ThaiLawOnline

A lot happened in 12 years. The White Elephant is closed but not Pizza 101. i was told the Karaoke in Maithai is now closed. Rong Beer Pavillion used to be the place for fun. i personally like the national museum in the middle on the city. Many people do not see it. it is old, on 3 floors if I remember and gives a good idea of the Isaan Isaan. There was a restaurant on day time name “Falk land” that I like just outside the ring road. It is peaceful, with water, you could eat in huts, even some elevated. Maithai second floor was the aquarium for girls 15 years ago.

You absolutely need a to sign a form from the land department, a POA for condo, that is not the form TD21 used for Nor Sor Sam Kor and Chanotte. It is another one called Or Chor 21(อ.ช.21) (see attached)+ a copy of your passport signed. It is always needed for foreigners. The POA must be notarized if from abroad. It is written on the back of it. Here's an official link from the land department: https://www.dol.go.th/estate/Pages/17148.pdf Thai people us a copy of Thai ID signed + copy of their ta bian baan signed. This is 100% sure. I do transfer properties and condos for 17 years in Thailand. POA CONDO.pdf

First, you must look at the contract. It is normally always written in about any lease contract that I have seen. If not, maybe 560 or 566 of the Commercial and Civil Code would apply. One day is not reasonable. Second, you can look at the law: Section 560. In case of non-payment of rent, the letter may terminate the contract. But, if the rent is payable at monthly or longer intervals, the letter must first notify the tenant that payment is required within a period not less than fifteen days. Section 566. If no period is agreed upon or presumed, either party may terminate the contract of hire at the end of each period for the payment of rent, provided that notice of at least one rent period is given, but no more than two months notice need be given. There is also the consumer protection act that gives additional protections. This includes the right to clear and concise information about products and services, as well as the right to fair and reasonable terms and conditions in contracts. There is also a new law since 2018 when tenants have many units. https://www.khaosodenglish.com/news/2018/03/13/thai-law-what-landlords-must-quickly-do-or-go-to-jail/

I have PR since 2015 and wrote about it, my journey, rules, benefits, etc. This year, applications are opened from 16 October to 29 December 2023. Concerning real estate, the only benefit is when buying a condo, you do not have to show that money comes from abroad in foreign currencies. Someone mentioned about taking a loan, that is not in the law. I got a mortgage from a bank without permanent residency. Banks can have their own rules and it can change from a bank to another. Permanent residency give them more security, just like a work permit, a high salary or being married to a Thai. You have benefits on the work permit that many are not aware. As you do not need a visa, 90 days notifications or TM30, the restrictions linked to immigration do not apply. That is difficult to convince the labour department but it is possible, for example, to have a work permit under a company and ZERO employee. You do not need a Non-B visa, as you have PR. You can also sponsor a family member for PR when you have PR. That's one of the 5 categories eligible for PR. I do not know if I wish to apply for citizenship. I could, but I have no intention to buy land, my work permit is easily done for 2 years, I have Thai partners for business and my passport is better than a Thai one.

