must be wrong and you must be right.  keep debating everything here and on the Thaigher forum. Do you even have time to eat and sleep. lol Next, call both Thai Embassies and give them a piece of your mind. Tell them they are wrong. Sign petitions. Call the office of the Prime-minister. How dare they spread these false regulations. How dare they make a 15 day typo. Go to demonstrate outside the Integrity Legal office and insist he resign as the MD of Integrity Legal and stop working as a lawyer. Alas. 

There is nothing wrong with the system. It never takes more than 24 hours to get an answer either. The only problem is guys try to use it with a browser that is not compatible, such as safari and also they make a mistake on the info they input. 

It amazes me how people put millions of baht on the line to buy a house or a condo and are too cheap to seak legal advice to get the right info. Therefore, relying on a bunch of sofa lawyers sitting back in the UK in a pub or a retired guy in Pattaya.that troll the forums when they are bored. For god sake, call a lawyer. 

Oh my god. I have never seen anything like this before in my life. This is what I read here. A few say get a lawyer. Most say don’t because it’s too expensive or they won’t help you because they’re lazy. One guy sending the OP to consumer protection with no Thai language support saying they have free lawyers. Then one bloke writes a book about how he knows an immigration officer who saved  his ass on a business deal. One thing we do know is that if anyone living in a foreign country has issues, they should not be doing these types of things alone. However, in the end, the ops situation has somehow miraculously solved itself!!! Good job to all the sofa lawyers. Here’s to a job well done. No lawyer will make one Baht and the world is still safe.????????????

On 8/31/2023 at 12:35 PM, PattayaKevin said:

I rented a pool villa recently under a 1 year contract through an agency.  Landlord is violating breaching every section of the contract. Contract says mediation is required for breaches. Agency and landlord says no need and are refusing mediation.  Landlord is liable for maintenance and repairs except for small things. He did the repairs but charged me for them. Repairs were done bad and had to be done again by the same guy. I got charged again.  I paid my second month rent, then he says he wants more.  I refused he threatens me with eviction. From my knowledge eviction needs to be done legally through the courts here in Thailand.  If I'm paying the rent as required and have receipts he would have no grounds to evict me. I contacted a lawyer who wants 130,000 baht to initiate a lawsuit against the agency and landlord.

 

Can I go after legal criminal charges against them like fraud by inducement since I signed the contract because it had clauses that were meant to prevent this situation? I live in a development with a housing association and security who do their jobs. I have heard if the landlord forces his way onto the property I can have him arrested for criminal trespassing. Security and association knows of all my problems and the landlord says he doesn't care about them. Association has been fining him and he hasn't been paying for different violations. I found out before I moved in he was renting it out daily as an airbnb against the association rules.

 

What else can I do about this. My family will be here without me for the next 6 weeks because I need to fly out of country half way around the world. 

I have sent you a DM but you seem intent on dealing with what you think is a serious issue without proper legal advice. Relying on a forum full of sofa lawyers will not get you any further ahead. 

1 hour ago, Straight8 said:

When it comes to defending the "farang", unless you have the right contacts, they are "mostly" as bad as it each other. I have a friend going through some legal stuff, and he has already changed lawyers 3 times due to them collecting the fees & doing sweet FA.

 

Good luck finding one that will actually do what he/she is paid to do.

I know a company that will review the lease, send a legal notice to the landlord and call on behalf of the client for a monthly membership fee of 795 Thai baht with no obligation to keep the membership. Of course there are also other benefits and many do keep it after their original issue is resolved.  So, your assumption may be partially correct, but not 100%. Do some research and you will find good lawyers and companies to deal with things like this for reasonable fees. 

On 8/31/2023 at 12:35 PM, PattayaKevin said:

I rented a pool villa recently under a 1 year contract through an agency.  Landlord is violating breaching every section of the contract. Contract says mediation is required for breaches. Agency and landlord says no need and are refusing mediation.  Landlord is liable for maintenance and repairs except for small things. He did the repairs but charged me for them. Repairs were done bad and had to be done again by the same guy. I got charged again.  I paid my second month rent, then he says he wants more.  I refused he threatens me with eviction. From my knowledge eviction needs to be done legally through the courts here in Thailand.  If I'm paying the rent as required and have receipts he would have no grounds to evict me. I contacted a lawyer who wants 130,000 baht to initiate a lawsuit against the agency and landlord.

