Land Title & Real-Estate Dispute
ทนายคดีที่ดินและอสังหาริมทรัพย์ · § Litigation
What to know before you act
Common land disputes: overlapping boundaries, family inheritance splits, adverse possession, servitude rights of way and breached sale contracts. Start with certified title and registration-history copies from the Land Office, possibly a boundary survey. We analyse the title type (chanote, Nor Sor 3, Sor Por Kor), which carry different rights, object to surveys, negotiate or sue for a court order — with agents in all 77 provinces to liaise with local Land Offices.
Timing and external dependencies: Surveys depend on Land Office queues; court cases depend on complexity and witness hearings.
Official fee: Survey, copy and court fees by claim value — confirm with the Land Office and court.
Timing is not a promise of an outcome or hearing date. Check the notice, limitation period and current authority rules for your matter.
What to send for the first review
Send every relevant page, a dated sequence of events, any hearing or filing deadline, and the outcome you need. This lets counsel identify urgent steps, missing evidence and a precise scope of work.
- Land title deed + parcel map
- Land Office survey report
- Historical aerial imagery (Google Earth Timeline)
Legal Basis
Land Code + Civil & Commercial Code Book 4 (Property) + Land Development Act B.E. 2543, plus Supreme Court precedents on easements and adverse possession.
📚 Official sources — check the current law and procedure before acting
- สำนักงานศาลยุติธรรม— Court of Justice
- กรมที่ดิน— Department of Lands
- กรมการปกครอง — ทะเบียนครอบครัว— Department of Provincial Administration
- สำนักงานคณะกรรมการกฤษฎีกา — ตัวบทกฎหมายฉบับทางการ— Office of the Council of State
Who Needs This
Titleholders facing encroachment, buyers hit by mortgage foreclosure, heirs seeking partition.
Required Documents
- Land title deed + parcel map
- Land Office survey report
- Historical aerial imagery (Google Earth Timeline)
- Sale contract / will / gift deed
Common Pitfalls
- Buying Sor Por Kor land, which generally cannot be sold
- Not objecting when a neighbour's survey encroaches
- Letting someone occupy openly for so long that rights are at risk
Typical Use-cases
- Homeowner suing neighbor over 30cm roof encroachment
- Home buyer vs developer over undisclosed mortgage
- 4 heirs suing to partition 20-rai inherited land
FAQ
- How long for adverse possession?
- The law sets a period of peaceful, open possession with intent to own — titled (chanote) land only.
- Can a foreigner bring a land case?
- Yes as a party, but foreigners generally cannot own land, so the original structure must be checked first.
- I live abroad — can you act?
- Yes, with a properly legalised power of attorney; we provide notary and legalisation services.
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Official sources — legal services
The information on this page follows the official sources below. Always check the latest version before you file.
- Office of the Judiciary— Office of the Judiciary
- Ministry of Justice— Ministry of Justice
- Lawyers Council of Thailand — Notarial Services Attorneys— Lawyers Council of Thailand
- Office of the Council of State — Thai law database— Office of the Council of State
- Royal Thai Government Gazette— Royal Thai Government Gazette
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