Marriage is a very personal question and asking people with so many different backgrounds or experiences won’t give you and answer. But I think I know what answer you re seeking and what she is also seeking. Why is it a personal question? Because it is about belief, religion, a paper that might give you more or less rights. But you can love a person without being married. So your real question is more, I think, about how much will it cost me to get married and what are the benefits. For her and many Thai ladies, it is first, something suitable to achieve. They love their family and marriage is well seen. It is also suitable to be with a foreigner and it is for stability. They wrongly or not believe that foreigners are more faithful, do care about their wives and treat them better. I might be wrong, but this is my 19 years in Thailand having done hundreds or marriages and divorces for clients. So what are you real benefits? Well, you can protect your assets with a simple prenuptial. You can also protect properties with usufruct, Sap Ing Sith, lease agreements or others. Including mortgage that often not married couple forget. I was one of the first writing about usufruct in Thailand in 2008 as I studied civil law. These are real benefits: 1. You might get some tax benefits if you declare incomes here. If abroad, I am not sure. 2. if you have a child with her, you have automatically parental powers. Not if you are not married but with 2 marriages before, I doubt that you are looking for new children. 3. you can have a cheaper extension with 40k incomes per month or 400,000 baht at the bank. More complex for papers than retirement, but cheaper. 4. by being married to her, you could also help the family and kind of help her in a business without asking a work permit but I do not want to enter into the unknown and complexity of what is work and how it is apply. I just hope you are not in Pattaya or Phuket as some are very greedy there and laws could be applied with the wrong intentions (I am thinking about bridges games not so far ago and others). 5. If your lady works for the government, you could her some benefits. I doubt it. 6. maybe more but taxes, parental rights, possibility to “help” for a business, I forgot to mention that you would be a clear legal statutory heirs under 1635 of civil code. but my personal experience is when you are married to a Thai, you become a part of Thailand. You are not just a tourist and you can be part of the family especially if you start to learn Thai and try to fit into the culture. what are the cons? 1. you seem worried about losing money. Prenup, simple contract about property and do not need to buy a house. You can rent and you talk that you already have two. 2, what you are married adultery is an infraction and can means you could have damages to pay. 3. when you are married, my own experience is passion start to go down. Maybe not for everyone. So if you are wise, do not spend more than you can afford, have a good understanding of how much money you will spend, I do not think you will lose a lot. I was married 11 years with a Thai wife and we split everything fairly when we divorced. I am not alone. But make the contracts and this understanding BEFORE you get married. Not after. i thought I would not get married. I got married at 38. For me, there were benefits. Visa, business, I did not know if e would have children or not, and I thought she was different. And in a certain way, she was. I do not regret it, it also gave me permanent residency but that was not planned. Living together is sharing a life, good and bad parts, sharing experiences and maybe expenses, but you can do that also unmarried. Getting divorce in Thailand if a party does not agree is not easy. (Clause 1516 of civil code for grounds). So it looks obvious to me that you want to secure your life, your assets, married or not, and I would do that before you got married. You are not young. Do you really have tax benefits, insurance benefits, medical benefits, from a marriage? Or will it be social benefits like I said, being part of a family, a culture, which can be quite interesting but all families are not the same. i was not closed to the family or my wife for 11 years. i was closed to the family or my ex girlfriend of 3 years and I miss them. But I have no contact as our relationship was toxic and I couldn’t stand it more. Talk to your friends, your neighbours, ask questions to people older than you, with different experiences and see what is good for you. we only have one purpose in life : to be happy. What will make you happier? Search that route, this is what matters and happiness is often much more in relationships than in money.

J&P House are well known in Korat: http://www.xn--42cfk2dadb4dkbfa7fj7gtacfd2d6zd.net/index+en.html There is another company that used to be in front of bus terminal 2. I found it on Google but they seems to have moved: https://maps.app.goo.gl/PzJaA1U4xn888Wsr9 They are PD house and I know them for a while. I had 1 or 2 clients satisfied by them. The larger the builder company is, the safer they are. The more quality they normally give but they are more expensive. They are also less flexible. Be sure that your building agreement is well done, with penalties if they are over the delays, and you structure payments according to the work. I have seen small builders going away with the first 20% and never came back!

It is more complex than that. You can separate a house and land with announcements and others at the land department and/or Tessaban. Superificies would also grant property of a house on top on the land is not marital property. Not only building permits gives ownership of a house and on top, if the person is married, who wants to buy half of a house without land? Even a full house? I had 3 cases where we tried to sell in auction a house without land. 3 failures.

