The different land titles in Thailand There are six types of documents to justify rights on land, Why is it important for you to know the difference Because only two of them can be used to record a lease or ownership. These two precious documents are "Chanote" and "Nor Sor Sam Gor." You should not consider buying a property on a basis other than one of these two titles. If the field you are applying for does not Chanote or Nor Sor 3 Gor, it is certainly better to give up your transaction. Even if we assure you that the title that is offered can be easily changed later. So if you are interested in land or a plot, the first thing is to require a certified copy of title. If the original is available, even better! With this, you will immediately see what kind of title claimed by the well, and if a purchase is reasonably possible.

The various land titles issued by the Ministry of Earth. LE CHANOTE N.S.4 = Nor-Sor-Sii Anglais : Chanote Land Title Deed

Chanote is the title that offers more guarantees in Thailand. The Chanote certifies that the parcel was specifically identified by a cadastral survey public. The lot has been certified as accurate bill of quantities and nationally by the "Land Department" (Ministry of Land Registry). If you have the opportunity to visit the site, a simple check is to look for the presence of terminal or red posts at the corners of the lot. Each post must have a unique identification number. If you notice the presence of such terminals, the plot is highly likely to enjoy a Chanote. It should in all cases to request a copy of title and to turn to a lawyer, so that it ensures its authenticity with the local land registry. A Chanote looks like this

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LE NOR-SOR-3-GOR N.S.3.K = Nor-Sor-Sam-Gor

Anglais: Confirmed Certificate of Use NS3K Nor Sor 3 Gor is the only title that is worth to be considered for purchase with confidence. It certifies that the person named on the certificate has a legally recognized right of possession in this area. This will make it possible to upgrade the title to get a Chanote (passage of a right of possession of a property right) The existence of a Nor Sor 3 Gor induces that the earth was metered and a survey map was drawn up by the government. The parcels adjacent to the lot are also represented in the plan, drawn to a scale of 1:5000. When writing the title, the boundaries of the plot are reported on the document, and the precise distance between each. Although the survey as a basis to Nor Sor 3 is less secure than for Chanote, many developers who prefer to stick first to the Nor Sor 3. For the simple reason that they are not required to seek approval to the Land Department to subdivide the land into plots, unlike Chanote for which this approach is mandatory. This freedom provides more flexibility to developers in the initial planning phase. Once completed, it is still possible for owners to convert their individual land title Nor Sor 3 Gor in Chanote. Attention plots accompanied by a Nor Sor 3 Gor can be sold, leased or mortgaged. Before the sale, the intervention of a lawyer is essential to ensure that the title does not guarantee, and no other third party cannot represent an obligation on it. However, if you hold such a certificate, you are not allowed to leave the ground fallow over twelve years - you must cultivate your land or build on it before that deadline.

A NOR-SOR-3-GOR looks like this:

Other documents Here are the documents that you may face; it is not worth of securities ownership and full rights you should not consider buying land that has only those papers. In all cases, we recommend that you use the services of experts - the House of Thailand can assist you in your efforts.

Nor Sor 3 (Certificate of Use) Similar to NorSor 3 Gor, it may nevertheless become an endless source of trouble. This type of certificate is issued when the owner has not met all the requirements for asserting a right to possession. Thus, before the registration of any change or transfer of the land, it will be mandatory to conduct a legal publication. Any person entitled to object to the registration may assert his rights for 30 days, disputes can arise. In addition, this certificate is issued without any reference to adjacent parcels, which may encourage disputes between neighbors.

Sor Kor Nung (Certificate of Ownership) This certificate recognizes that the person is currently enjoying the land, but it does not confer any ownership rights over. The land attached to these documents cannot be legally bought or sold. Possession is transferred only by inheritance in direct descent.

Por. Bor. Tor 6 (Tax Notice) This document is only a result of the allocation to land a tax identification number. The tax is then due on all income of the land. It is in no way a title, recognition of ownership or right to the usufruct. It only means that the plot has been identified as taxable income of the person claiming the certificate.

Kor Sor 1 (Claim form) This is a form used to claim private ownership of land to the Thai state. In force since 1954, it is the basis for the verification of claims on a given land. If successful in the process, it can lead to the issuance of a Nor Sor 3 Gor. This is not a land title and carries no right to ownership or use.

The other 6 documents below relate to the use and possession or notification of possession of land. In fact all land titles below are still officially government land. Overview of key land titles issued by the Thai Ministry of Earth: 

Sor Kor 1 (SK 1)



Nor. Sor. 3 Gor (NS 3 G.)

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Nor. Sor. 2 (NS 2)



Nor. Sor. 3 Khor (NS 3 K.)



Nor. Sor. 5 (N.-É. 5)



Nor. Sor. 3 (NS 3)

Sor Kor Nung or SK1 is a form of notification of land owned and has few rights associated with it. It's just an official land office document that shows the person has notified the possession of the land. The person who actually occupies the land can have a better right than the person who comes from a notification form. This fund

can be sold and transferred by inheritance. The legal process of transferring no more than return the notification form and possession or use of land from one person to another. It is not possible to register rights (sale, lease, usufruct, mortgage, etc.). This type of land. Depending on the location of the land, this document can be upgraded to an as Nor. Sor. 3, Nor. Sor. 3 Gor or NOR. Sor. 4 Jor (Chanote). The Lands Department has not issued new documents Sor Kor Nung in 1972. It is currently not possible to upgrade a Nor Sor 1 to a title with the Department of the Earth.

