Thailand Long-term Resident Visa

Thailand Long-term Resident Visa

Thailand Long-term Resident Visa. Thailand’s rich culture and stunning scenery have long drawn tourists and expatriates. The Thailand Long-term Resident Visa is a milestone for anyone seeking a permanent connection to Thailand. This page discusses the Thai Long-term Resident Visa, covering eligibility, application, and advantages for long-term residents.

Thailand Long-term Resident Visa Unveiling

The Thailand Long-term Resident Visa is for foreigners seeking long-term residency in Thailand. It allows holders to live in Thailand for a long time, connecting them to its diverse culture and loving communities.

II. Qualifications

A. Age: Applicants must be 50 or older.

B. Financial Stability: Applicants must show they can support themselves in Thailand with a minimum monthly income or savings.

C. Clean Criminal Record: The applicant must have a clean criminal record in Thailand and their home country.

D. Health insurance: Proof of medical coverage in Thailand.

III. Documentation Required

A. Valid Passport with at least one year left.

B. Financial Documents: Bank and pension statements show financial soundness.

C. Valid Health Insurance Certificate: Meets criteria.

D. Medical Certificate: Proof of the applicant’s health and absence of communicable diseases.

E. Police Clearance Certificate indicating a clean criminal record.

IV. Long-term Resident Visa Application

A. Application: The Thai embassy or consulate in the applicant’s home country receives the Long-term Resident Visa application.

B. Processing period: A Long-term Resident Visa’s processing period depends on the applicant’s nationality and the Thai consulate or embassy’s criteria.

C. Visa Instructions: After approval, the applicant will get visa instructions.

V. Long-term Resident Visa Benefits

A. Extended Residency: Long-term Resident Visa holders can live in Thailand for five years and renew.

B. Long-term Resident Visa holders don’t need a work permit to live in Thailand.

C. Cultural Immersion: Extended stays deepen community integration and Thai culture experience.


The Thailand Long-term Resident Visa opens a new chapter in a country known for its beauty, culture, and hospitality. Understanding the eligibility criteria, completing the appropriate papers, and following the application procedure can help people take this trip with confidence and enthusiasm. With the Long-term Resident Visa, you can make lasting memories and important friendships in the Land of Smiles.

Title Search in Thailand

Title Search in Thailand

Title Search in Thailand. Investing in real estate is a significant undertaking, and ensuring the legitimacy of property ownership is paramount. In Thailand, conducting a thorough title search is a crucial step in the real estate transaction process. This article delves into the importance of title searches in Thailand, the legal framework surrounding property titles, and the steps involved in conducting a comprehensive title search.

I. The Significance of Title Searches

A. Protecting Property Buyers:

  1. Title searches provide a comprehensive review of a property’s ownership history, ensuring that buyers are dealing with legitimate sellers.
  2. Buyers gain confidence in the transaction, knowing that the property’s title is free from encumbrances and disputes.

B. Risk Mitigation:

  1. Identifying any existing liens, mortgages, or legal disputes associated with the property helps mitigate risks for potential buyers.
  2. A thorough title search allows parties to address any issues before finalizing the transaction.

C. Legal Compliance:

  1. Title searches ensure that the property complies with local regulations and zoning laws.
  2. Understanding the legal status of a property is crucial for future development plans or changes in land use.

II. Legal Framework for Property Titles in Thailand

A. Land Code Act:

  1. The Land Code Act is a fundamental piece of legislation governing land ownership in Thailand.
  2. It outlines the various types of land titles and the legal mechanisms for property transactions.

B. Types of Land Titles:

  1. Chanote (Title Deed): The most secure and comprehensive land title, providing detailed information about the property’s boundaries and ownership.
  2. Nor Sor 3 Gor and Nor Sor 3 Jor: Intermediate titles with fewer details than Chanote, but still recognized for property transactions.
  3. Sor Kor 1: A possessory title that grants limited rights and is subject to conversion to Nor Sor 3 Gor or Chanote.

III. Steps Involved in a Title Search

A. Engaging Professional Services:

  1. Property buyers often enlist the services of legal professionals or title search companies with expertise in Thai real estate law.
  2. Professionals navigate the complex legal landscape and interpret property documents accurately.

B. Verification of Land Title:

  1. Identifying the type of land title associated with the property is the initial step.
  2. Chanote titles are generally preferred for their clarity and comprehensiveness.

C. Examining Encumbrances:

  1. A detailed review of the property’s history reveals any encumbrances such as mortgages, liens, or easements.
  2. Buyers can assess the impact of these encumbrances on the property’s value and their future plans.