It is not my job to answer all examples and exceptions, but I wanted to assure foreigners that they need not worry too much. My previous statement seems to have had the opposite effect. I am really trying to provide accurate information to foreigners. I was one of the first talking about usufruct, or the Thai Pink ID card. I used my common sense, experience, and knowledge of how things work in Thailand to make these predictions. However, the problem with Thailand is that sometimes, it does not make sense. For example, marijuana has been legalized, but you cannot buy beer between 2pm and 5pm at 7-11. Many things here are irrational, but we live here and must accept the rules. This does not mean that I love everything about Thailand or that you cannot contest things. Around 2019, I decided to contest TM30. Immigration started to apply the old immigration law to the letter, which required property owners to declare foreigners within 24 hours of their arrival in a new province. I thought this was unreasonable and excessive. Many people helped me, but many foreigners told me that I was stupid and that I would never be able to change Thai law. I even received threats. But in the end, the government backed off and changed TM30 in 2020. I was not lucky; I used common sense and the media's help. The Thaiger, Bangkok Post, and BBC all covered the story. Do you remember the government backing off about the preferred shares modification of the law? Or when they backed off about not having people in the back of pickups just before Songkran? I think immigration will probably ask foreigners for their tax documents in 2025. However, pensioners who are already taxed or exempt in their home countries should not be affected. I might be wrong, but we will see in 2025. Let’s not speculate.

i used an example of one client that I know who does it. He brings it in Thailand and does not declare it. i know tons of people living in Thailand, that could be British, French, working in Hong Kong or India, money comes to Thailand and no incomes is paid anywhere. They do not have offshore companies.

Very relevant comment. I suggest Alan Lonie from Asia Accounts.

I have been asked about 10 times this week about the modifications regarding taxes. I am not sure if it should be under immigration and visa but my experience tells me that immigration will ask for tax documents in the future. But do not worry and I explain. The new amendment to the Revenue Code in Thailand, which will come into effect on January 1, 2024, requires tax residents of Thailand to declare all of their overseas income, regardless of where it is earned. However, this does not necessarily mean that foreigners will have to pay more taxes in Thailand. Under double taxation treaties (DTTs), Thailand has agreements with many countries to avoid double taxation on income. This means that if a foreigner is already paying taxes on their overseas income in another country, they may be exempt from paying taxes on that income in Thailand. To take advantage of a DTT, foreigners will need to declare their overseas income to the Thai Revenue Department and provide documentation to prove that they have already paid taxes on that income in the other country. Thailand has 61 double taxations treaties and they are here: https://www.rd.go.th/english/766.html Difference between declaring and paying taxes Declaring taxes means reporting your income to the tax authorities. Paying taxes means actually remitting money to the government. Under the new amendment to the Revenue Code, all tax residents of Thailand will be required to declare their overseas income, regardless of whether or not they are exempt from paying taxes on that income. However, foreigners who are exempt from paying taxes on their overseas income will not actually have to pay any taxes to the Thai government. Here are some examples: A foreigner who lives in Thailand and works for a company in Europe will need to declare their overseas income, even if that income is from a foreign employer. However, if the foreigner is already paying taxes on that income in their home country, they may be exempt from paying taxes on that income in Thailand. A foreigner who lives in Thailand and owns a rental property in another country will need to declare the rental income from that property to the Thai Revenue Department. However, if the foreigner is already paying taxes on the rental income in the other country, they may be exempt from paying taxes on that income in Thailand. I personally know people from a country X, having a property in country Y and getting the incomes from AirBNB in Thailand, the country Z. That might change things for people like that. A foreigner who lives in Thailand and invests in foreign stocks will need to declare the capital gains from those investments to the Thai Revenue Department. However, if the foreigner is already paying taxes on the capital gains in the country where the stocks are traded, they may be exempt from paying taxes on those capital gains in Thailand. If you earn incomes from crypto, it is obvious that the Thai government and other countries, what to control the gains and tax you. They also want to stop loopholes as you can live in Thailand, get money into your bank account and nobody checks where it comes from if you are under the radar, or limits the governments check. Foreigners who live in Thailand should not be worried by the new modification to the revenue code. The new amendment simply requires tax residents of Thailand to declare all of their overseas income. However, foreigners who are exempt from paying taxes on their overseas income will not actually have to pay any taxes to the Thai government. A tax resident is someone living in the country to more than 180 days. I have a work permit in Thailand for 19 years. Before I got permanent residency and after the years around 2010, immigration was checking if I was paying taxes in Thailand. I expect the same but it is too early to know what documents they will ask, or if we will have to translate these documents. I do foresee a lot of bureaucracy. If you are unsure whether or not you are exempt from paying taxes on your overseas income in Thailand, you should consult with a qualified tax advisor. And I will be honest, I am not a tax advisor. If you do crypto or have large incomes and wish to stay under the radar, I can not advise you to setup a company in Dubai or Isle of Man, but let's say that many rich people do it. Dot ask me what will happen, this is Thailand and you never know. :)

