CHIANGMAI HOME & PROPERTY 

                                    

  Thailand Real Estate

Luxury Estate
Land for sale
Condo Buying Guide
Condos for sale
Buying Guide
Bank foreclosures
Tax Guide
Commercial
Insurance
Services
Lawyer & accounts
Leasing facts
Helpline
 
 

Shipping Household & Personal Clearing agent

English/Thai Law Office

Thailand Trade

Bangkok Lawyer

 

 

 

25 YEARS IN THE REAL ESTATE BUSINESS IN CHIANGMAI WITH FOREIGN

& THAI STAFF WE SPECIALIZE IN ASSISTING FOREIGNERS AND THAI

NO HIDDEN COSTS TOTAL DISCRETION WITH OUR FOREIGN PARTNERS. IN BUSINESS OVER 25 YEARS.

EMAIL US TODAY FOR DETAILS

 

 

 

Welcome to -----ChiangMai, Thailand's  foreign / Thai Real Estate company offering you real estate services all over Thailand

THAILAND BANK FORECLOSURE

 

LISTINGS

 

IF YOU WISH TO BUY FROM THESE THEN CHECK ALL THE MAIN BANKS WHO SELL PROPERTIES. WE CAN ASSIST ALL BUYERS WITH OUR LAW SERVICES AND FOREIGN HELP SERVICE

 

 

September 2018: Reuters. With a debt mountain of 12.17 trillion baht ($372 billion) at the end of March, the equivalent of 77.6 percent of gross domestic product, Thai households are among the biggest borrowers in Asia and they are finding it increasingly difficult to keep up with payments.In addition, their debt pain could increase because the Thai central bank has signaled it is likely to follow other central banks around the world and raise interest rates from near record lows.Non-performing mortgages, defined as those that have not been serviced in more than three months, were 3.39 percent of total home loans at the end of the second quarter, the highest level since the end of the global financial crisis in 2009.

 

Bangkok Bank has many listings including land, houses, townhouses, condominiums, commercial buildings and factories which are being sold at reasonable prices. At this time we saw Bangkok Bank starting to offer offshore financing for foreigners wishing to purchase real estate in Thailand. Up to 70% of the property's value. [ Check their foreclosed properties ].

How to buy properties including terms and conditions. Kasikornbank have a lot of properties for sale. 2018 many Thais are finding it hard to pay due to falling business and interest rates hikes. [ Check their foreclosed properties ]

BANK OF AYUDHYA (aka KRUNGSRI): All the best property foreclose in thailand, for sale such as hotel, service apartment, single house, townhouse, condominium, land for investment and the best vacant land in Thailand. This website is good and quickly opens to show what properties are being foreclosed. [ Check out  their foreclosed properties ]

Large inventory of foreclosed properties! Bank foreclosures are intensifying in 2018 as many people are finding it hard to service their loans. Property prices keep escalating so the borrowing is becoming out of control for many
[ Check out  their foreclosed properties ]

ธนาคารทหารไทย จำกัด (มหาชน) or TMB Bank is a Thai bank based in Bangkok. It has been listed .... Bank for Agriculture and Agricultural Co-operatives · Export–Import Bank of Thailand · Government Savings Bank: [ Check out their foreclosed properties ]

Consumers continued to borrow at a robust pace in the second quarter, when overall consumer debt rose 8 percent from a year earlier. That included a 6.2 percent rise in mortgage loans and a 12.4 percent jump in car loans.But the risk is that an increasing debt burden will drag on Southeast Asia’s second-largest economy.

 

Easy quick check service. We arrange a full service for foreigners from worldwide whether it be China, Korea to USA, UK, EU with our

ONE STOP SHOP SERVICE 2018.

 

To date foreigners may own

  - a unit in a registered Condominium

  - a building (as distinct from its land)

  - a registered leasehold of up to 30 years for all types of titled land (and/or buildings).

  - a company can purchase land and buildings but will be inspected and all Thai shareholders veted.

  - more than 49% of a condominium unless in Company form.

  - foreigners can own land being 49% in a company but the company must operate a business & shareholders interviewed so not that easy anymore

  - if you invest 40m baht you can buy 1 Rai of land in Thailand outright. 

