Real Estate Due Diligence Services in Thailand

Acquiring real estate in Thailand, whether land, houses, condominiums, hotels, or development projects, demands careful legal verification to ensure the asset is safe, transferable, and free from both legal defects and financial encumbrances. BASE Law Firm provides a thorough due diligence process designed to protect investors from hidden risks, incomplete documentation, legal inconsistencies, and developer-related issues before any commitment is made.

Our property due diligence service offers clear, reliable, and actionable insights, enabling clients to make informed investment decisions with confidence.

Our service include:

Land-title verification and validation
Encumbrance and liability investigations
Zoning and regulatory compliance checks
Developer background and project review
Contract analysis and risk assessment
Comprehensive due-diligence reporting guidance

Why Due Diligence Is Critical in Thai Real Estate

Thailand’s property sector is diverse and continuously expanding. However, the legal landscape can be complex, particularly for foreign buyers unfamiliar with local regulations. Proper due diligence ensures that:

The seller has genuine ownership and legal capacity to dispose of the property
All documents, registrations, and approvals are valid and compliant
No hidden mortgage, lien, usufruct, servitude, or third-party claim exists
Zoning, land-use rights, and building permissions align with the intended investment
Transactions proceed with clarity and reduced financial risk

BASE Law Firm evaluates every aspect of the asset to ensure its legal status is secure before you proceed with payment, signing, or land transfer.

Scope of Our Real Estate Due Diligence

Our service is designed to support buyers, investors, and developers across all types of property assets. We examine every relevant point to safeguard your transaction.

1. Land Title Verification

We review the legal classification and history of the title deed, checking for:

Accuracy of boundaries
Title type (e.g., Chanote, Nor Sor 3 Gor) and its limitations
Past transfers and ownership lineage
Restrictions or conditions noted on the title

This ensures the seller legally owns the land and may transfer full rights.

2. Encumbrance & Charge Investigation

To assess any existing liabilities:

Searches for mortgages, liens, or collateral agreements
Verification of land charges, servitudes, or rights of passage
Review of court orders, freezes, or pending litigation

These checks confirm that the property is free from undisclosed obligations.

3. Land Office Records

& Mapping Analysis

We confirm technical accuracy through:

Comparison of actual land measurements with government maps
Verification of previous surveys and boundary markers
Review of surrounding land-use rights and neighboring claims

This avoids disputes related to boundary conflicts or incorrect registrations.

4. Zoning, Planning & Regulatory Compliance

We assess whether the property complies with Thai regulations that may impact your intended use:

Zoning classifications and development restrictions
Building Control Act requirements
Environmental impact or protected area limitations
Water, access, and infrastructure conditions

This step is essential for development-focused investments.

5. Developer & Project Background Checks

When purchasing within a development or project:

Confirmation of the developer’s corporate status
Review of previous developments and litigation history
Verification of permits, licenses, and approvals
Assessment of construction progress and legal compliance

This prevents investment into unstable or improperly registered projects.

6. Contract Review & Transaction Risk Analysis

We review all agreements and commitments associated with the property:

Sale and Purchase Agreement
Deposit or reservation agreements
Construction contracts
Developer obligations and timelines

BASE Law Firm identifies unfair clauses, risks, and gaps before you sign.

Our Process

Every due diligence assignment follows a structured approach to deliver precise results:

Initial Consultation – Understanding your objectives and the type of property
Document Collection – Coordinating with the seller, developer, or agent
Official Land Office Search – Verifying titles and encumbrances
Legal Analysis & Risk Assessment – Reviewing all findings in detail
Comprehensive Due Diligence Report – Delivered in clear, professional language
Recommendations & Next Steps – Practical guidance on whether to proceed, renegotiate, or avoid the transaction

Why Work With BASE Law Firm?

Deep Knowledge of Thai Property Law

Our team has extensive experience across all forms of real estate transactions — from private home purchases to high-value commercial developments.

Strategic Insight for Foreign Investors

We understand the unique challenges foreign buyers face, ensuring full compliance with ownership regulations and investment structures.

Clear, Transparent Reporting

Our due diligence reports are detailed, concise, and easy to understand, providing a clear summary of legal risks and recommended actions.

Full Transaction Support

Beyond due diligence, BASE Law Firm can assist with contract drafting, negotiation, company structuring (if required), and representation at the Land Office.

Secure Your Investment With Confidence

Thorough due diligence is the strongest safeguard against financial loss and legal complications in Thailand’s property market. BASE Law Firm delivers reliable and comprehensive verification for buyers, developers, and international investors.

For a consultation or to begin a due diligence review, contact BASE Law Firm and let our property experts support your investment with precision and professionalism.