I can affirm that this is totally possible and only few foreigners do mortgages but it is an excellent way to protect your investment. Well done, including the building permit on your name, which is not easy for a foreigner but can be done.

You are totally right. I am a French native speaker. Speaks also English. Can do some Spanish. Live in Thailand for 19 years, can read and write Thai and I learn Mandarin 2 years while living in China.

Some people correctly answer that a « ta bian baan » is just a proof of address according to the civil registration act of 2534. Only Thai citizens and foreigners with permanent residency can be in a blue book, also called Thor Ror 14 for the blue book or Thor Ror 13 for the yellow one. Thai people can be registered in these books for different purposes, like where to vote for an election, to apply for a government job, and more. It can be useful for foreigners as a proof of address, to buy a car or motorcycle, to get a driving licenses or other purposes. But foreigners can also get a document called « certificate of residence » from immigration which has similar purposes. Unfortunately, it is true that an amphur can have different rules than another one but there is a national regulation on it. Attached is an old document made by the amphur in Nakhon Ratchasima to get a yellow ta bian baan. That is why asking your amphur or Tessaban is important. You normally need to translate and legalize your passport, bring 2 witnesses, explain why you want a yellow ta bian baan, give pictures, etc. Yellow book Ta Bian ban Thailand Korat.pdf

It is not legal yet. But a Buddhist marriage can be arranged. A Buddhist marriage is not a legal marriage civil or partnership. They talk for years to make it legal and is night be done this year. Pita promised it but a coalition moved him out from the PM possibility after the last election.

I am sure that you have plenty of time to lose with 6678 posts on this forum. You must teach everyone about “how it works in Thailand.”. Unfortunately, I do not have the same time to spend useless time debating with the average expat spending time on forums. Thank you Rumak to make me learn these great lessons of life. But I understand that when you are over 70, you probably have less hobbies and need cyberspace friends.

Majority is 20 yo. it is clause 19 of the Thai commercial and civil code. Section 19. A person, on completion of twenty years of age, ceases to be a minor and become sui juris. « Sui juris » is a Latin for a legal expression meaning adult. There are exceptions in the law. Someone who get married under 20 can become « sui juris ». See clause 20 of the Thai commercial and civil code if they follow 1448 and following.

There is inheritance tax in Thailand since about 2017 applying on estate more than 100 million baht. https://franklegaltax.com/inheritance-tax-in-thailand/

