Checking Property History Before Buying Chiang Mai Real Estate — Documents to Request and How to Read the Title Deed

Checking Property History Before Buying Chiang Mai Real Estate — Documents to Request and How to Read the Title Deed

Property history verification is the most critical Due Diligence step before purchasing any real estate.

Documents to Request From the Seller

1. Title deed copy or Condominium Unit Ownership Certificate (Aor Chor 2): Condos use Aor Chor 2; houses and land use the Chanote (N.S.4 Jor)
2. House Registration: To verify who is registered at the property address
3. Latest utility bills: To confirm no outstanding balance
4. Lease agreement (if tenanted): Must know when it ends and its terms

How to Read a Thai Title Deed

Front of Deed: Title Deed Number (unique identifier); Owner's Name (must match seller's national ID); Land Area (in rai, ngan, square wah); District, Province (property location)

Back of Deed (Registration Records): All registered transactions (purchases, mortgages, changes); Easements (third-party rights on the land such as right of way); Mortgages (must be discharged before transfer)

Land Department Verification

Best practice is to personally visit the Chiang Mai Land Department to request a certificate confirming no encumbrances on the property (issued by the Land Department, minimal cost)

Verifiable information: Current owner's name; actual land size; all encumbrances (mortgages, easements); ownership transfer history

Title Deed Types to Know

N.S.4 Jor (Chanote — full title deed): Best — complete rights for purchase, transfer, mortgage
N.S.3 Gor (Certificate of Use): Possessory rights only, not full ownership — some banks won't accept as collateral
S.K.1 (Land Occupation Declaration): Not a title deed — very high risk, not recommended for purchase

Warning Signs in a Title Deed

Multiple co-owners (all must consent); undischarged mortgage; encumbrances affecting use; recently issued deed without clear reason; actual land shape differs from what can be seen on the ground

MORE Value. MORE Trust. Always.
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