nara80

I have done it before.

I went to Ranong immigration office at Ranong Pier on 7:30 (Open daily 7:00 - 18:00)

8:00 we took long tail boat crossing to Kawthang.

I previously face the same issue. In regards to my experience, you should contact to Air KBZ sales agents because they are keen to provide you good service.

Hi nara80 - do you know if it is possible to get hold off an English translation? Presumably hard copy otherwise you would have posted the link

Thanks

Hi topt, I don't have in Eng version. Actually, I really need Eng as well.

By the way, I have my own Eng Translation by google translator which not 100% translation.

If so, could you PM you email to me, I will sent to you.

Cheers,

PM'd you. Thanks in advance.

Already sent.....

Hi nara80 - do you know if it is possible to get hold off an English translation? Presumably hard copy otherwise you would have posted the link

Thanks

Hi topt, I don't have in Eng version. Actually, I really need Eng as well.

By the way, I have my own Eng Translation by google translator which not 100% translation.

If so, could you PM you email to me, I will sent to you.

Cheers,

Firstly, you need to know that your house is under Village Act BE.2543 (2000) (The allocation of land and house law)

You can see on written word behind of Chanote(Title Deed).

Secondly, your village need to register village juristic at land office

Then, you can make them to be paid for fee by Village Act BE.2543 (2000)

Down load (In Thai)

Section 50, who is responsible to pay for maintenance and facility management fee in accordance of the late payments over time will have to pay a fine for delayed payment at the rate prescribed by the juristic committee policy.

Those who owe money on maintenance and facilities management fee from over consecutive 3 months, service may be suspended or exercise facilities.

In the case owe of over consecutive 6 months. The Land officer has the right to suspend the registration of those lands until paid in full. However, according to the rules and procedures prescribed by the Village Board of land office.

To assume the debts, maintenance and facility management data in the preferential treatment of debt over the movable property of the allocation of arrears.

We really don't know how research is real market price

By the way, there are few research website for your consideration;

Real Estate Information Center>> Click

CBRE >> Click

Colliers >> Click

Knight Frank >> Click

Jones Lang LaSalle >> Click

Procedure of making Vacant Land on title Deed to be registered as House+Land by Land officer.

Since purchased vacant land, Land officer would register on Title Deed >>> Click (Chanot) and get purchase contract >> Click (Tor Dor. 13) both documents are very important which most people always keeping Title Deed which showing only owner name on back side.

In fact, there are no details on Title Deed. Most of information is showed on purchased contract such as purchase price, purchaser name and type of property (Vacant land, Concrete House, Timber House).

Finally, this plot is record as vacant land in the land office.

Later, when we would like to built house. We need to inform Municipality office (Tessaban, Or Bor Tor) for grant permission on construction>>> Click. Since construction completed, we would request household registration for House No.

Next, whenever you would like to re-sell,we need to take Construction Permit and household registration showing to land officer for amend this plot as “House+Land”

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Regarding to you issue, either taking first land owner to apply construction permit or making by yourself after you completely purchase. Later, you would take all paper work showing to land office for amendment.

There are few projects were announced as "Leasehold Condominium". Particularly, on the Rajdamri road which the land are owned by The Royal Highness Treasury(Royal Family).

Actually, Those condominium should were called " Long leasehold apartment"

Yes It's possible in Theory...

Is it possible in theory to register as a condominium a building that was built on leased land?

On leased land?

I don't think so. I haven't seen and done it before.

In my opinion, all unit room owners have right to own completely the land by ownership percentage.

I have seen ownership percentage somewhere on tlte Deed or purchase contract.

One of my friend has just got loan from Standard Charter Bank last week.

Loan quantum: Up to 70% of property price (lower of purchasing or appraisal price)

Tenor: Up to 15 years

His condo locate at Sattahip front beach and he works at Ban Chang as well.

I can't post contact number due to web admin. policy, if so, just PM. to me, I would give it to you.

Probably, you need to pay roughly 3-4 K for bank appraisal. and you will get pricing idea for planning your financial down payment.

Yes It's possible in Theory. But there are so many requirements for construction as condo such as;

- Car park area.

- % common area compare to living area.

- Common facilities

- Number of toilets

- etc...............................

and also taking more procedure than housing construction.

Since construction completed, you need Tessaban (Or Bor Tor officer) to certified and then asking Treasury Department to getting unit appraisal.

Next, Land officer would subdivide room units and issue Title Deed for room registration.

In the end, even there is no minimum requirements for numbers of unit but most of project develops need few room numbers to getting profit because they spent lot of capital cost to built.

It’s good Question from rak sa_ngop. I was told in this issue before. There are few steps for MBK mortgage approval.