D. Investigating Legal Disputes:

  1. Checking for any ongoing legal disputes related to the property is crucial.
  2. Resolving existing disputes or understanding their implications is essential for informed decision-making.

E. Ensuring Proper Documentation:

  1. Confirming that all property documents are legitimate and properly executed is a key aspect of a title search.
  2. Ensuring the accuracy of information in these documents is vital for the integrity of the transaction.

IV. Challenges in Title Searches

A. Incomplete Records:

  1. In some cases, land records may be incomplete or outdated, posing challenges in establishing a clear title history.
  2. Professionals must navigate such situations carefully to provide accurate assessments.

B. Informal Land Occupation:

  1. Informal land occupation, especially in rural areas, can complicate title searches.
  2. Resolving discrepancies between informal use and legal ownership is a common challenge.

V. Conclusion

A thorough title search is an indispensable step in the real estate transaction process in Thailand. Property buyers and investors can mitigate risks, ensure legal compliance, and gain confidence in their investments by understanding the complexities of land titles and engaging professionals with expertise in Thai real estate law. As the real estate market continues to thrive, the diligence exercised in title searches contributes to a transparent and secure environment for property transactions, fostering trust and sustainability in Thailand’s dynamic real estate landscape.


Power of Attorney in Thailand

Power of Attorney in Thailand. If you would like to give someone the power to act on your behalf for a short term within a specified scope or even permanently, we can draft a Power of Attorney.

The person giving the authority is known as the Grantor or Principal and the person receiving the authority is the Agent. Siam Legal can expertly assist in drafting a POA that meets the legal requirements of Thai law.

General Power of Attorney

A power of attorney is an instrument that grants authority to another individual to act on your behalf. It can be general, conferring broad legal authority, or a special power of attorney that is limited to specific deeds. It is very important that it be in writing and that it has witnesses and a notary public seal.

For foreigners who are doing business in Thailand or attempting to obtain various government documents, it is often necessary to sign powers of attorneys for different purposes. We can expertly assist in drafting these to your specifications.

Having a well-drafted power of attorney can be extremely helpful when dealing with Thai bureaucracy. For example, it is not always possible to be present during the transfer of ownership at a land office so having a power of attorney in place can be very beneficial. Powers of attorney can be either durable or revocable, and must conform to the formal and substantial requisites set out in law.

Special Power of Attorney

There are situations where the person concerned can’t appear personally to handle legal matters like land office transactions, managing some bank accounts or keeping a safe deposit box. In such cases, he can appoint someone to act on his behalf. However, the appointed person’s actions will not be binding if there is no legally authentic document supporting his authority.

The Power of Attorney is a legal instrument that authorizes another person to act on behalf of an appointing person. The appointing person is called the Principal or the Grantor while the one who receives the authority is called the Agent.

Siam Legal with its branches strategically located throughout Thailand specializes in the drafting of Powers of Attorney. Our foreign and Thai lawyers will set a consultative audience with both the Principal and the Agent prior to the drafting of the instrument to make sure it conforms with all formal and substantial requisites for its validity and enforcement under Thai law.

Property Transfer Power of Attorney

While it is normal that you attend the transfer of ownership at the Land Office in person, there are situations when it is necessary to give someone else power of attorney to complete this process on your behalf. This can include situations where you have to travel abroad for work or other reasons and cannot be present for the transaction.

A Power of Attorney in Thailand can be general, giving broad legal authority or special, limiting the agent to act in specific circumstances. Thai law requires that both the Principal and Agent be legally competent to execute a Power of Attorney. Furthermore, it is essential that the document be written correctly and authenticated to meet the requirements of Thai law.

There are also specific forms of powers of attorneys required by different offices. For example, the form to sell a property is very different from the one required to register a chanotte. Our firm has extensive experience drafting and authenticating power of attorneys in compliance with Thai law.

Financial Power of Attorney

If you wish to allow someone to manage your business, finances, properties or assets in Thailand or carry out a deal on your behalf during your absence in the country, we can expertly assist you in drafting a Financial Power of Attorney for you.

When a Power of Attorney is executed in Thailand, the applicable legislation rules that the Grantor and the Agent must be in capacity and capable of granting and executing the authorized acts as prescribed by the document. It is also important that a Power of Attorney be drafted clearly and concisely so that the powers are well defined.

For property transfers, the Power of Attorney must be completed in accordance with the forms provided by the land office authorities. In general, the form must be signed by the Principal in front of witnesses or a notary public (depending on whether the Principal is abroad). The document should also be legalized/notarized. (Note: If the Principal is completing this outside Thailand, the document will have to be presented to the Embassy for legalization before it can be used in Thailand).)..