We receive our commissions off the seller or landlord and no added charges are imposed on you the buyer or renter. What we make sure is you get a professional service with no hidden costs, plus we help you with your lease agreements and oversee everything you need. You may have a Thai friend who says they can get you a better deal. Unbeknown to you they may be getting a commission or even 2 plus a scheme --can you read Thai??. Using our services we guarantee that the lease and selling documents are in order as we have our own Barrister at Law. Please do not ask us for mortgages as we cannot help unless you are married to a Thai or own a Thai Company.

Thailand has so many different types of properties for sale that whatever your dream home is, you can realize it here if you do the paperwork right. Prices are a lot cheaper than Western houses but some aspects need close scrutiny especially wiring, water & most importantly the deed title. Now that you want to buy a house what should you look for? 

The first thing you need to do is obtain the services of a reputable real estate agent or lawyer on your behalf. The Thailand Realty Industry is not regulated so watch out for agents forcing you to sign contracts, & check the title deed to make sure the property is what it says. Do yourself a big favour and obtain a House Inspection report which in effect pulls the holes out of the property! Some buyers have bought the house only to find the land is on a different title & visa versa or the cracks have been disguised. Once you buy then its your problem. Many Estates will try to sell a house in a developing block which has but one title with say 10-20 houses on it. They probably have 2 mortgages and want to unload the houses before they pay off the loan & secure the titles for their owners. Or will they???--- we had a case & saved the foreign buyer 2.8m baht that he would have lost if he did not use our service. The same goes with the boundaries of the property which need to be the same as the title deed. In Thailand there's no survey pegs as such but they do use concrete pegs & it is an important point. Sometimes vendors deliberately understate property area or move so called pegs. If the  building is under construction or the land is having a subdivision look carefully at the provisions for issuing a title, and easement rights for say roadways. if you are a foreigner you can lease for 30 years or form a company to hold the house. Remember also do not start a company for the sake of securing your house. If you do not carry out business and do not have employees ( and I mean NO nominees that your law firm has provided) you will find yourself in hot water.

 

 

WHAT IT ALL MEANS:

Sor Kor 1 This document means that land occupants are occupying or making use of certain land plots, whose ownership has not been claimed by any entity. The document does not indicate legal possession of the informer so one cannot transfer the ownership of the property to any one else. The Sor Kor 1 is rare now as the government's land ownership legislation has covered most area of the country.

Nor Sor 2 states the government's permission for person or legal entity to make use of land temporarily. Need to utilize at least three-quarters of the land plot within three years after the document issuance. This right is non transferable. At the finish, land occupants can seek the right to demand higher privileged title deed.

Nor Sor 3 is a governmental letter certifying a utilization of certain land plot by certain people and that the plot of land has been surveyed and its official map created.

Nor Sor 3 A is similar to the Nor Sor 3 certification. The only difference is the map survey of the land plot based on an aerial-viewed photograph of the land.

Ownership Title Deed or chanote is the ultimate certification of land ownership. Holders of the title deed have full rights to transfer or sell the properties and to bar other parties from violating their rights over the land protected by the ownership title deed law.

BUILDING YOUR HOUSE:

Recently in 2007 we have been asked to help foreigners who have paid too much to have their house built. Please note the following----there are 3 types of builders in Thailand:

1/. A builder 2/. A broker 3/. a worker/builder. Those who have been caught out are using (2) which could be a friend who procures a builder for the foreigner then has a separate contract with the builder for his cut which is 1/2 of the asking price. Thus you are giving money away & in fact are being ripped off as inevitably the actual builder will never be able to meet his deadlines. Plans & fees etc should not be more than 50,000 baht yet we have seen charges of 400,000 baht. The fees for 1 sq metre is 1/2 a satang which is not even a baht. If you need a good builder in Chiangmai and architect refer to your architect for the prices. You also need to have a builder who can complete an average house in 3-4 months & check his equipment and formwork supplies, how many workers he/she has & work he/she has carried out. Talk to the referrals & your architect to see if they keep to their word. Remember also Thai holidays workers will stop work on buddhist holidays and funerals etc. Make sure the contract is overseen by a lawyer or ask us as we can give you a quote with times etc if you want us to do.  Tel (00-66)019527812.  We have seen single storey houses charged at 6.8m baht when the price should have been 1/2 this. Just remember having a Thai friend doesn't necessarily mean they are a builder---they are only getting a commission --when it comes to progress payments and they ask in advance you could find yourself in a bad situation. Itemize the materials and also how many men they will have on the job and also if building multi-stories, their deadlines and time limits. 