 

Can I go after legal criminal charges against them like fraud by inducement since I signed the contract because it had clauses that were meant to prevent this situation? I live in a development with a housing association and security who do their jobs. I have heard if the landlord forces his way onto the property I can have him arrested for criminal trespassing. Security and association knows of all my problems and the landlord says he doesn't care about them. Association has been fining him and he hasn't been paying for different violations. I found out before I moved in he was renting it out daily as an airbnb against the association rules.

 

What else can I do about this. My family will be here without me for the next 6 weeks because I need to fly out of country half way around the world. 

I’ve sent you a DM these types of disputes are often handled by consumer protection. Check your DM. 

21 hours ago, Skipalongcassidy said:

You are assuming that the landlord in this situation falls under this particular situation as regards this aspect of the law... my guess is that they do not as the lessee stated that his contract says nothing.

 

However if is so stated in his contract,  as you are completely guessing that it is, then pay your rent and give the proper 30 days notice and move out by all means... if not than negotiate an acceptable move out package... or be held accountable.

 

So be sure to know what you are talking about before calling someone else ignorant... 

I’m not assuming anything, as my message to the OP outlined the alternatives as well. However you assumed that you can’t terminate a lease before the end in Thailand under any circumstances without losing your deposit and you were wrong. So give your head a shake mate. 

15 hours ago, zombie nights said:

Yes thank you. I  am currently looking to get a decent Thai lawyer to advise. Though the first one I contacted quoted me 8000 baht per hour to advise.

 

Can I thank all those above who have given my helpful input.

 

Incidentally I am the OP. One reason I need to consider ending my lease early is for health reasons. I now need to pay a 5 figure sum for medicine monthly (not covered by Insurance) and amongst other things I need to reduce my expenses including rent. I did not mention this in my original posting as my health issues are a private matter.

????

I’ve sent you a DM.

12 hours ago, Older and Wiser said:

I reply as a landlord of several properties in the Philippines, different country but same problems. Firstly, the legal obligations; you signed a one year contract, your are obliged to stay or pay for one. I offer 3 month or more leases, so there is no excuse for signing a one year lease and wanting to leave after 3 months. Of course, there are situations where the tenant needs to leave early due to extenuating circumstances and in such cases I am sympathetic and will try to reach a compromise. 

However, people lie, one tenant had a 3 month contract but after one month said his mother was very sick in Oz and he had to go back, I let him go, only to find he never left the country. 

Now, in genuine cases, I will discuss with the tenant and compromise, then prepare a termination agreement under which the compromise is the basis. I will hold the 1 month security deposit, but it will take at least a month to replace the tenant, so I don't make money from it. It takes a few days for clean up, repairs and replacement before I can show it. Even if I find a new tenant, they rarely want to move in immediately due to having existing lease, prepaid hotel, etc. In this case, seems the tenant wants to leave without any reason, only convenience. I don't think I'd be too sympathetic.

You don’t know Thai law so better not say. 

2 hours ago, Skipalongcassidy said:

I hope that they go to court and charge you the full amount of your LEASE CONTRACT... your obligation doesn't just end when you decide to move out.

What a ridiculous comment? You don’t know the law. Why even bother posting? 
 

Landlords with five or more residential properties will now fall under the Consumer Protection Bureau’s definition of a contract controlled business. The Contract Committee issued the“Notification of the Contract Committee Re: The Stipulation of Residential Property Leasing as a Contract-Controlled Business B.E. 2561 (2018)” and it was published in the Government Gazette on February 16, 2018. The new regulations will take effect on May 1, 2018. One of the new laws is the following: 

• The lessee has the right to terminate the lease agreement early with a minimum of 30 days advance written notice given to the landlord.

Landlords with five or more residential properties will now fall under the Consumer Protection Bureau’s definition of a contract controlled business. The Contract Committee issued the“Notification of the Contract Committee Re: The Stipulation of Residential Property Leasing as a Contract-Controlled Business B.E. 2561 (2018)” and it was published in the Government Gazette on February 16, 2018. The new regulations will take effect on May 1, 2018. One of the new regulations is: 

• The lessee has the right to terminate the lease agreement early with a minimum of 30 days advance written notice given to the landlord.

Therefore, show your lease to a lawyer to confirm there is no clause about termination in your contract. Seems odd there is not. If the landlord has less than 5 properties for rent, it’s all down to your contract. Also how many months deposit did you give? These guys that have commented actually have no idea what they are talking about. Dangers of posting these types of legal questions in a forum. Speak to a lawyer unless the deposit amount is under 10,000 Baht, as that would not be worth fighting over and let’s take a look at what the termination clause  says in your contract. The lawyer can also confirm the landlord’s property status. 