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Notary Public in Thailand

Notary Public in Thailand. As a hub for international business and home to people from all over the world, Thailand often requires the services of a notary public. Many institutions, including banks, embassies, and government offices will require certain documents to be notarized.

While a notary public does exist in most countries, in Thailand only particular attorneys designated with the role of Notarial Services Attorney by the Lawyers Council can perform authentication services regulated by the law.

What is a Notary Public?

A Notary Public is an official that is fully licensed to authenticate documents, signatures and witness oaths and testimonies. A document notarized is a guarantee that the document is authentic. Notarization is often required by government agencies or organizations when dealing with foreign affairs, such as obtaining a passport or visa.

A notary verifies the identity of a person signing a document and can stamp or seal that the document is genuine. A notary may also certify a translation of a document or administer an oath.

In Thailand, a notary is not as common as in other countries. The Thai Lawyers Council only allows specific attorneys to act as notaries and they have to complete a professional course and training to be able to provide this service. Documents that were notarized in Thailand will have to be further legalized/authenticated at the Ministry of Foreign Affairs of Thailand Legalization Division if they are used abroad. These documents can be personal or business related, but most are for passport applications and for a foreigner moving to Thailand.

What are the Requirements to Be a Notary Public?

Many documents must be certified by a notary public to ensure their authenticity. These include copies of passports, signed documents and affidavits.

In most countries, notaries are commissioned by the state to authenticate signatures and documents. They are also able to administer oaths and collect sworn statements and testimonies.

While Thailand does not have a formal notary public system, the Lawyers Council has a regulation in place that allows lawyers to be registered as Notarial Services Attorneys. This gives them the authority to perform authentication services regulated under the Lawyers Act.

Documents that are drafted or signed abroad need to be notarized in order to have them accepted by the Thai authorities. This is because Thailand is not a member of the Hague Convention on Legalization of Foreign Public Documents. Therefore, these documents will need to be further legalized or authenticated by the Ministry of Foreign Affairs of Thailand, or an embassy depending on the situation.

What are the Benefits of Having a Document Notarized?

Any individual or entity who needs to verify the authenticity of a legal document or contract will need to have it notarized. This is because notarization serves as an effective deterrent against fraud by ensuring that the document has been signed and authenticated by a qualified official.

In most countries, notaries are authorized to verify the identity of a signer, witness signatures and documents, and administer oaths. They are also required to keep a journal of all their notarizations, which is an important part of protecting the integrity of the process.

While the consular section at the British Embassy in Bangkok provides notarial services for UK citizens, this service is limited and does not cover all types of documents that may need to be verified or authenticated. In order to avoid confusion, it is recommended that any British citizen looking to have a document notarized should contact a licensed Thai notary public. This is especially important if the document is to be used overseas.

How to Find a Notary Public in Thailand

In Thailand, notary services are commonly required by institutions like banks as well as embassies, schools, government and private companies or even by individuals who need to verify the authenticity of a document presented or submitted to them. The document may be needed for many reasons including applying for a visa, buying a property or conducting business with foreign companies or partners.

In most countries, notary public’s are authorized by the state to witness signatures on documents as well as authenticate and certify them. In Thailand, however, only licensed lawyers registered as a Notary Service Attorney with the Lawyer’s Council of Thailand are allowed to provide notary services.

Siam Legal offers notary services for affidavits, acknowledgements and authentications. Contact us today if you have any questions or concerns regarding notary services in Bangkok and around the country. Our friendly and knowledgeable team is always on hand to assist you with any of your needs. We are proud to offer notary services for clients worldwide.


Breach of Contract in Thailand

Breach of Contract can have serious consequences for your business. Although lawyers will often attempt to settle contract disputes through informal methods such as a demand letter, it is sometimes necessary to take legal action involving Thailand courts.

This article will explore some common types of contractual breach and how it is remedied under Thai law.

Contracts in the Construction Industry

Whether a contractor is working on a project for an agency or for a private client, they are usually required to provide a contract that specifies the terms and conditions of their work. These contracts must be in writing. If the contractor does not follow these contract requirements, they may be in breach of their agreement.

In Thailand, contracts are regulated by the Civil and Commercial Code (CCC). A contract can be oral or implied but must have an offer and acceptance to be legal. Vague or ambiguous contract terms can lead to disputes.

In an effort to improve transparency and combat unfair payment practices, Thai lawmakers have introduced a bill that would prohibit conditional payment clauses in construction contracts. The bill also aims to reduce transaction costs by allowing for statutory adjudication proceedings on payment disputes. This could be a beneficial change for international businesses working on projects in Thailand. However, it is important to understand how these changes could impact a breach of contract dispute.