Por Bor Tor is not managed by the land office. It is the amphur and Tessaban, or called Subdistrict administration office (SAO) Nothing is on computer. It is a small piece of white paper, which has the name of the person, You can spend a full day looking at books to find an owner. Maybe the improved, last time I did that was maybe 4-5 years ago. Contracts are simply made by people and often signed by Poo Yan Baan ro show some authorities. Taxes are paid yearly and the tax documents is what you get from Tessaban or amphur, in huge books, to verify who is actually owner and it is a manual search for very long long. There is so misinformation about PBT5 that I will try to summarize. What is Por Bor Tor 5? (ภ.บ.ท.5) (hereinafter PBT5) Por Bor Tor 5 stands for "local maintenance tax" or commonly known as "grass tax". Therefore, PBT 5 is just a document certifying that the land occupant has paid the tax to the local government authority, which is the Subdistrict Administrative Organization (SAO). The SAO is responsible for collecting and recording the tax payment and issuing the PBT 5 document to the taxpayer as proof. PBT 5 is not a land title document as it is not issued by the Department of Lands. The SAO also does not have the authority to verify land. You can apply for a Sor Kor 1 that could eventually be a title deed but you never knew what it is will be granted, Key things to know about land title documents to avoid being cheated before deciding to buy or sell. So you must check the owner by the poo Yai baan or the local authority (SAO) PBT 5 originated several decades ago during a period when there was insufficient farmland for the population. This led people to occupy vacant land or clear forests for cultivation and to have proof referencing their land use. Paying the local maintenance tax allowed them to obtain PBT 5 document as evidence of that land occupation. Therefore, the key characteristic of Sor Por Kor Thor 5 land is that it does not have any title deed from the Department of Lands certifying possession or ownership. PBT 5 land can be bought and sold but it is different from normal land transactions with title deeds. The buying and selling of PBT 5 land is only a transfer of the rights to possess the land from one person to another. It does not give anyone ownership rights over that land. The ownership is to the government, The transfer of possessory rights is done by changing the name of the local maintenance tax payer from the seller's name to the buyer's name. This is processed at the SAO where the SAO officer will sign as a witness. There are no fees or taxes charged for the transfer What are the risks of buying BPT 5 land? Since PBT 5 land is not under the certification of the Department of Lands, there is a risk that the land may already be possessed by someone else, may be public land, reserved forest, mangrove forest or national park, or could be located within military zones. The holder of the PBT 5 document has no rights to contest government reclamation of that land. These risks have to be accepted. However, checking with the Forest Department and the military will reveal whether the land is forest or military land. Checking with the Land Department will reveal if the land belongs to someone else with ownership rights. This helps reduce the risks of land reclamation. The information needed for checking is the map coordinates and survey number specified on the PBT5 document. In addition, there is a risk that the purchased PBT 5 land size may differ from what is stated in the document. PBT 5 documents state the approximate area as declared by the land occupant, not as surveyed and calculated according to the Department of Lands' technical and precise mapping principles. If surveyed in the future to issue a proper land title document, the area could be reduced from what is stated in the PBT5. Can BPT 5 land apply for title deeds? BPT 5land can apply for title deeds when the government issues a notice BPT 5 occupants to convert their documents. The BPT 5 will serve as supporting documents for issuing the title deeds, provided the land is not located within forest, military or private land owned by others. The buyer can request the seller to apply for issuance of land title deeds under the Land Code Act to verify that the land can indeed be issued title deeds when the government calls for it. This can be checked at the land office where the land is located. Can houses or buildings be constructed onPBT 5 land? The occupant can construct houses or buildings on BPT 5 land by applying for construction permission from the SAO. With the SAO's construction permit, they can then apply for a house number from the village headman. With the house number, they can apply for household registration at the district office. Once registered, electricity and telephone services can be applied for. How to apply for construction permit What documents are needed to apply for construction permit? Can structures on PBT 5 land be mortgaged? Buildings and structures on Sor Por Kor Thor 5 land can be mortgaged but the mortgagor must also be the owner of those buildings/structures, according to the laws governing mortgages. The mortgagor must be the owner of the property being mortgaged, which includes any permanent improvements fixed to the land. Banks will normally refuse a mortgage to what I know and this land can not be seize and sell in auction like a Chanotte. There are Supreme Court decisions about PTB5: Supreme Court Ruling 15551/2010 The disputed land bought and sold was empty land (BPT 5). The land owner only had the right to possess. According to the contract, the two defendants delivered the disputed land to the plaintiff and the plaintiff paid the price to the two defendants on the day the contract was made. Therefore, according to the Civil and Commercial Code Sections 1377, 1378, the plaintiff obtained the right to possess