Property Inspection in Thailand, Indonesia and Cambodia

Legal verification of the property is required before booking and transferring money. It shows who owns the property, whether there are other people's rights and debts, and whether it is even possible to formalize a transaction in the chosen country. Without this step, the investment rests on the words of the seller.
We work in Thailand, including Phuket, Indonesia and Cambodia. The checklist is tied to jurisdiction: the package of documents and the forms of ownership available to the foreigner do not coincide in these countries.

What we look for before the deal

Buying an apartment, villa or apartment begins not with the layout, but with the cleanliness of the property. The check closes the question of whether the transaction is legal and who bears the risk if the documents do not agree.
Term. Usually 5 to 10 working days. Longer if the object is complex or the owner gives the documents in parts.
Cost. Depends on the volume: a secondary building with one owner and a new building with a package of developer permits are considered differently. We fix the payment terms before the start.
Format. If you are already in the country where the facility is located, a specialist meets on site. If you are in another country, the results are checked and analyzed online.

Stages of legal review

1. Package collection. Sales or reservation agreement, documents for land and buildings, building permits, lease agreements, if the property is rented or sold through lease. The list differs for Thailand, Indonesia and Cambodia.
2. Ownership. Who is recorded by the owner, whether this coincides with the seller, whether there are encumbrances, pledges and rights of third parties. For a foreign buyer, we separately look at what form of ownership is applicable to this type of real estate.
3. Examination of documents. Reconciliation of papers with the requirements of the legislation of the country where the facility is located. New building and secondary market are checked according to different contours: from the developer — permits and project stage, from the private seller — ownership history.
4. Risks and withdrawal. What interferes with the transaction, what can be covered by a condition in the contract and which object is better to refuse. Consultation on the results — with a recommendation on how to proceed, and not with a folder without explanation.

What risks does the check remove

Other people's rights to the object. Spouse's share, heirs, tenant with a valid contract, pledge. This is not on the ad card.
Disputes over land. Conflict with neighbors or with a government agency over the boundaries of the site and the status of the land. For villas and houses on the site, this is a separate block, not the same as that of an apartment in a condominium.
A scheme that looks like a sale. An unscrupulous seller or intermediary rushes to pay before the title is verified. The money leaves before it becomes clear whether he has the right to sell.
Developer's deadline shift. A residential complex whose rent has already been spent for more than a year — is a different risk than ready-made secondary housing. For Phuket and other markets in Thailand, for properties in Indonesia and Cambodia, we look at the history of the project and the developer’s documents, and not just the render.

How the work goes

Property eligibility check — separate service and part of the preparation for purchase. It is ordered by both those who have already chosen a lot and those who compare two or three objects in different countries.

• Real estate and law in one team. The object is read both as a lot on the market and as a set of documents. The discrepancy between price, seller's promise and title is evident at this junction.
• Online if you are not on site. Documents and output can be parsed remotely. This is the main format when the property is in Thailand, Indonesia or Cambodia, and the buyer is in another country.
• Result in an understandable way. The result of the check — is not a set of scans without a comment. It can be seen that it has been confirmed that it has not and what solution follows from this.
  *Further along the deal. If the object is clean, we accompany the purchase: contract, notarization, registration of rights. If not — we stop checking until the risk is removed.

Legal purity — basis of transaction. Checking documents before payment removes disputes that arise after the transfer, when it is more difficult to return the money than to refuse the lot.

Order a check

Write country, city and type of property: condominium, villa, apartment, new building or secondary. We will orient the timing, composition of the inspection and cost for this facility — for Thailand, Indonesia or Cambodia.