Prices per sq metre to build are approx: 8-12,000 baht or more as labour is expensive in 2018. But, remember this will vary according to the extras and items like marble and appliances etc.

OFFERS FROM DEVELOPERS
All developers in Thailand can and will offer you discounts and extras just to get your business. If youre not happy with some detail ask to change or add on to. Compare what they might offer you with what you would like. Look for Special home loan packages, Extra loan rate -- nowadays, local banks offer home buyers rates that are even below their minimum lending rates (MLR), Discount on land price, Gift voucher, extra room etc & ground maintenance. Have everything in writing. If the phone doesn't work and they say it will be installed next week or month don't believe a word same with the water, gas lines if any etc. Do not pay a booking fee as then you are locked in. Never put deposit down until your lawyer has searched the title out.

ESCROW SYSTEM When making a down payment on unfinished project, protect your money  from fraud by the Escrow account system which will ensure your money will not be paid, unless the developer completes construction of your new home and meets the agreed requirement on specification. If you decide to build use a [ lawyer

FORMING A THAI COMPANY Some people will say this is the best idea for a foreigner to hold a house in ones name. However with a Thai company yes you can hold a property within the structure of the company. However be warned that if your books show nil profit after 3 years then you may be asked especially by immigration & the Commercial Reg via the tax dept why?? This may affect your visa and the status of your company after that period so be warned if you are told its easy to do. It is, however its also easy for the Commercial Registration Dept to fine you if you are not in profit mode or even take the property from you??? Wait and see.

USUFRUCT OR SUPERFICIES THE BEST  

Usufruct Interest (Sidhi-kep-kin) - gives you temporary ownership rights to structures on or arising from the land. In practice, a usufruct is limited to a 30 year maximum period; like leases, the agreement can be successively renewed. In contrast to a lease, a usufructury interest can be sold or transferred, although it expires upon the death of the holder of the usufruct and therefore cannot be inherited. This is better than a lease which by law can only be for a period of 30 years.

 
 

Want that house or condo to retire in, look no further. We help you lease, rent OR BUY houses, land, businesses or condo complexes at the price you want to spend and make sure your contract is made the way you want it. We have teamed up with a complete service advertising package & 2 top Law Offices in Bangkok & ChiangMai for the delicate work. We work throughout Thailand in from Phuket, Rayong, Pattaya, Bangkok, Chiangmai, Chiangrai & NE whatever one wishes to purchase even BOI--Board of Investment

WHAT WE OFFER :

   FREE advice line
   Company setup and complete law services
  Ongoing service that no one else provides

    House Inspection & maintenance reports

    Title searches on every sale & total honesty
    Utility setup to assist you & No hidden costs
    Total security for your household & the best of all
    Foreign consultant working with our Thai Law Office
    Bangkok- Thailand Real Estate Brokers assoc member
    Buy off us and we help you secure your property
    Secure your yellow book & assist in complete ownership

We are working on this website as at July 17th 2018.

As this is a new website we will have more info on help

for foreigners so please email us anytime for FREE help

EMAIL US TODAY FOR DETAILS

 

Whether it is buying, selling, renting or leasing all kinds of properties, businesses, land and condominiums right to Commercial properties, we have something for you including our own Thai lawyer.offer full law services from ChiangMai to Bangkok to Phuket.   

 

[ Home ]

COMPANY INDEMNITY: Our Company does not conduct conveyancy of property sales, title searches and lease agreements as we use our Law Office to do these. If you do not have a lawyer then we can advise you & recommend one. All conveyancy procedures in Thailand should be conducted by a qualified Law Office and we do not advise you to use any of our Company staff nor others to assist you even though you feel they may cut corners for you or save you money. Our Company is not responsible other than assisting clients to purchase, sell, rent or lease & we will not be held responsible or accountable. Feel free to ring us if you have a problem & require advise about our services or you are not sure what you are signing: Ask to speak to our Manager:

 
    bangkok@pobox.com     Copyright 2001