the said land. The sale and purchase agreement of the disputed land was therefore a complete outright sale and purchase agreement. The plaintiff and the two defendants had no further duties to perform under the contract. Therefore, the plaintiff's act of surveying the land boundary for possession and utilization was not an obligation associated with the sale and purchase agreement of the disputed land. The objection and obstruction of the two defendants refusing to allow the plaintiff to survey could not be construed as the two defendants breaching the contract causing damage to the plaintiff. Therefore, the plaintiff had no power to sue the court to order the two defendants to survey the boundary of the disputed land or to return the land purchase price. Supreme Court Ruling 7740/2012 The disputed land only had the right of possession. The plaintiff seller made a contract with the two defendant buyers that the disputed land price was 1,500,000 baht and would transfer the PBT 5 document to the two defendants. The two defendants had made a deposit payment to the plaintiff in the amount of 730,000 baht according to the sale and purchase agreement or deposit agreement in printed form, with details filled in according to the form, just to serve as evidence. But in actuality, the true intentions of the plaintiff and the two defendants was to make a contract for the sale and purchase of the right to possess the disputed land, because the disputed land had no documents indicating any rights, only the right to possess by occupation. Therefore, the right to possess could be transferred to each other by delivering possession of the occupied land according to Civil and Commercial Code Section 1378. When the plaintiff delivered possession of the disputed land to the two defendants, it was deemed as complete performance under the contract. The two defendants were therefore obliged to pay the remaining price to the plaintiff. And when the two defendants failed to pay the remaining amount, instead of the plaintiff suing to enforce payment under the contract, the plaintiff filed this lawsuit to evict the two defendants. And the second defendant filed a counterclaim asking the plaintiff to return the land price received in the amount of 730,000 baht. In this case, it is deemed that both contracting parties mutually agreed to terminate the sale and purchase contract of the possessory right to the disputed land. Each party to the contract must restore the other party to the original position according to Civil and Commercial Code Section 391 paragraph one. The court viewed that the buying and selling of PBT5 5 land was the trading of empty land with only possessory rights, which could be delivered without needing to register, and PBT 5 was not considered a document of title. Lawsuits for money back could be filed in case of breach of contract, but there was no authority to sue to enforce land surveys for issuance of title deeds. Recommendations from Kritsada Law Firm regarding land purchases: Land with title documents should be purchased, of which there are two types: Title deeds, meaning documents issued by government agencies to certify ownership rights over the land. These include chanote (Nor Sor 4), plot map (Nor Sor 3 Kor), possessory certificate (Nor Sor 2), and certificate with the text "has made benefit" (Nor Sor 1). Possessory certificate (Nor Sor 3), meaning documents issued by government agencies to certify the right to possess the land, but does not certify ownership of the land. If it is necessary to buy and sell PBT 5 land, what should be done? It is recommended that the buying and selling be done at the Subdistrict Administrative Organization (SAO) because there will be officials as witnesses. This differs from cases of buying and selling land with title deeds, where the law requires it to be done as a written instrument and registered before the competent official. If you will buy such land, the following information should be checked: Check the location coordinates and survey page number of the land stated in the local maintenance tax payment receipt. Ask the SAO officer for advice. When you know the details from 1., the next important step is to take those coordinates or survey page number and check with the Forestry Department or the military in that area, in order to find out whether the PBT 5 land overlaps with forest land or military land. How to apply for title deeds? If checked and found not to overlap with forest or military land, the chance of the land being reclaimed by the state is low, and title deeds may be applied for, but it must be in residential areas of medium to large communities. For rural farmlands that have evidence of long-term agricultural use (simply put, in community zones), when the government issues a notice for people to apply for deeds, application can be made. Individual applications cannot be made except when the government has already announced it but someone didn't have money to pay fees, forgot, or was busy, then application can be done afterwards. But it cannot be applied for before the government's announcement. If the land has been surveyed with issuance of Nor Sor 3 or other documents, not as forest land, and adjacent lands have title deeds or Nor Sor 3, but PBT 5 tax payment receipt was filed, title deeds can be issued. You can check at the Land Office on survey maps for issuing deeds whether your land is in the area that can be issued deeds. Please, do note that PBT5 has rare information in English so do not use what is above without my consent for another website or whatever. I tried my best to explain but it is kind of difficult and never as clear as NS3 or Chanotte. This is not even on our website yet. I just make a search to provide info for the OP. i rarely deal with these. Only in rural areas, often in divorce cases. Prices are much cheaper than Chanotte but there are more risks.

