Your Trusted Legal Partner in Thailand
- Kanokpich Ukritdutsadee
- Oct 9, 2025
- 3 min read
Updated: Jan 26
At Lawyers for Expats Thailand, we focus on the unique needs of foreigners living, retiring, investing, or working in Thailand. We understand that navigating the Thai legal system can be challenging. That's why having a reliable legal team by your side is essential.
Understanding Thailand's Legal Landscape
Thailand's legal system differs significantly from what many foreigners are accustomed to. It's crucial to have a knowledgeable team to assist you. My team and I are here to ensure your stay in Thailand is both safe and enjoyable while helping you comply with local laws.
Our Areas of Expertise
At Lawyers for Expats Thailand, we specialize in various legal services, including:
Visa Applications
Property Law
Matrimonial Law
Family Law
Business Law
Ensuring your property investment is safe and legal
We even offer Free Due Diligence to ensure your property investments are secure and compliant with Thai law.
Property Ownership in Thailand
Many foreigners find themselves in precarious situations regarding property ownership. Some attempt to set up companies with nominees to bypass laws on foreign ownership. However, it's essential to understand that foreigners cannot own land in their name or any landed property unless the land has been separated from the building above it.
Foreigners can register a lifetime usufruct on the land or the land and house. Alternatively, they can secure a lease, which is typically limited to 30 years. A Superficies can also be registered for a lifetime if permitted by the land office.
The Sap In Sith: A Stronger Option
One option that isn't widely discussed is the Sap In Sith, which grants foreigners stronger rights than conventional leasing. However, many still prefer the 30-year lease with two renewal promises, which has been the path of least resistance. Unfortunately, this approach has become void and unenforceable under recent legal changes.
Recent Legal Changes
It's crucial to note that the Supreme Court has recently restricted promises of renewal and agreements extending beyond 30 years. This ruling applies even to leases established before the change. Any promises or agreements totaling more than 30 years are now void and unenforceable in court.
If you are entering into a property agreement, please contact us for a free consultation. For those already in lease agreements with promises of 30-plus 30-year renewals, it may be wise to reassess your current status and explore your options.
Legal Risks of Nominee Companies
We strongly advise against forming Thai companies for property ownership using nominees. This practice is illegal and poses significant risks. If you are married to a Thai national and share property, it's vital to understand that land is not considered part of matrimonial property.
Lawyers for Expats Thailand can provide a safe and legal mechanism to protect your interests. Even when purchasing condos, conducting due diligence is essential for your protection. Always buy from the foreign quota to ensure compliance.
Marriage to a Thai National
If you are considering marriage to a Thai national, we highly recommend using a prenuptial agreement, especially if you have assets in your home country. We offer a complete package for marriage, including assistance in Bangkok for the Ministry of Foreign Affairs.
Conclusion: Your Safety and Peace of Mind
Living in Thailand can be safe and enjoyable if you adhere to the law. Lawyers for Expats Thailand is here to support you. My team and I are ready to assist you with any legal matters you may face.
To arrange a free consultation, simply call us at +66956583038, send a WhatsApp message, or email us at info@lawyersforexpatsthailand.com. We look forward to helping you navigate the complexities of Thai law and ensuring your legal safety and peace of mind.
About the Author:
Kanokpich Ukritdutsadee, widely known as Lawyer Pook, is a highly experienced Thai lawyer and barrister serving as the head and managing director of Lawyers for Expats Thailand (www.lawyersforexpatsthailand.com).
With over 21 years of qualification and practice (celebrating her 21st anniversary in the profession as noted in recent updates), she has dedicated her career to addressing the unique legal needs of foreigners living, working, and investing in Thailand. Her expertise spans key areas such as property law, immigration and visas, business setup, matrimonial law (including prenuptial and postnuptial agreements), company formation, wills, and civil/criminal matters, always emphasizing legal compliance and safe solutions for expats and their families.
Lawyer Pook leads a dedicated team focused exclusively on expat clients, combining deep legal knowledge with a compassionate and kind approach. She and her firm are committed to working from the heart, providing empathetic, practical guidance to help foreigners navigate Thailand's legal landscape securely and effectively. Her practice reflects both professional excellence and a genuine care for her clients' well-being.
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