What documents you need to transfer a Detached house
คนไทยส่วนใหญ่วางมัดจำก่อน แล้วมารู้ทีหลังว่าที่ดินไม่มีทางออก ค่าส่วนกลางค้างเป็นแสน หรือคู่สมรสไม่ยินยอม — รายการนี้บอกว่าต้องขอดูอะไร และดูอะไรในเอกสารนั้น ใช้ฟรี ไม่ต้องสมัครสมาชิก และเราไม่เก็บข้อมูลบ้านที่คุณกำลังดู
Transfer document checklist — ban101
Property type: Detached house · no deal conditions stated yet
Printed 12/09/2026 15:47
Documents by the stage you need them
Built from the property type and the listing details · these are documents you should ask to see not legal advice and having every document does not mean there is no risk
Before paying a deposit 9 items
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The original title deed (Nor Sor 4 Jor) · missing this blocks the transfer or risks your money Ask the seller for it
Why it matters, and what to look for
Why: It is the only proof that this plot exists, how large it is, and who legally owns it
What to look for: The owner's name matches the seller's ID letter for letter · the area matches the listing · the deed and survey numbers match the actual location
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The registration record on the back of the deed (photograph every page) · missing this blocks the transfer or risks your money Ask the seller for it
Why it matters, and what to look for
Why: Every encumbrance is on the back, not the front — mortgages, seizures, servitudes and sales with right of redemption appear only here
What to look for: Is it still mortgaged · is there a seizure by a court or the Legal Execution Department · is there a servitude letting another plot pass through
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Check the deed at the Land Office yourself · missing this blocks the transfer or risks your money Buyer can obtain it
Why it matters, and what to look for
Why: Forged deeds, and deeds seized after a copy was made, do exist — so a copy cannot confirm today's status
What to look for: Ask to inspect the land registry record at the local Land Office (the buyer can do this without waiting for the seller)
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The seller's ID card and house registration · missing this blocks the transfer or risks your money Ask the seller for it
Why it matters, and what to look for
Why: The seller's name must match the title document, or the Land Department will not register the transfer
What to look for: First and last name match the title document · if the name was changed, the name-change certificate must come too
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The latest common-fee statement and the rate per sq m Ask the seller for it
Applies when: When there is a condo or village juristic person
Why it matters, and what to look for
Why: The common fee is a monthly cost for as long as you own it, and the rate can rise by a meeting resolution
What to look for: The rate per sq m · how many periods are collected in advance at transfer · whether a sinking-fund contribution is also due
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Construction or alteration permit (Or 1) and the plans Ask the seller for it
Why it matters, and what to look for
Why: Extensions built without a permit can be ordered demolished, and can make a bank appraise or lend less than the full amount
What to look for: The plans match what you actually see · extensions (back kitchen, carport, awning) are in the plans or have an alteration permit
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Any lease still in force Ask the seller for it
Applies when: If a tenant lives in the property
Why it matters, and what to look for
Why: A tenant may stay until the lease ends even if the owner changes — you may not be able to move in right after buying
What to look for: When the lease ends · the rent and deposit, and who returns it · whether there is a right to renew
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Proof of access (a public road, or a registered servitude) · missing this blocks the transfer or risks your money Buyer can obtain it
Why it matters, and what to look for
Why: Landlocked land cannot be mortgaged with a bank and is very hard to resell
What to look for: Whether the access route is a public road or someone else's land · if it belongs to someone else there must be a servitude registered on the back of the deed, not just a verbal agreement
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The sale and purchase agreement (or a deposit receipt with full details) · missing this blocks the transfer or risks your money Buyer can obtain it
Why it matters, and what to look for
Why: A deposit paid with no contract stating the conditions is the hardest money to get back
What to look for: States the deed or unit number · the price and payment schedule · the transfer date · who pays the transfer fee and taxes · the refund terms if the loan is refused
Before transfer day 9 items
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Spousal consent letter and marriage certificate · missing this blocks the transfer or risks your money Ask the seller for it
Applies when: If the seller is married, or the property was acquired during the marriage