Non-Disclosure Agreements (NDAs)

NDAs are a common contract tool in Thailand, used to protect sensitive information such as trade secrets, business strategies, intellectual property and customer lists. NDAs are usually mutually-binding and can be enforceable in court, but it’s important to consider the nuances of Thai law when drafting an NDA.

The terms of an NDA must be fair, reasonable and not against public policy or good morals. It’s also advisable to include both Thai and English versions of the NDA and clearly define the choice of jurisdiction and dispute resolution mechanisms, which can improve enforceability.

Breaches of NDAs can have serious legal and reputational consequences, such as termination of contracts and employment, loss of business opportunities and damage to your brand’s image. If a breach of an NDA occurs, it is crucial to act quickly and seek injunctive relief from the court. This may involve sending a cease-and-desist letter, or filing a lawsuit and requesting a temporary restraining order or preliminary injunction.


The most common way that a breach of contract leads to a legal dispute is for one party to seek damages. This can include compensation for the cost of performing the contract as well as any other loss or injury caused by the breach.

The Thai court system provides methods to retrieve the amount ruled in a court case including seizing assets or liquidating them. However, this can be a lengthy and costly process. Most attorneys will try to settle matters like this out of court.

It is important to understand the legal framework, types of breaches, available remedies and resolution methods before entering into a business relationship in Thailand. A good attorney will have experience in local and international disputes regarding contracts and can provide advice on the best way to proceed with a dispute without resorting to costly and drawn out litigation. A lawyer will also have the skills to negotiate a resolution to a contract dispute in a manner that is best for your business.

Rescinding a Contract

Contracts are the cornerstone of business transactions and legal relationships in Thailand, just as they are worldwide. However, contractual disputes do arise and it is important for both businesses and individuals to understand the legal framework, types of breach, available remedies, and resolution methods.

The most common remedy for breach of contract is damages, which are monetary awards designed to compensate the non-breaching party for losses incurred as a result of the breach. However, a party may also seek specific performance, which is a court order requiring the breaching party to perform its obligations as stipulated in the contract.

Alternatively, parties may opt to resolve their disputes through arbitration. This is a form of alternative dispute resolution in which a neutral arbitrator or panel hears the case and renders a binding decision. However, if all other methods fail, litigation may be necessary. The court’s decision will be final and binding on the parties.


Personal Injury Claims in Thailand

Many foreign tourists have experienced accidents or injuries in Thailand. These incidents often happen at hotels and other tourist establishments.

Under Thai law, a person who wilfully and negligently unlawfully injures the life, body, health, liberty, property or any other right of another may be held liable to compensate for the damage.

Statute of Limitations

Any claim for compensation in Thailand must be made within a year of the date of your accident or injury. This is strictly adhered to by Thai courts.

Section 420 of the Thai Civil and Commercial Code stipulates that “a person who wilfully or negligently unlawfully injures the life, body, health, liberty, property or other rights of another shall be bound to make compensation.” The type and amount of this compensation is determined by the court and varies according to the circumstances and the severity of the wrongful act.

A lawyer can assist you with determining what your damages are and file a lawsuit for you if necessary. Often times, however, personal injury cases in Thailand are resolved through negotiation with the tortfeasor’s insurance company. In addition, most personal injury cases require that the injured party appear in person for all hearings. If you cannot come to Thailand in person, you can sign a power of attorney and allow a lawyer in Thailand to represent you.


As a victim of an accident or injury in Thailand, you’ll be entitled to compensation. This compensation will help to put you back in the position that you were in before the incident occurred, including expenses, loss of earnings and benefits.

However, it’s important to note that unlike many western jurisdictions, Thai courts will only award damages for quantifiable losses. This includes lost earnings that have already been incurred as well as those that are expected to be incurred in the future. Damages for intangible losses are often less substantial, but can still be awarded – albeit at a much lower level than what you’ll see in the West.

A claim for compensation in Thailand must be made within one year of the date on which the injury or wrongful act was committed (this is known as the ‘prescription period’). If it’s also a criminal case, a longer prescription will apply. This is why it’s so vital that you seek legal advice as soon as possible.


Most law firms in Thailand will have someone on staff who can handle personal injury claims. They will be able to help you determine whether you have a valid claim and assist with filing it. The most common type of personal injury claim in Thailand is for motor vehicle accidents. Other types of injuries can include falls on property, workplace incidents and public place accidents.

