How to check a title deed (Chanote) in Thailand before buying

Before finalizing the purchase of real estate in Thailand, it is absolutely essential to ensure that the title deed is clear, valid, and registered correctly. This avoids disputes, unpleasant legal surprises, or worse: the invalidation of the sale.

In this article, we explain what a Chanote is, the different types of securities, and how to carry out a reliable verification.

What is a Chanote?

The Chanote (or Nor Sor 4 Jor) is the most secure and comprehensive title deed in Thailand. This is an official land title, issued by the Land Department, that confirms the exclusive ownership of the land or property.

In particular, it allows:

• The sale or donation of land,

• The construction of a house,

• The registration of a leasehold or mortgage.

Other types of land titles

There are several types of title deeds in Thailand, some of which do not offer the same rights :

Nor Sor 3 Gor

• Title recognized, but the terrain has not yet been measured by GPS.

• The transfer of ownership is possible but requires more steps.

Nor Sor 3

• Weaker title, often based on usage rights.

• Less recommended for foreigners.

Sor Kor 1 / Por Bor Tor 5

• These are not official title deeds.

• Rather, they are rights of occupation on Crown lands.

• They do not allow for sale or legal construction.

✅ Remember : for a secure real estate purchase, it is strongly recommended to aim for a plot of land or a property with a Chanote.

How do you check a Chanote?

1. Verification of authenticity

A Chanote must include:

• The land title number,

• The cadastral map of the land with GPS coordinates,

• The name of the current owner,

• The official stamp of the Land Office.

The original document must be presented at the time of the sale. Always ask to see it.

2. Verification at the Land Office

You (or your lawyer can) check:

• That the owner is properly registered,

• That the land is not encumbered by a mortgage,

• That no administrative or judicial restrictions apply.

This verification can be carried out in person or via a power of attorney given to a professional.

3. Checking the actual match

The Chanote plan must correspond exactly:

• The reality of the field (surface, boundaries, location),

• At the physical markers on the ground (often marked by red concrete posts).

An on-site visit with a real estate agent or surveyor is recommended.

Use a local lawyer

The best way to secure your purchase is to appoint a lawyer specializing in Thai real estate law, who will be able to:

• Check all documents,

• Carry out a complete due diligence,

• To accompany you in the administrative procedures.

A good lawyer will also be able to translate official documents and identify any questionable clauses or previous conflicts.

Conclusion: Check the Chanote before buying in Thailand

Buying real estate in Thailand without checking the Chanote is an unnecessary risk. This document is the keystone of land ownership in the country. Making sure it’s clear, valid, and non-disputing protects you legally and allows you to buy with confidence.