1) MBK need to qualify building project which they need to site visit asking project developer for information as total building area, total sales area, project facilities, floor plan layout etc.

2) Since project is qualified in MBK project list, they will appraisal the room to be buying.

3) MBK will give loan to project developer to let them managed Tor Tor 3 by themselves.

4) The buyer would inform to land officer that purchasing full amount by Tor Tor 3 and then making mortgage through MBK.

Thus, MBK wouldn’t give mortgage to every project. It also depends on project developer which knows how to making proper paper at land office and can trust them.

As far as I know from my experience, It’s depends on land officer’s consideration which we dealing with as well.

Anyway, all above steps are not typical procedure which you need to ask MBK officer case by case.

I have just got Mortgage info. from MBK as details followed;

Term and Conditions for Foreign Homebuyers; Applicant Requirement

Eligibility: Foreign homebuyers

Employment in Thailand: No require

Permanent Residence: No require

Property Type: Freehold condominium in prime area

Financing terms and conditions

Purpose: Home loan financing

Currency: Thai Baht loan

Loan amount: Min Bt2 mil

Loan quantum: Up to 70% of property price (appraisal required)

Tenor: 2 – 10 years

Installment: Monthly

Payment option: Balloon payment up to 50% of loan amount paid at the end of loan term

Fire insurance: Required throughout loan period

* if age at the end of loan term more than 60, up to 50% of property value

Pricing and Fees:

Interest rate: MLR** + 2% p.a.

Applicable fees: Front – end fees of 1.25% of loan amount

+ Extra front-end fee of 0.25% for maintaining credit available within one year for off-plan project

Commitment fee of 2%

Penalty of 2% of prepaid amount

Other expense: Payable by applicant i.e. mortgage fee (1% of loan value), appraisal fee, out-of-pocket expense and fire insurance premium

** Minimum Lending Rate announced by Thanachart Bank (currently at 6.375%)

Others:

Available period: Up to November 2010

Document required: 1) copy of valid passport (and visa, if applicable)

2) copy of household registration (if applicable)

3) copy of alien certificate or certificate of resident

4) copy of marriage (or divorce) certificate

5) copy of sales & purchase agreement

6) deposit/installment receipts

7) others upon request

*** Terms and condition remain subject to change without prior notice, other conditions may apply

I was told there are few foreigners finish contract at Pattya ( 2 clients in Northpoint project) I didn't ask for other area.

Anyway, I got another info. from Standard Charter Bank (Which can't give foreigner mortgage but they will consider on Foreigner income who will put Thai wife/husband for mortgage)

Loan quantum: Up to 70% of property price (lower of purchasing or appraisal price)

Tenor: Up to 15 years

Documents required:

1) copy of valid passport (certified on every pages, 2 sets)

2) copy of work permit (certified on every pages, 2 sets)

3) Salary slip or Salary certify letter

In case of Juristic person;

- Corporate affidavit

- Company's Memorandum of Association

- Company list of share holder

Interrest Rate:

Opt 1 (Buying life insurance)

1-6 month 0 %

7-12 month 3.75%

2-3 year MHR-1% (5.22%)

4-end of contract MHR-1.25% (4.97%)

Opt 2 (Not buying life insurance)

1-6 month 0 %

7-12 month 3.75%

2- end of contract MHR-1.25% (4.97%)

Promotion in case of Opt1…. Free!

Mortgage Fee 1% of loan value

Appraisal Fee

Applicable Fee 0.125% of loan value

Firslty, I would like to infore foreinger can't own any lands and houses.

Incorrect! A foreigner can own a house even if he doesn't own the land. There are special procedures to go through though, but they are not very complicated.

Also, a foreigner may under very special circumstances own up to one rai land either by investing 40 miljon Thai baht in Government bonds for five years plus getting approval from the ministry OR being a general manager of a company that has BOI approval and where the land will be used as the general managers residence.

Thank you for your corrected. Because I haven't seen anyone who investing 40 M. and getting 1 Rai yet so I nearly forget it.

Anyway In case of foreigner can own house( which Land own under Thai name), we can't check only title deed at land office but also we need to check building permit at Tessaban (Or Bor Tor) for building owner name.

Firslty, I would like to infore foreinger can't own any lands and houses. Thus there is high probability those houses are owned in your wife name.

However, if you have talked about condominium and houses owned by your company name are possible.

By the way, you could get land document records from Pattaya(Banglamung) land office at South Pattaya area as followed step;

-fill up rquested form to check owner name on Title Deed which you need to giving your Title Deed No. to land officer.

-If not, you need to look for Plot Layout map (Rawang) to getting Title Deed No.

-Another tip, you should take your house picture from google earth checking to Rawang Map due to you can see only the shape of your land and land No. there.

You can't see your house address no. on these map which would taking longer time to get Title Deed No.