Why it matters, and what to look for
Why: If the property is marital property, one spouse cannot sell alone — the Land Department will not register the transfer
What to look for: Marriage or divorce certificate · if the spouse has died, a death certificate is needed
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Power of attorney (Tor Dor 21) with ID copies from both parties Ask the seller for it
Applies when: If the owner does not attend the transfer in person
Why it matters, and what to look for
Why: If the owner does not come to the Land Department in person, a valid power of attorney is required or the transfer cannot happen that day
What to look for: The deed or unit number is stated clearly · the grantor's signature matches their ID · duty stamps affixed · two witnesses
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Company affidavit and the minutes approving the sale Ask the seller for it
Applies when: If the seller is a company or partnership
Why it matters, and what to look for
Why: A company seller must show that the signatory has authority and that the sale has been approved
What to look for: The affidavit is no more than 3 months old · the signatory matches the authorised person · the objectives cover selling real estate
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Debt-free certificate from the condo or village juristic person · missing this blocks the transfer or risks your money Ask the seller for it
Applies when: Always required for a condo · required for a housing estate when there is a village juristic person
Why it matters, and what to look for
Why: The Land Department will not register a condo transfer without it, and unpaid common fees stay with the unit, not with the person who owes them
What to look for: The balance really is zero · the issue date is still within the validity the juristic person sets (usually 30 days) · who pays the issuing fee
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Bank letter confirming the mortgage payoff amount · missing this blocks the transfer or risks your money Ask the seller for it
Applies when: If a mortgage still appears on the back of the deed
Why it matters, and what to look for
Why: A mortgaged property must be redeemed on transfer day, and the real payoff often differs from what the seller says
What to look for: The payoff amount as at transfer day · whether the bank will send an officer that day · who pays the redemption costs
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The latest land and building tax receipt Ask the seller for it
Why it matters, and what to look for
Why: Unpaid tax is a burden on the property, and a sign of how well the seller keeps their paperwork
What to look for: The latest year is paid · the taxpayer name matches the owner
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Water and electricity bills, and the meter numbers Ask the seller for it
Why it matters, and what to look for
Why: Unpaid utility bills fall on the next user, and a wrong meter does happen in subdivided houses
What to look for: The meter number belongs to this house · nothing is overdue · who transfers the utility account and when
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The property's house registration (Tor Ror 14) Ask the seller for it
Why it matters, and what to look for
Why: The house number must match the actual location, and anyone registered there must move out first, or it drags on after the transfer
What to look for: The house number matches the one on the house · whose names are registered now · when the seller will move out
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The plot shape and any boundary encroachment Buyer can obtain it
Why it matters, and what to look for
Why: Fences not matching the deed boundary is common in older houses, and becomes a dispute with neighbours after the transfer
What to look for: The plot shape on the back of the deed matches the actual fence · if unsure, request a survey from the Land Office before transferring
Transfer day at the Land Department 1 items
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What to bring on transfer day (both parties) Buyer can obtain it
Why it matters, and what to look for
Why: Miss one item and the transfer cannot finish that day — both parties and the bank must reschedule
What to look for: Original ID cards · house registration · the original title document · a cashier's cheque made out as agreed · the power of attorney if one is used
Notes from the viewing (date ______/______/__________)
This is a list of documents to ask for, not legal advice, and having every one does not mean there is no risk · the statuses printed here are the seller's own statements; we do not check documents — always ask to see the originals yourself
Looking at a particular home?
Calculate its move-in cost, or browse listings here that also say which documents the seller reports as ready
This list is built from the steps the Land Department and condo juristic persons actually use, but it is not legal advice — for deals with special conditions (inheritance, jointly held land, sale with right of redemption, foreign ownership) consult a legal expert before paying anything