22 hours ago, lopburi3 said:

As if the average person needs to pay a company to teach them how to read - forums and groups such as this should provide such information to anyone interested - and from what I have seen posted on commercial web sites, do so with a lot more accuracy.  

Oh have you used one of the other services I mentioned and they were not accurate? I hope so. Because if not then you are just talking nonsense. And we all know that nobody on here does that right? 
 

Also, I’m curious to understand why  websites such as this one should provide things like this? They only provide the forum and you can read thousands of posts and answers on one topic. If that’s what you want to do, so be it. 

2 hours ago, lopburi3 said:

And you know as well as I that is not what this is about.  What is not legal is using such methods to obtain visa/extensions without meeting requirements. 

I do know that’s what it is about because I was the one that posted about 2 examples of companies that will teach you and guide you on how to do everything so you don’t have to hire an agency. 

On 8/17/2023 at 9:16 PM, lopburi3 said:

My logic is old fashioned just as I am old.  Legal is still how I prefer to live.  In my many years of posting here I have not done so to belittle anyone - but I will point out legal issues.

What’s not legal if you have the money and want an agency to help you skip the line or do your paperwork? Again your logic is twisted. 

On 8/15/2023 at 8:19 AM, brianthainess said:

Can you please explain the "charm"

Why would I pay 20k+ for a days work that i can do myself?

You are not that well versed in the visa agent fees is have been quoted 20k for a retirement visa extension if you have the 800k. It’s more like 6-10 k plus the 1900 baht. Don’t spread these rumors that aren’t accurate. 20k++ os the fee if you don’t have the 800K. However, some would still pay it to keep their 800K plus where it is and not in a Thai bank. Think 

On 8/14/2023 at 8:10 AM, lopburi3 said:

 

Actually suspect most information here is both accurate/free/legal - unlike some other paths.  There should be no reason anyone needs legal advise or an agent for normal extensions of stay if qualified for such and that information should be freely available - as it is on forums and some websites.

That’s strange. The services I referenced mostly give cheap and accurate legal advice so you can avoid paying an agency and getting 10 different answers to the same question on a forum. However, the people that want to use an agent don’t feel like waiting in line for a whole day. To use an agency or not is a choice. Some people value time more than a few bucks. Also it seems your post is belittling people that don’t qualify. That is not always the reason but so what. For example, let’s just say you have the 800K for the retirement visa, but you want to keep it invested. Does that make that person any less than you? Your logic is old fashioned and good for Cheap Charlie’s. Is it ok to be a Cheap Charlie? Yes as it’s everyone’s choice. But you shouldn’t talk this nonsense. 

Dr. Jack is correct. This is an under consideration stamp. When your friend goes back, if approved, they will give him the Non O visa based on retirement. For the extension, some IOs are making you go back for a second time after you submit as well. It’s best to use an agent or sign up for some service like Thai Legal Protection or Thailand Concierge as they both provide accurate legal advice on visa options for a very cheap fee and can help walk you through options without having to hire a visa agent. Both will teach you how to do things yourself. However, a visa agent can just do it all for you. There are tons in Pattaya and Bangkok. Key visa, One stop visa service, TSL and Associate, just to name a few.  All ranging in prices depending on your location and specific situation. Asking these things on a public forum will just get you half truths or speculation. 

2 hours ago, Dan O said:

What I qualified to you was you have to have income to be considered a tax resident. That income has to be brought into Thailand in the same year or earned in Thailand. If you have no income in those categories the 180 day tax resident isn't applicable.  You claim you’re a lawyer yet you treat people like crap with arrogant comments and insults. I don't know too many successful lawyers with a pathetic compass on communication skill like I've seen here in your responses.  Im not running away Im ignoring person that has no idea how to talk or discuss things with people on a public forum. I won't waste my time with ignorant people that talk to people like that so good by, your on ignore. 

Oh. Where did I say I was a lawyer?  I insinuated that I may work in a law firm and I said foreign lawyers can’t go to court.
 

Now back to more of your false statements. If  you are here for more than 180 days on a tourist visa, you must have money right? So either you bring that money in with you that you earned abroad or you earn it inside Thailand. Duh there is no other option and both fall under the 180 day law. You don’t need to be a lawyer to see that your logic is out of whack. You came at me first with your false comments trying to argue, not me. How many times are you going to put me on ignore. ????????????