The police does not get involved in family matters but assault or others can be criminal infractions. Be very careful. Changing the locks appears to be an easy solution. For security, cameras and filming could be helpful if things got worse. I remember a case of a foreigner, not married, who had a usufruct and the police accepted to move the girlfriend out off the house. It was near Surin but this client had connections. Thai use a non-confrontational way to solve problems. For example, a third party. The Poo Yai Baan or another person can talk to the child. Or you mix pay rent for him for a month or two. A lawyer could explain the child that if he stays on the property, he is trespassing. Thai Criminal code: Section 362. Trespass Whoever, entering into the immovable property belonging to the other person so as to take possession of such property in whole or in any part or entering into such property to do any act disturbing the peaceful possession of such person, shall be imprisoned not out of one year or fined not more of two thousand Baht, or both. Section 363. Moving Immovable Property Whoever, in order to hold immovable property of another person for oneself or the third person, removes or destroys the boundary mark or such property in whole or in any party, shall be imprisoned not out of three years or fined not out of six thousand Baht, or both. Section 364. Enters into the Property of another Whoever, without reasonable cause, enters or hides himself in a dwelling place, store-house or office under the possession of the other person, or refuses to leave such place after having been told to do so by the person having the right to forbid him from entering, shall be punished with imprisonment not exceeding one year or fined not exceeding two thousand Baht, or both. Section 365. Special Circumstances of Trespassing If the offence under Section 362, Section 363 or Section 364 be committed: By an act of violence or threat to commit an act of violence; By a person carrying arms or by two persons upwards participating; or By night, the offender shall be punished with imprisonment not exceeding five years or fined not exceeding ten thousand Baht, or both. I would think using the criminal code might not be a solution but I let you choose. According to the Civil code, I would think that this applies : Section 1564. Parents have to support Children Parents are bound to maintain their children and to provide proper education for them during their minority. When the children are sui juris, parents are bound to maintain them only when they are infirm and unable to earn their living. And strangely, the children have an obligation towards the parents: Section 1563. Children have to support Parents Children are bound to maintain their parents. I do a LOT of family law. I heard stories like yours maybe 20-40 times in 17 years. But we never acted legally, always tried to do it Thai way, and solve it amicably. It is 95% of the time related to a son, between 15 to 30 yo that doesn't do much. And it drives the foreigners crazy, much more than the Thai mothers. I am sure there are tons of judicial decision on these matters but I didn't make a search and it is quite late. I am just providing you guidelines, maybe ideas. The son of someone I know, 19 years old, Apirak, was shot dead by a friend of him for a quarrel about electronic cigarettes last week in Kamphaeng Phet. You can google, it is in the news. Just be careful and try to de-escalate the conflict. This said, I would agree with one poster who said that it is probably your girlfriend's problems and not yours. Family is sacred in Thailand. There are behaviors that I can't understand in Thailand after 19 years living here. If you live in Thailand, you must accept not only the good parts, but also the whole culture. You can try to make it better but you will see that you might hit a wall. Your girlfriend should go to the police station. Not you. If the police fail to act, you can write to me and I will try to check what can be done with my Thai lawyer partner.

