I am seeing several articles showing maps for the northern part of the new ring road but nothing at all for the southern area (Hang Dong specifically).

The wife and I just completed building our new retirement home and recently heard that we may be in the proposed path. 

If anyone has information related to the proposed southern route, I'd appreciate you sharing. Thank you.

My friend had his land compulsory purchased in Chiang Rai for a ring road.

 

Unfortunately, he declared a lower value than he paid to the land department at time of purchase, what they compensated him was based on that misdeclaration.

3 hours ago, ThaiWx said:

I am seeing several articles showing maps for the northern part of the new ring road but nothing at all for the southern area (Hang Dong specifically).

This is what is proposed. 

Below is the the first phase.

 

6 hours ago, JBChiangRai said:

My friend had his land compulsory purchased in Chiang Rai for a ring road.

 

Unfortunately, he declared a lower value than he paid to the land department at time of purchase, what they compensated him was based on that misdeclaration.

That's one thing I fear could happen with us also. We have quite a bit of our savings tied up in our land purchase as well as the house, garage, maid's house buildings and don't believe we will get compensated nearly what we paid out.

5 hours ago, novacova said:

This is what is proposed. 

Below is the the first phase.

 

That's all that I've seen also. The bottom half/ second phase between 108 and 106 is what I'm concerned with. Thanks. 

Please post the links for those maps.  I'd like to try to get more legible images.

12 hours ago, JBChiangRai said:

My friend had his land compulsory purchased in Chiang Rai for a ring road.

 

Unfortunately, he declared a lower value than he paid to the land department at time of purchase, what they compensated him was based on that misdeclaration.

555 😄

Sohm nahm nah

If this project goes through, your friend will see a lot of other people in the same hapless situation.

7 hours ago, ThaiWx said:

That's one thing I fear could happen with us also. We have quite a bit of our savings tied up in our land purchase as well as the house, garage, maid's house buildings and don't believe we will get compensated nearly what we paid out.

 

It might be worth talking to a lawyer, perhaps you can do something to increase the value, even if it means paying the correct amount of tax.

1 hour ago, JBChiangRai said:

 

It might be worth talking to a lawyer, perhaps you can do something to increase the value, even if it means paying the correct amount of tax.

You bet! The Mrs. has some contacts that we'll be talking with. Not sure how far it will get us but we have to try something. Thanks for the suggestion.

Low valuations at the local offices was to reduce tax?

 

Only a problem in these circumstances.

7 hours ago, JBChiangRai said:

 

It might be worth talking to a lawyer, perhaps you can do something to increase the value, even if it means paying the correct amount of tax.

Confine it to talking and be very careful.

The Thai legal system is a minefield strewn with banana peels for any farang who dares enter it.

Inflated lawyer's fees, under-the-table payments, and back-handers of various kinds will add up to far more than what you will gain in the end.

What has always worked for me over the years in all real estate transactions and legal matters is having trusted Thais front for me.

The oldtimers here who have learned from experience will tell you that.

2 hours ago, CMHomeboy78 said:

What has always worked for me over the years in all real estate transactions and legal matters is having trusted Thais front for me.

 

Bottom line and oh so true. My wife has many Thai contacts in high places that have provided the needed "front for us" in previous instances.

Really appreciate the positive advice!

 

41 minutes ago, ThaiWx said:

Bottom line and oh so true. My wife has many Thai contacts in high places that have provided the needed "front for us" in previous instances.

Really appreciate the positive advice!

 

Good luck going forward.

It sounds like you've got a handle on the situation and are doing things the right way. 

So many expats are clueless about the reality here.

They bemoan the fact that we are not living in a utopian democracy where everybody gets treated equally. As if that were ever the case in the Faranglands they come from.

My wife's extended family and close friends have made my life here much easier and I am infinitely grateful for that.

 

13 hours ago, MrBrad said:

Please post the links for those maps.  I'd like to try to get more legible images.

Those were screenshots, don’t remember exactly from where, cm news sites and facebook is littered with general information, as for now that’s all that there is, nothing specific until the road route path has been surveyed which has yet to been completed and publicized, so expect amendments to the project. And certainly wouldn’t rely on anything prematurely as some of the maps are just a general plan and have slight some variations that can make a big difference on a specific location for anyone that has a concern about.

 

https://spacebar.th/social/residents-concerned-about-chiang-mai-4th-ring-road-have-asked-the-highways-department-to-avoid-the-route-through-the-community

 

https://www.chiangmainews.co.th/social/3612402/?fbclid=IwZXh0bgNhZW0CMTEAAR6VeRqtJMIvFCZEYgYVnduktY_mAc3oXA5-X1cKFti19aOd43iRBdxBae1MAQ_aem_s6avWSY6YZzNDUbxbrRZ0Q#b2hwpqov46kayzl1qds96e1flkdvyx7ez

 

12 hours ago, CMHomeboy78 said:

Confine it to talking and be very careful.

The Thai legal system is a minefield strewn with banana peels for any farang who dares enter it.

Inflated lawyer's fees, under-the-table payments, and back-handers of various kinds will add up to far more than what you will gain in the end.

What has always worked for me over the years in all real estate transactions and legal matters is having trusted Thais front for me.

The oldtimers here who have learned from experience will tell you that.

 

I'm somewhat experienced in this area, our family business buys land and develops villa moo baan and has done so for over a dozen years, I've been here 20 years.

 

Over the last 2 years we have been moving some land plots and a few houses from the company to the 99.997% shareholder in the company.  The fees we paid at the land office were substantial and the company also incurred a substantial tax liability.  We did this based on our accountants advice.

 

The formula for the compensation for eminent domain starts with your declared purchase price at the land office and is adjusted upwards from that based on various factors.  I know one of those factors is time, I don't know the other factors and I think this is where someone who does understand this can help, likely a lawyer or better still an experienced accountant.

 

I try not to use lawyers, I prefer accountants, they seem to be far more honest and capable than lawyers.  

 

One potential solution is to sell the land to someone else (a trusted family member) with no funds changing hands but paying the real value of taxes & fees at the land office to put a peg in the ground regarding land value.  I'm not sure if this will work, so expert advice is needed.  The fees are going to be higher if you haven't held the land for over 5 years too.  As I mentioned, we did something similar but for different reasons.

 

@ThaiWx You need advice from a subject matter expert in Eminent Domain, you don't need to engage someone to do something for you.

Obviously there needs to be a link between Hang Dong and Mai Rim.

34 minutes ago, JBChiangRai said:

 

@ThaiWx You need advice from a subject matter expert in Eminent Domain, you don't need to engage someone to do something for you.

Thank you. Agreed.  I also would like to see a map confirming I need to be pursuing this issue or not. The southern route (phase 2) location detail doesn't appear to be publicly available. I'm just hearing bits and pieces from local authorities.

15 hours ago, CMHomeboy78 said:

Confine it to talking and be very careful.

The Thai legal system is a minefield strewn with banana peels for any farang who dares enter it.

Inflated lawyer's fees, under-the-table payments, and back-handers of various kinds will add up to far more than what you will gain in the end.

What has always worked for me over the years in all real estate transactions and legal matters is having trusted Thais front for me.

The oldtimers here who have learned from experience will tell you that.

Thanks for that.

Concise and to the point.

We've been here since the late '90s, involved - to one extent or another - in the CM property markets.

The use of Thai nominees and agents dealing with local officials is absolutely necessary.

Anyone who thinks otherwise is deluding themselves.