We are indexing a question/answer FAQ section as we receive
lots of inquiries from Thais living overseas, expats and foreigners wanting to reside in
We do assist all buyers of
property and we have our own builders, architects and staff on hand to help you. Check out www.thaiexpatlaw.com We can assist on all law matters in Thailand with English speaking 24 hour service
WE OFFER ALL FOREIGNERS OUR FREE LITIGATION ADVICE SERVICE. IF YOU HAVE A PROBLEM THEN ASK US FOR FREE. THIS IS THE ONLY SERVICE IN THAILAND THAT OFFERS YOU FOR FREE. WE AIM TO HELP EXPATS AND SAVE YOU MONEY.
Do you need a license?
you need a company? Yes Do you need a work permit? Yes
What license do I
need? An export license.
What if I want to
export commodities? You need 2 licenses 10,000 baht. To export rice you need to do a special
license in Bangkok.
If using our lawyer
how much does it cost? 10,000
baht for a commodity licenses plus transportation to Bangkok 5,000 baht
Can we help?
Yes. Costs: Will depend on work but normally includes
Transportation to Bangkok & costs.
When does the residency visas come up?
November to December.
What is the criteria? You must have resided for 3
years continuously on non immigrant visas with no overstays nor bad
record on your passport.
term visa for retirees, how much? 10,000 baht.
MARRYING A THAI:
What must I do? Obtain a Certificate from your
Consulate to certify that you are unmarried or single.
Who does this?
have to personally.
A translation for certificate from
Thai to English,translated and certified by the foreign ministry.
What does my Thai wife/husband need?
Thai ID card and house register for the Thai (if the Thai was
married before he/she needs the original Divorce certificate)
Can I register
Yes. Where do I go? The register office will
register the marriage for you if they have all the documents and can
register at any registery office.
If a lawyer helps how much does it cost to
translate? The price for do the translation is 2,500 baht.
The price for registering the
marriage by us? 5,000 baht
What if we have to travel from
Chiangmai to Bangkok? Add 5,000 baht transportation &
ID cards: How long does it take for to
obtain? 5 minutes
we help? You must do the filing yourself as the US consulate will want to
interview you and they help you with the paperwork. However we now have
a lawyer who will assist you.
do I obtain the forms? At any US Consulate
Can I file
papers myself? Some things you can; others you cannot. With a
finance visa you can file yourself if you wish. eg. You can
file your own paperwork for company name, company papers, work permits,
visas, buying a motor vehicle etc
many times can I file? You have one shot at it. If the Thai person
leaves you then you cannot redo again.
the advantage of using a Barrister? A proper lawyer is a
professional in his/her areas so they get things done quickly and
efficiently & can alleviate any further scrutiny. They are
professionals who look after their clients.
there are freelances? Yes in Thailand some law Offices are run by
notaries or ex law clerks who use lawyers to stamp their
Should I use
one of these? You can but inevitably you may not receive the special
client/lawyer service you want. The other reason is that normally the
fees become erratic and they provide little after hour services &
I was offered a
cheaper price from a friend? Yes this may be so but you may be
scrutinized more closely by say the labour Office eg If doing your
own work permit you will be inspected.
I was saving 4000 baht by using my friend? You may save today but
next year you may find the paperwork wasn't actually done properly.
why use a barrister at Law? Because they belong to the Law Society,
are registered in their practice and are bound by the law code of ethics
as set by the
If using a notary
or friend am I liable? Yes it is your fault for using a cheap way to
action your requirements.
How far can one
build to my fence & boundary? if using the fence as a wall the
owner of the adjoining property must as the other owner & be granted
But the neighbour
wanted to build a wall with no windows? Then he must build the wall
500cm from the boundary fence.
about having windows. What is the distance allowed from the boundary
fence? 1-2 floors with windows one must be 2m from the boundary
What if its 3-4 floors
high? Then its 3m from the boundary fence.
have a title search? To find out who the real owner is of land and
property as sometimes the owners are different.
undertakes this? We do.
does this cost? approx 7000 baht but does not include travel costs
if we have to travel.
long does it take for the transfer on ownership when I buy a house?
60 days approx. 30 days in and 30 days out.
I obtain an Onsite Inspection before buying the house to make sure I
buying the right property? Yes we conduct
an intensive onsite inspection if buying a new or old house. Following
inspection you receive an in depth report on our recommendations,
maintenance, what we think is good and bad and any likely faults in the
What do I receive?
Full print out report on the house from foundations to electrical,
plumbing and house structure. Pictures and negatives of faults and
visual reports. Our recommendations, 5 page printout.
does this cost? New house under 2 years old= 2000 baht; over 2years
old 4000 baht. Does not include travelling costs.
How long does it
take to obtain? 3-4 weeks if all documents are in order.
if I live in korat and want to use our service? Cost is 12000 baht
plus transportation & costs to Korat. Look at between 15,000- 18,000
baht. It can take approx 1 or 2 trips to secure but the paperwork can be
achieved via corrspondance.
I obtain a work permit outside Thailand? No you must file at the
Labour Office in Thailand.
visa do I need? You must be the holder of a non immigrant B visa
before you apply.