It is probably Sor Por Kor. These Sor Por Kor normally CAN NOT BE BOUGHT. It is illegally but widely spread. Check on the back of it. There should be a mention in red, big letters, in Thai, written "THIS IS ONLY TRANSMISSIBLE BY INHERITANCE". Some Sor Por Kor were actually seized by the government because of that but it is quite rare. Search "Wang Nam Khio" or "Khai Yai" with "Sor Por Kor" and you might find NEWS LINKS from few years ago. Some land encroached in the national park, some others built resorts on agricultural land, some others had illegal possession of Sor Por Kor. Like this link: https://www.bangkokpost.com/thailand/general/478728/pm-orders-seizure-of-sor-por-kor-land Not sure if the link is allowed or not. I searched Sor Por Kor Seized and it was the first one.

I just made a simple search in Thai in 2 minutes and these 2 will help you too: (I can read and write Thai but not fluently). https://www.ananda.co.th/blog/thegenc/โฉนดที่ดินคืออะไร-มีกี่ประเภท/ https://www.genie-property.com/blog/ก่อนซื้อ-ขายที่ดินต้องรู้!!-โฉนดที่ดินมีกี่ประเภท-109

No, I do not have a full list and there are titles that you rarely see. Once, I saw a Por Bor Tor but it wasn’t 5. I think it was 6. The land was belonging to the army, not the government like 5. My page about title deeds have not been updated for 10 years!! And I think there are few mistakes. The first Tanarak I saw was belonging to the mother of my ex, she was renting a place 4,000 baht that probably has a value of 10 million. These can be sold, they are often, for example, in the middle of Nakhon Ratchasima. It belongs to the government but it is like a tradition to give low rent and can be extremely valuable. Sor Kor is also something I rarely see. Or title deeds of 100 years old are kind of cool to see. I had one from Thonglor 2 weeks ago. It probably worths few hundreds million baht. Anything done at the land department, Nor Sor Sam or higher is fine. Sor Por Kor is a no no. It is written in the back « not transmissible except by inheritance ». Por Bor Tor is ok for Thais, for foreigners married to a Thai or not, know the limits. Here is not bad if you understand Thai: https://www.madamhome.in.th/ประเภทของที่ดิน/#:~:text=โฉนดที่ดินนับว่าเป็น,ซื้อขาย โอน จำนอง ค้ำประกันได้ The page discusses different types of land title deeds in Thailand. The main ones are: Nor Sor 3 Gor (NS3G) - This is a certificate issued by the government stating ownership of the land. It allows the holder to sell, transfer, mortgage the land. Nor Sor 3 (NS3) - This is an earlier version of the ownership certificate with fewer rights than NS3G. Por Bor Tor 5 (PBT5) - This is a temporary ownership document issued before getting the full NS3G. It has limitations on rights. Suan Tua Por - This is a certificate for agricultural/farming land usage rights. The page goes into more details on the documents, including size restrictions, transferability, etc. A key point is that NS3G is considered the strongest ownership document, while the others have varying limitations. The process to upgrade from one type to another is also covered. (It is better written NS3K to my opinion, which include the one over NS3See). Most law firms keep their knowledge for themselves while I am trying to provide people as much as I can. Give me 3-4 months and I will have what you want. It needs research, time, and I am busy the next 2 months. Sebastien H. Brousseau.

This is Thailand. They tried to stop preferred shares. Foreign chambers of commerce complained, they back off. They tried to forbid passengers in the back of pickups. People complained and they back off. They started to enforce TM30, i complained with other foreigners and they eased the law in 2020. They need foreigners to stay in Thailand. But they think Chinese, Indians and Russian might bring more money. Up to them. Do not be scared on rumours. Prostitution is still illegal in this country and they legalize marijuana so fast that I have no idea what was their intention. Bribes? Who knows…

Always been grandfathered before, I think last raise in October 1998. 200,000 to 800,000. Attached are the police order 777/2251 of 2008 that I translated with my assistant. The red part was an addition of some new things, but you can see the 200,000 for the ones before October 1998.