In Thailand, there are six types of land title deeds which allow a right of ownership to be justified. Ownership of a plot of land is subject to the Thai Land Code and the Thai Land Reform Code BE 2518 (1975). It is essential that you are aware of the broad outlines, as only two deeds authorise a leasehold or right of ownership to be registered. These precious deeds are: the Chanote and the Nor Sor SamGor or (Nor Sor 3 Gor).  If the plot that you wish to buy is not accompanied by one of these 2 deeds, it would be better not to proceed with the transaction. Upon first meeting the owner of the plot or parcel, you must absolutely ask to see the original deeds, or a certified copy of these deeds.

The Chanote – Nor Sor Sii (Nor Sor 4)

The Chanote is the most important property title deed in Thailand as it offers the most guarantees. It certifies that the parcel was specifically and correctly studied, measured and recorded in a cadastral survey. The plot has been surveyed and certified as accurate on a national level with the assistance of a GPS.  

Property title deed: the Chanote

Property title deed: the Chanote

The Nor Sor 3 Gor (confirmed right of use)

The Nor Sor 3 Gor is the other land title deed to take into consideration if you wish to buy a property and put your mind at ease. This title certifies that the person registered on it has a right of possession over the plot of land concerned, also a recognised legal act. The existence of this title deed implies that the parcel of land has been measured and the boundaries defined by public authorities using an aerial survey. The adjacent parcels are also shown on the plan to a scale of 1/5000.
It is important to highlight that it is possible to push forward the Nor Sor 3 Gor in Chanote at the Land Office Department. Moreover, plots of land with these title deeds may be sold, rented or mortgaged. It is therefore appropriate to check with a solicitor that the plot has not been secured. Finally, the owner has an obligation to cultivate this land or build on it within a 12 year time frame.

Other land title deeds

Nor Sor 3 (certificate of usage)

The Nor Sor 3 is similar to the Nor Sor 3 Gor with one main difference: the land boundaries are defined once all of the requirements to certify the right to use land have not been met by the owner. As a result, a notice of intention must be displayed, followed by 30 days' public notice, and before any recording of a modification or transfer. In addition, the Nor Sor 3 title deed mainly concerns parcels of land with no specifically defined boundaries, and bear no relation to other parcels, but whose boundaries are defined according to neighbouring parcels. Due to a lack of precise measurements, problems regarding the monitoring of boundaries may arise.

Nung Kor Sor

The Nung Kor Sor simply certifies that the person is currently in possession of the land. But this does not give them any land title deeds and the plot may, by no means, be consequently sold or bought.

Por Bor Tor 6 (fiscal opinion)

The Por Bor Tor 6 certifies that the land has been identified as taxable for the incomes declared by the person claiming this document. It is by no means a land title deed.

Sor Kor 1 (claims form)

The Sor Kor 1 is a form which allows land ownership to be claimed with the Thai State. If successful, the Sor Kor 1 may be changed into Nor Gor 3 Gor. But it is not a land title deed and it does not convey any land ownership or purchase rights.