Acquisition of real estate in different countries has a number of features. In Thailand, foreign nationals may acquire apartments in apartment buildings (condominiums), but buying At home, this is a slightly more complicated process. Foreigner as private cannot legally own land in Thailand (on which worth the house). The exceptions are foreign investors who have invested The economy of Thailand is 40 million baht. For them the opportunity buy a plot of land. And that is not very big. However, not everything is so difficult and buying a house in Thailand can afford not only dollar millionaire.
The content of the article
- 1 Where to start, choosing a home
- 2 Types of houses
- 3 Procedure of registration of the transaction, contract, formalities
- 4 Home decoration options for foreigners
- 5 Sequence of formal purchase procedures
Contents
Where to start, the choice of home
It may seem that choosing the right house for you is very simple. After all, you know what you need. In fact, this process is pretty dreary and long. To start, at least, you need to decide on by region. It is better to travel in advance all the places of interest to you in as a tourist, approximately estimate their infrastructure and atmosphere. Purchase a home remotely, based on the description on the Internet or in Real estate agency, of course, is also possible. But the risk of failure purchases and price in this case will be much higher. Choose to For example, a house by the sea, as on the cover, and in fact near there will be some kind of waste land with garbage or fishing boats.
How to find interesting offers of houses? There are many options. You can start by searching on the Internet. Both in Russia and in Thailand, on site are many real estate agencies offering their services. You can also watch ads for the sale of houses from individuals in soc. networks or local newspapers. And you can even “feet” – go around areas of interest to you, watch ads for sale on houses, asking the locals. True, it is quite energy-intensive way.
First you need to go through the area and find the right house.
If you are already in Thailand and well-versed in the terrain, know the districts and main streets and choose some that interest you objects, yet independently go to see them – the case pretty tiresome. You must either have your own car or each just take a taxi, negotiate with the owners real estate, whether foreigners or Thais. To easily perform these tasks, you need to deal with all of the listed more than one day.
Therefore, the easiest way to start exploring homes – contact your local real estate agency. In Thailand, a lot Russian buyer oriented agencies with Russian speaking by the staff. Usually agents drive customers for scans, they themselves agree with the owners and transfer arising in the course of viewing questions. A lot of objects in one day, however, look it will not succeed anyway, as the Thai people are slow, and the objects can be at a great distance from each other. But still organizing scans is much easier with an agent than on their own.
That is, you can first ride with an agent, then on their own. You can contact multiple agents, they can work in different areas. You can find a foreign agent through the Internet. You can contact the office. As a rule, have decent agencies have offices and websites. When choosing an agent consider that the Russian-speaking employee is good, but the Thai it’s easier to communicate with each other, and foreigners (most often Europeans) in the average are more responsible and punctual than Asians. Therefore, if you can communicate in English, it makes sense to turn to Thai a manager who works for a European boss.
Types of houses
Among real estate agents there are specializing in “secondary housing”, on sale from the developer or those who work with one settlement.
The house can be both in the village and detached. It is better, Of course, choose a village. There is always a local administration there, which will help in solving everyday issues. Even better – guarded settlement with a closed territory and infrastructure. Usually This is a swimming pool, gym, playground, meeting room owners. In good villages for foreigners list infrastructure and common areas sometimes more. AT Thailand has so many Russians that in some regions for example, in Pattaya and Hua Hin, there are so-called “Russians villages “- where houses are mainly acquired by Russian families. There are there are also villages and places where more foreigners or Thais live.
It is better to buy a house in the fenced off village
House in Thailand, you can buy, as at the stage of the zero cycle construction, and has long been built and lived-in, at farang or Thai Buying a new home is largely a convention. You buy a plot to which the developer offers some typical the project, usually even a few, in different price categories. With This project can be greatly changed during construction. taste, as the interior decoration, and the architecture of the building as a whole. You can also buy a ready-made new home from the developer or “secondary” – the owner. For the price, all of these options are different fundamentally. If you want to make the house completely “by itself”, then The best option is to buy a plot. True, have to wait build houses and monitor the quality of work. If you arranges a ready-made standard version – fine, you can buy and immediately proceed to the selection of furniture. Buying a house from the owner, i.e. Secondary housing, good because many of the disadvantages of housing the owner already eliminated, and something and upgrade compared to the original option. The downside is that people’s tastes are different and difficult. find something really suitable for you.
