How to verify land ownership, understand title deeds, and navigate the Land Office.
Always consult a licensed Thai lawyer for your specific situation.
Chanote (โฉนดที่ดิน)
Full certified ownership. GPS-surveyed with national grid markers. Can be sold, mortgaged, leased. This is what you want.
Nor Sor 3 Gor (นส.3ก)
Confirmed possession certificate. Can be transferred and has reasonable boundary accuracy. Acceptable for most transactions.
Nor Sor 3 (นส.3)
Possession certificate with less precise boundaries. Can be transferred but survey may be needed before purchase.
Sor Kor 1 (สค.1)
Oldest document, no real title. Cannot be sold, mortgaged, or leased. Avoid for any investment.
Find the right Land Office
Each province has its own office. The land must be searched at the office where it's located — you cannot search remotely.
Bring your passport + copies
Original passport, 2 copies. Some offices also ask for a Thai contact or translator if you don't speak Thai.
Know the plot number
You need the land plot number (เลขที่ดิน) or the title deed number. The seller should provide this — if they won't, that's a red flag.
Request a title search
Tell the officer you want to check the land title (ตรวจสอบโฉนด). They will show you the register — owner name, mortgages, liens, leases.
Request certified copies
Copies cost ~50–100 THB per page. Get copies of the front and back of the title deed. These are your due diligence records.