Since you would get Title Deed which showing owner name, you should get purchase contract record (Tor Dor 13 in case of House, Aor Chor 16 in case of Condominium)

All of these documents would be certified by land officer

PS. if you still can't get it. just PM to me and I could get it for you.

Refer to Department of Lands website

Thai version >>> Click

Eng version by Google Translated >>> Click

You are actually are contributing on two threads - Some excellent feed back especially on transfering utility bills. Impressive stuff!

Required documents for transferring at Electricity office (PEA or MEA)

1. ID.Card (or Passport) of the transferor and the transferee

2. Copy of house registration book transferee

3. Copy of purchased contracts which you will get when complete signed contract (Aor. Chor. 16 or Tor. Dor. 13) at Land office

4. Latest receipt of monthly electricity bill. (Easily, officer to get electricity meter ID)

5. Security deposit receipt for electricity meter (Transferee should pay this amount to Transferor)

Reference; Provincial Electricity Authority website >>> Click

Thank your. It's my pleasure.

Hopefully, would be benefited to other people.

Refer to Department of Lands website

Thai version >>> Click

Eng version by Google Translated >>> Click

Required documents for transferring at Electricity office (PEA or MEA)

1. ID.Card (or Passport) of the transferor and the transferee

2. Copy of house registration book transferee

3. Copy of purchased contracts which you will get when complete signed contract (Aor. Chor. 16 or Tor. Dor. 13) at Land office

4. Latest receipt of monthly electricity bill. (Easily, officer to get electricity meter ID)

5. Security deposit receipt for electricity meter (Transferee should pay this amount to Transferor)

Reference; Provincial Electricity Authority website >>> Click

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You need to make it after you completed transfer at land office. you could make it together with them either giving power of attorney to them

Procedure of property registration at Land offcie.

1. Taking queue card on PR Desk

2. Submit requested form and checking all documents

3. Land officer check owner name of the land are matching to Land office directory history.

4. Acknowledge to perform

5. Check to there is sequestration on propety.

6. Value proproty to getting transfer and tax fee.

7. Pay all fee and take receipt

8. Make new purchase contract and amend land offcie directory.

9. Purchaser and buyer signed purchase contract.

10. Land officer sign to certified document

11. Issue Tilte Deed (Chanot)

Refer to Department of Land website (In Thai)

Google translate in ENG >> Click

You should pay to purchaser before you sign contract (Step 9). because you really need land office to confirm that you pay to right owner of property.

for Chumphon- Ranong bus info. (Rungkit tour website >> Click)

There are 4 trips bus from Ranong - Chumphon

5.30 AM 8.30 AM. 10.30 AM. 12.30 PM.

Call Center 02 756 5985

Sorry, I have no info for Hua Hin - Chumphon bus.

According to Building control regulation Act 2522 (1979), No.5, BE 2543(2000)

Article 50 of the building wall with windows, doors, ventilation windows, light box or balcony of a building must have a distance from the land boundary follows.

(1) building height does not exceed 9 m wall or balcony area of land must be located not less than 2 meters.

(2) buildings with a height of not more than 9 meters to 23 meters, wall or balcony area of land must be located not less than 3 meters.

Wall of a building located area of land less than the specified in (1) or (2) to stay away from the area of land not less than 50 cm unless construction aligned area of land and buildings will be a building not exceed 15. m the wall of the building that is close or far from land area land area is less than that specified in (1) or (2) to construct a wall. and then the roof of a high wall from the roof of not less than 1.80 meters in construction area of land close to receiving written consent from the owners of the land side by side.

Reference from The Department of Public Works and Planning website

http://www.dpt.go.th/law/sublaw.html (in Thai)

English website >>> Click

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Anyway,in your case, I'm not sure for sand filter and water holding tank. Because Its not building structure(In case they built separately from house) therefore they could built next to property line. Actually, It depends on Municipality officer's consideration.

It's very simple and easy for land purchased because no time limits.

Form my experience, there are few categories is divided for ownership transfer such as purchase, give, mortgage and heritage.

In your case, I'm not sure how's your GFs father transfering to her (Give of heritage)

However, you could check on behind of Title Deed (Chanote).

If he gave to her, she could getting loan for the bank but he still have right to take it back if he want.

If he make it as heritage, he probably put granting permission period to purchase or mortgage, if not she could make whatever she want.

According to Department of Land website>> Click

see . Chapter 1. Application and investigation. Article 7

There is new airline from BKK and Phuket to Ranong

http://www.ranongair.../promotion.html

So they tell me to call 1177 but it's permanently engaged. They need more lines or more staff.

Another opp by facebook.

http://th-th.facebook.com/pages/TOT-Call-Center-1177-HY/127552367283795

good luck