The procedure of registration of the transaction, contract, formalities
When you already have in mind completely suited for all parameters of the property, you need a lawyer. This is probably the main thing. Russian or foreigner can not be a Thai lawyer. it at best, a translator or intermediary. Lawyer – only Thai. is he will do all your business so he must be good a professional. And speak good English.
From documents by and large for making a deal from you need only a passport. But still there are a number of nuances. For example, in order to make a payment, you need first of all an account in a bank that is usually opened to foreigners either by visa (tourist, study, business) or “under the deal” – when There is a preliminary contract for the purchase of real estate.
First of all, a preliminary contract In accordance with the owner made a deposit (cash). This is usually a small amount, about 1% of the cost. deal. Based on this preliminary contract you can open Thai bank account, if you do not already have it. In the preliminary the contract prescribes how long it should be The principal amount has been paid.
Documents required for a bank account:
- help from immigration office
- certificate of residence in Thailand (where the buyer living at the moment)
- preliminary contract for the purchase of real estate
- international passport
With a non-tourist (NON-B, NON-O, NON-E) visa, open an account in the bank is relatively simple. With a tourist visa or a stamp it is also possible to open an account, but not in all banks and not in all branches of the same bank. As is often the case in Thailand, it all depends on the decisions of specific people. If your agent agrees with the manager in the bank and show a preliminary purchase agreement real estate account is likely to open.
Variants of home decoration for foreigners
The most important thing when buying a house in Thailand is how to give a foreigner ownership of a land plot on which is worth the house. Essentially two options: long-term lease or registration on the legal entity. There is another pretty exotic option – usufruht. This is a lifetime lease, without the right inheritance. True, this method is hardly anyone will like it.
Long-term lease or leasehold is issued for a period of 30 years, with the right of its double extension. Theoretically, the rental period can be a maximum of 90 years. There is information that some expensive residential properties can be rented for 120 years, and for business – for 150 years old. But this is all just a theory. Almost the same the possible lease term at the moment is 30 years. Sometimes agencies real estate offer a contract with automatic lease renewal, but such options are not legally relevant. Even if the contract stipulates that the owner is obliged to extend the lease, this is not Enforcement in court. If after 30 years the owner refuses extend the lease, the court will be on his side. It should be noted that through 30 years, the owner may be different, because the land will go over inheritance, etc. In addition, the land law in Thailand is less than 30 years, so the precedents with the extension has not yet been.
In case you want to take a long-term land plot rent, you should contact a lawyer, passing him the necessary for registration documents. The lawyer goes to the Land Office, where The certificate of title (Chanote) makes a mark that Property is leased. Certificate of ownership in this case remains with the previous owner. From the point of view of the owner of land, it can be called property ownership with burden
The most common way of making a full Property (freehold) of land in Thailand is the establishment of a company (company) and the purchase of a house in its property. Thus, the owner is not an individual, but law firm. This is a legal way. True, provided that the company conducts business, and is not a nominal holder. The caveat is that completely foreign company to register can not, must be Thai shareholders. Making can be done through preferred stock. For example, Thais own 70% of ordinary eligible to vote, a foreigner – 30% but privileged, which for example have 5 votes per share.
Sequence of formal purchase procedures
All documents related to the design of the company prepares your Thai lawyer. Shareholders of the newly created company are only Thais. Then the company acquires real estate. I.e certificate of ownership (chanot) from the previous owner goes to the company. Further in the company shareholders change. Now the proportion of Thais should be large enough so that it does not look absolutely nominally. Do farang the right to block so that the Thais do not sold this property on their own. If you purchase house under construction, payment to the developer comes in several stages, but in the Land Department the transaction will be registered only after make the full amount.
After the buyer provides the lawyer with a check from the bank the amount prescribed in the main contract, the lawyer with the documents goes to Land Department (Land Office) to start the procedure transfer of real estate from one owner to another. Renewal takes from one day to two weeks. During this time, in fact, the buyer has neither money nor property certificates. The key to a successful transaction is solely the reputation of a Thai lawyer. If the house bought earlier by a company bought by a foreigner, register the transaction in the Land Committee is not required, the director and shareholders of the company.
Buy a house in Thailand
Finalizes the purchase procedure with a receipt from a Thai lawyer certificate of ownership – Chanota and house keys. Certificate of ownership for Thai nationals and foreigners look the same on the back of the testimony written information about all previous owners of the property.
P.S. Buying an apartment is a bit easier, because there is a land issue, but you need to remember about quotas on the number of apartments that may belong to foreigners in condominium. And I would probably buy an apartment, I think this property will be more liquid.
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