Do I need to
be in a company? Yes either a company with 7 shareholders or limited
partnership with from 2 upwards.
long is the work permit valid? If on a non immigrant visa then the
work permit is valid from the day of entry into Thailand till the day
you must leave. eg. if a multiple visa then every 3 months.
must I do when the work permit expires? Secure another entry in your
passport by leaving the country and on the
due date file a renewal form and hand your work permit book into the
Labour Office & pay 300 baht fee. You then pick up in 2 days or when
If I am doing NGO work
do I need a work permit? Yes you do.
many work permits can my company have? This depends on the share
registration of the company eg. 2m baht = one work permit which then
means the company must employ 4 Thai workers. 3,00,001 baht means 2 work
permits but the company must employ 8 Thai workers & so on.
I obtain a work permit if I have an "O" nonimmigrant visa?
Yes you can use the "O" till it expires and then you must
obtain a new "B" Visa.
need my work permit to show Penang Thai Embassy as need another non
immigrant visa? Go to the Labour Office before you leave and fill in
a renewal form with reasons why you need your work permit book. Have a
copy of your passport and they will give you a receipt when you come
back to renew your work permit.
I take my work permit book to the Labour Office after expiry date?
They can either fine you or you may have to do the whole work permit
What is the first
step? Look at the house you want then use the services of a [ lawyer
next? The lawyer will conduct a Title search on the property.
I ask for a contract? Yes. Also if buying an estate house have your
lawyer go over the contract and check to make sure everything is on the
contract and check also the house.
Property Sales tax
for a condominium? Answer: it is the Tax that the government charges from the
seller when they sell the property. Some times the buyer have to pay ,it is depend on the selling agreement.
What is the
Stamp duty? Answer:Stamp duty is 0.5 % from the value of the
property. (Permanant fee). Note: when there is a property being transferred,
the seller or the buyer has to pay -2% for the the transfering fee .2.5% for the sales Tax.
Are there any other legal fees associated with the purchase of a condominium? Management fees for front desk, security & or maintenance fee.
Make sure you have a title search as many condos are owned by the bank.
a foreigner cannot have land & house in ones name what to do?
Form a Thai company or lease. We can do the paperwork for you---cost
10,000 baht approx.
LAND & OR HOUSE:
can lease land? a foreigner or Thai.
do I uplift the forms? At the land department.
I amend this form? Yes you can make changes that suit your
lease? A foreigner can buy land/building with a Thai Company but if
married to a Thai its sometimes better to lease from your wife or
spouse. You can obtain a 30 year lease.
receive approx.$2.000 US in pension and have a 6 year old daughter that
would need to go to school,I would need a home and was wondering if we
receive enough in pension to be able to live there? Remember
International schools charge over 150,000 baht per year then you have
clothing, expenses,to look after plus rental, utilities. Again not
enough per month to be on a retired visa of either 65,000 baht per month
pension or 800,000 baht lump sum ij your account here.
60 day Tourist visas can a person from the USA obtain in advance from a
Thai embassy abroad?
Go to the nearest Thai Embassy. You may obtain
a multiple 30 day visa but its entirely up to the Embassy.
I know that the 6o day
tourist visa can be extended by 30 days at Thai immigration in Thailand.
Can I obtain four multiple Tourist Visas in advance from the embassy and
stay in Thailand for one year? No but
please ask the Thai Embassy in your country.
Do I have to cross the
Thai border every 3 months? Yes although
some lawyers and travel agents will arrange.
Is there a minimum amount
of time I must remain in the bordering country or can I just cross the
border and re-enter with a new 60 day Tourist Visa without obtaining a
new tourist visa from an American embassy abroad? No
minimum time to wait. You can do it in 5 minutes.
I read the Thai website "thaiembdc.org/consular/visa" that
there is a temporary one year non-immigration visa available for
investors who bring in at least 3 million baht into Thailand and
transfer the funds into a Thai bank. Does this visa promotion still
Yes but you still
have to have this money. Its cheaper to start your own company &
then obtain a non immigrant B working visa for 1 year?
Also, I read that from about
May 1997 to mid July 2000 there existed a special permanent residency
for foreign investors through the BOI (Board of Investments) for
foreigners to direct invest 10 million baht; also another promotion for
permanent residency for foreign investors through immigration bureau
(investing 10 million baht into condo, bank deposit,Do both these
promotion still exist today?
Yes but you must
be here for 3 years with unbroken non immigrant visas.
What are the best or easiest
ways to remain in Thailand from year-to-year basis and hopefully attain
Start your own
business. Cost with work permit is approx 50,000 baht then you can buy a
condo, car etc or anything and have your own work permit and non
immigrant B visa. As you are under 55 years this is the best way.
have a wife/thai withoutBritish passport to visit Europe?
If not in the UK, go to the British embassy on Wireless Road in Bangkok
and apply for a Visitor Visa. If any other European country got o a
'European' embassy probably the one of the country you are likely to
arrive in and ask for a Schengen Visa - covers all of Europe (Except the
UK which didn't sign for the 'Europe wide visa) - OR possibly both.