Buying Land - A Checklist

[simon43]

Here is a checklist of points to confirm if you are going to buy land in Thailand. It is not exhaustive, is based on my own experiences, and I invite others to add to it.

Note that I use the word 'you' (in reference to buying land), to refer to whoever is involved in buying the land, whether that be a Thai person or company.

I've only listed points concerning the land to be purchased, and not points to check about the legality or integrity of the purchaser.

Here we go:

Is the land document shown to you by the seller actually the correct document for the land you intend to buy? - check the land document reference numbers against the details and map at your land office

Is the person selling you the land the same person who is named on the land document as the owner? Check their ID card (original card, not a copy)

If there is more than one owner named on the land document, are all joint owners identified (as above) and agreeable to sell the land?

Are there any leases or charges over the land detailed on the land document? If so, these need to be cleared before the land can be transferred

Are there any disputes over the land from neighbouring land owners, such as dispute over land boundaries, unfettered access to the land, rain-water/waste water run-off from your/their land onto neighbouring land, access and use of shared water, waste or electricity supply? - Your lawyer and OrBorTor can help to answer these questions, and of course you should check these points with your new-to-be neighbours

Is the land fit for the purpose you intend, (eg - be aware if the land is low-lying and needs to be filled with earth prior to building)

Are you legally allowed to use the land for the purpose you intend? Check with the OrBorTor re land zoning, building permissions, commercial activities

Is there a suitable electricity supply available nearby? (Land for commercial purposes can involve high expense for installation of three phase supply if this does not exist).

Are there any development plans that could affect your land, such as new roads, factories etc - Check with the OrBorTor

What else?

Simon

Edited August 13, 2011 by simon43

[stgrhe]

One more:

- Is access to the land by a public road or a private one? If it is a private road who owns it and can you get a servitude?

[travelmann]

One more:

- Is access to the land by a public road or a private one? If it is a private road who owns it and can you get a servitude?

Take your time, look for at least 12 months never look yourself get a Thai to look and discuss prices first.

[bbradsby]

Site Analysis for short-listed sites:

Visit at various times of day & night and days of the week to understand the quality of the environs such as noise, dubious activities, smells, commercial or heavy traffic. With no zoning regs to speak of in LOS, you can see huge trucks/lorries speeding down small residential sois as regular business practice.

Analyze prevailing breezes at differing seasons, and even times of day/night, to the largest degree possible. Local landforms will often modify larger, regional wind patterns. These should inform your house design and can make/break the possibility of enjoying outdoor fresh air & breezes in some seasons.

Analyze sun path for impacts to house layout. If the good views are West-facing, for instance, this will impact a thoughtful design / house layout that opens to the views, but still protects from the harsh sun.

Review current upwind activities such as in business/industrial zones, which may waft noxious or obnoxious odors right to our door and ruin your peaceful enjoyment of your newly-built home. If there are business/industrial zones anywhere nearby, try to ascertain whether they are stable, deteriorating or growing in activity and size so you can think five-ten years out.

Look for signs of flooding onsite & nearby. Look for debris wrapped around branches high in trees; are all the old houses nearby up on posts? Do landforms create a low zone on or near your site? Ask the old owners of noodle shops, etc., if it floods and if so how high they've seen the water in their shop/house. I've found that elderly Thai are happy to share this kind of knowledge, especially if asked nicely by a respectful, paying customer.