Under Thai law, if a person willfully or negligently causes injury to another person’s body, life, health, liberty, property or rights, they are bound to compensate the injured party. Compensation will be awarded for the injury itself and other tangible losses such as expenses for medical treatment, lost income and loss of future earnings. The courts will also take into account other intangible losses such as pain and suffering though these awards may be more restrained than in some countries. It is important for the claimant to physically appear at all hearings in court.


If you have suffered an injury in Thailand, whether it occurred at your accommodation or on the streets of the country, it is important to contact a law firm immediately. Many firms have someone on staff dedicated to personal injury, or you can look for a more specialized law firm to handle your case.

Generally, a claim for compensation is a civil case rather than criminal in nature. It is essential that any claims be filed as soon as possible or they will be lost due to the statute of limitations.

The courts in Thailand will seek to award you compensation that will return you to the position you were before the accident. This may include paying your medical bills and compensating you for any time lost at work – both past and future. In some cases, the court will award you for the pain and suffering you have endured as well. This is known as “damages”. In common law jurisdictions, damages for various intangible factors such as disfigurement and emotional distress can reach astronomical levels.


Medical Malpractice in Thailand

Medical Malpractice is an act or omission by a medical practitioner that causes injury or death to a patient. Malpractice lawsuits have become an increasing source of litigation for physicians in Thailand.

Compensation in medical negligence claims is based on quantifiable losses. With the right Thailand lawyer, you can maximize your chances of being awarded more than what is normally offered.


A patient who believes they are a victim of medical malpractice can file a civil lawsuit. Whether you have been injured by birth injury malpractice, negligence in nursing or dentistry malpractice, you may be entitled to compensation. The law is clear that health care providers must provide the standard of care to their patients at all times and signing a consent form does not waive any right to sue.

Thailand’s court system tends to limit general damages in medical malpractice claims to quantifiable losses, such as loss of earnings currently incurred and those expected to be lost in the future. Compensation for pain and suffering is a little harder to get.

The ViZe Counselor team of Thailand medical negligence lawyers can help you file a medical malpractice claim and ensure that the appropriate amount of compensation is awarded. We will work hard to get you the best possible outcome for your case. We also offer a free consultation service to discuss your claim and help you decide what course of action to take.

Statute of Limitations

While medical malpractice is rare, when it does occur, the victim or their family can file a lawsuit. The result of a malpractice claim can be compensation, cancelation of hospital bills, new treatment opportunities, and punishment of the wrong party.

Malpractice is the act or omission of a healthcare practitioner that falls below the standard of practice in the medical community and causes injury or death to a patient. This can include unskilled, inadequate, or neglectful treatment as well as wrongful diagnosis and failure to warn patients of known health risks.

Society wants medical professionals to be motivated to engage in best practices, occasionally taking calculated and informed risks with their patients’ welfare as the paramount concern. At the same time, societies do not want high malpractice insurance rates and defensive medicine to stifle medical innovation and access to quality care. Fortunately, there are strategies for developing successful malpractice policies. These typically involve establishing a national database for malpractice claims, and a no-fault provision in the country’s health insurance.

Best Practice

Many countries struggle to balance the need to provide quality care and the transactions costs associated with malpractice claims. In order to limit these costs, policy makers seek strategies that will encourage good practice and reduce the number of medical malpractice lawsuits.

One such strategy is to establish a national database for malpractice claims, which would allow better analysis of trends in malpractice claim incidence and compensation. This would help inform current malpractice policy debates and facilitate the development of successful initiatives.

Medical negligence claims are often complicated and require expert testimony. A lawyer with expertise in both medical and legal issues is essential to ensure the success of your case. SIAM CENTER LAW GROUP is a Thailand law firm that can provide you with the ideal lawyer to represent your case in a civil law medical malpractice trial. A professional and perfect Thailand lawyer can increase the chances of a positive outcome significantly. This is especially true if your medical negligence claim involves a foreign physician.


With Thailand’s growing reputation as a medical tourism hub, more patients have been coming to the country for surgeries and treatments. While the majority of these patients leave satisfied with their procedures and results, some do not and seek compensation.

The 2008 Consumer Case Procedures Act makes it possible for patients to file claims directly against doctors. This allows claimants to file their complaints verbally or in writing, and it also means that they are exempt from paying court fees for their case.

However, it has been reported that malpractice claims are not random and there is a correlation between certain socio-demographic variables and the probability of receiving malpractice complaints. According to a study involving 1684 doctors, male doctors from surgical specialties who perform a greater number of on-call shifts, those who work in regional or county hospitals and those whose life partner is a doctor are more likely to receive malpractice complaints.