Nor. Sor. 2 or NS2 is a letter of consent issued by the Ministry of Lands for the wearer. This document entitles the holder to occupy and use land for a temporary period. The holder must begin the occupation and use of NS 2 land within 6 months and must complete the land use within 3 years from receipt of NS2. This land cannot be sold or transferred, except by inheritance. Depending on the location of the land, this document can be upgraded to Nor. Sor. 3, Nor. Sor. 3 Gor or NOR. Sor. 4 Jor (Chanote), however, after the upgrade of the ban on the sale or transfer is always efficient and fully documents Nung in 1972. It is currently not possible to upgrade a Nor Sor 1 to a title with the Department of the Earth.

Nor Sor Ha or NS 5 is a document that verifies the right of the holder of the NS 5 land. If the holder has an NS 5 document with a certificate of land use it indicates that the District Officer has confirmed the use of the land, so the NS. 5 with the land use certificate may be sold or transferred by registration at the Land Office. Without supporting evidence in the form of a user certificate it indicates that the District Officer has not yet confirmed the use of such and in this case cannot be sold or transferred except by inheritance.

Nor Sor Saam Gor or NS3.G has the same legal basis as Nor. Sor Saam, however, the boundary is defined and the earth is precisely surveyed in relation to adjacent land areas (points land area of the plot are defined using an aerial survey), the right of use has been confirmed and legal acts on land, such as selling, need not be published and it is possible to register rights against the land and to subdivide the land into smaller parcels.

Nor Sor Saam Khor or NS3.K is similar to NS3 Gor, however, is surveyed and issued in an area that has no fixed points of packages using an aerial survey. This document issued by the field worker. There are no restrictions on the use of land and it is not necessary to know all the legal acts, and it is possible to subdivide the land into small plots.

Nor Sor Saam or NS3 is a title that shows a person the right to own a parcel of land, but land borders should be confirmed with neighboring parcels. There are no points or numbered concrete posts that are driven into the ground to mark the limits of the earth. The name on the title is the person who has the right to land and has the legal right to own land and use the benefit of the land as owner (not real property). This right is recognized by law and can be used as evidence in a dispute with an ordinary person or the government. It is possible to record a sale or lease and to request and obtain permission to build on this ground if the construction complies with building regulations, zoning and other laws (the protection of the environment). The owner may burden the land (mortgage, lease, etc.) And register with the Department of Lands. The land may be sold subject to a 30 - day period of public notice. A problem with the title Nor Sor Saam (as opposed to a Nor Sor Saam Chanote or as Gor) is the lack of a precise boundary surveyed, which often lead to boundary disputes during the period of notice required when selling or upgrade these lands, and possible hostile possession (claims on the ground by someone else not registered as the person who has the right to land).

Land titles issued by other ministries The Department of Lands of Thailand is the only competent authority to deal with the land and the registration and transfer of land rights. The transfer of ownership of land claims (location) on securities issued by other departments that the Department land can be registered with the Department of Lands and is limited to the transfer.

The following are the main areas in Thailand documents issued by other ministries as the Ministry of the land: 

Sor. Por. Gor. 4-01 (SPG 4-01)

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Nor. Kor. 3 (NK 3)

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Sor. Tor. Gor. (STG)

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Gor. Sor. Nor. 5 (GSN 5)

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Por. Bor. Tor. 5 (PBT 5)

Land documents issued by other ministries Sor Por Gor. 4-01 (SPG 4-01) is an allocation of land by the land reform committee. Under no circumstances may this land be bought or sold. It confers the right to occupy and will be transferred by inheritance. It seems that the land can be used for agriculture only.

Sor Tor Gor (STG), Is a land certificate issued in the area of National Forest reserved. The owner of this document has the right to reside and live on the land STG. This land is prohibited for sale, however, the right of the holder to reside and live on the land can be inherited by heirs. This document issued by the Thai Forest. Ministry

Por Bor Tor 5 (PBT 5), is evidence that the occupant of a parcel of land has been issued a tax number and has paid the tax for the use and enjoyment of the land. This evidence provides no statutory right to all, but was once used to establish that the owner was in a parcel of land and may request a Sor Kor 1 and later for a title to the land.

Ni Kor 3 (NK 3), is a user certificate issued under the Act on the allocation of land for life BE 2511. This document issued only to members of a regulation of self-help.

Gor Nor Sor 5 (GSN 5), is a user certificate issued under the Act on the allocation of land for life BE 2511. This document issued solely for members of the cooperative settlement.

Thailand Land Measure 1 Talang Wah 1 Ngan 1 Rai 2.5 Rai

= = = =

4 m² 400 m² 1.600 m² 1 Acre

Property Taxes in Thailand and how they are calculated in Thailand. IMPÔT

QUI FÊTE paie normalement

Les frais de transfert

Acheteur

2% de la valeur enregistrée

Droit de timbre

Vendeur

0,5% de la valeur enregistrée

Retenue d'impôt

Vendeur

1% de la valeur estimative

Taxe professionnelle

Vendeur

3,3% de la valeur estimative

MONTANT

Consult our lawyers’ properties with respect to your property tax in Thailand.