Before reserving a unit, run a title deed search, confirm there are no undisclosed mortgages, and match floor plans to the built unit. Due diligence is not optional in Thailand — it is how you avoid paying for someone else's encumbrances or construction defects.
Legal and title
- Land Department title search (current owner, mortgages, usufructs)
- Confirm seller identity matches title deed
- Review draft SPA — deposit, milestones, penalties, and completion date
- Check foreign quota eligibility if you are a foreign buyer
Match the marketing floor plan to the built unit before you pay a deposit — area discrepancies are a common source of disputes at transfer.
Building and project health
For condos, review juristic person minutes for planned special assessments, elevator replacement funds, and pending litigation. Request sinking fund balance and monthly common area fee history. For houses and villas, verify building permits and as-built drawings against what you viewed.
Financial and operational
- Outstanding common area fees and utility arrears
- Developer completion bond or escrow (off-plan purchases)
- Property insurance requirements and transfer tax allocation
- Handover defect inspection window and snagging process
Use this checklist with your advisor so every viewing leads to an informed offer — not surprises at transfer. Keep a shared folder of documents your lawyer can review before you increase your deposit exposure.