Common Problems When Buying Land in Chiang Mai and How to Prevent Them

Common Problems When Buying Land in Chiang Mai and How to Prevent Them

From over 20 years in the Chiang Mai real estate market, we see the same problems recurring repeatedly among first-time land buyers. This article compiles these problems and how to prevent them.

Problem 1: Buying SPKOR land that cannot be legally sold
Prevention: Always verify the title deed type at the Land Department. Only buy land with a Chanote (NS4 Jor) or NS3 Kor title.

Problem 2: Land with existing mortgage or encumbrance
Prevention: Check for encumbrances at the Land Department before signing. Review the back of the title deed for any registered mortgages or restrictions.

Problem 3: Land with no road access
Prevention: Verify access to a public road before buying. If access requires crossing another owner's land, ensure a clear written right of way exists.

Problem 4: Actual land size differs from title deed
Prevention: Always commission an official land boundary survey with the Land Department before buying. Cost approximately THB 1,000-3,000 — well worth it.

Problem 5: Land in a future expropriation zone
Prevention: Check future road and public utility routes with the Highways Department and local authorities.

Problem 6: Land zoning incompatible with intended use
Prevention: Always check the Chiang Mai Comprehensive City Plan before buying.

Problem 7: Seller lacks authority to sell
Prevention: Verify that the name on the title deed matches the seller's ID. If there are co-owners, all must provide consent.

Problem 8: Flood-prone land
Prevention: Check flood history with local residents and visit the site during rainy season.

Pre-Purchase Land Checklist

Documents: Title deed type, owner name verification, encumbrances, court disputes
Physical: Boundary survey, road access, soil condition, flood history
Legal: City plan, future expropriation, special area restrictions

MORE Value. MORE Trust. Always.
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