Thailand is a jurisdiction that has a varied and complicated approach towards land titles and deeds. True enough; the local Land Office usually issues more than one kind of document giving evidence of interest over land. These kinds of deeds represent the varying degrees of possession and interest an individual has over real property. With this in mind, it is therefore no wonder that purchasing property within the country usually entail a high degree of effort and exertion.

A title investigation is a method of verifying a particular title as legitimate. It involves delving into the history of the supposed document of title presented by any would be seller. An investigation is conducted by examining previous versions or issuances of the current title while probing the seller’s predecessors in interest or the property’s former owners. The benefits of having a title investigation done on the subject property varies from a complete and detailed report of the liens, encumbrances and rights over the same to an exhaustive description of the documents evincing ownership. In either case, the results would definitely inure in favour of the buyer.

As a consequence, a discussion of the relevant titles and deeds issued by the Thai Land Office is pertinent as the legal effects of such documents operate far above the ken of most ordinary individuals.

In general, there are four major kinds of titles encountered under Thai property law. These are:

1. Chanote or Title Deed – This document is considered as the most secure and reliant of all land documents as its possessor is given the title of owner over the particular property. It is the only document that evinces full and complete ownership and grants rights recognized by the government. The area details found in this document are measured through the use of the sophisticated GPS system making them highly reliable.
2. Nor Sor 3 Kor or Confirmed Certificate of Use – This document signifies that the individual to whom it was issued has met all of the requirements for the issuance of the title deed. The law grants the holder use over the property in the interim and is entitled to all the rights included in such possession.
3. Nor Sor 3 or Certificate of Possession – This document is similar to the previous kind although not all of the requirements needed for the use of the property have been met such as an accurate mapping of the land’s boundaries.

Sor Kor 1 or Certificate of Possession – This document merely recognizes the prior possession of the holder but does not confer upon him or her any rights in conjunction with such possession. This type of title is generally frowned upon and foreign property investors are discouraged from investing in property bearing this kind of title.