Understanding Hua Hin’s title deeds: What every buyer needs to know
Last month, I mentioned that I would attend a seminar on the current property market and discuss the historical patterns of buyers coming to this region.
The seminar also featured a legal expert who shared some rather eye opening horror stories about issues faced by buyers, particularly in Phuket. These included difficulties with paperwork and ownership, forged documents, fake information, and other problems. Surprisingly, he mentioned that sellers often use lawyers, while buyers sign papers without fully understanding the documents they are presented with.
In my 20 years of experience here, it’s typically the buyer who engages legal support, with the buyer’s legal representative submitting the
Andy Dyett, the Hua Hin Property Expert
documents after discussions with the seller. Occasionally, if the seller is not resident here, they may appoint their own lawyer to oversee the process. However, in general, the seller follows the guidance of the buyer’s lawyer. The reason for this is that the seller does not release ownership until full payment and the transfer is completed, so they face minimal risk.
Common title deeds in Hua Hin
What I took away from this seminar is that the property market in Hua Hin is managed far more efficiently and professionally compared to other parts of Thailand. It’s essential to follow the right procedures with the appropriate support system, as the wording and documentation can be complex. However, in general, property ownership within this province is very secure.
Another important topic I now discuss with buyers is the significance of having a Thai will. I didn’t fully appreciate how much this helps in the event of an owner’s passing, so I strongly urge all property owners to obtain a will that covers all assets, bank accounts, and other valuable items.
Red Eagle (Chanote) vs Green Eagle (Nor Sor Sam Gor)
One of the common concerns among buyers is the difference between the Red Eagle (Chanote) title deed and the Green Eagle (Nor Sor Sam Gor) title deed. These are the only two types of titles that allow for villa construction here. I understand the reluctance of some Thai nationals to purchase Green Eagle titles, especially when family members or legal advisors outside of our province express concern.
In other regions, land must be on a Red Eagle title. However, Hua Hin, originally a small fishing village, was never intended to expand as much as it has, resulting in both Red and Green Eagle title deeds being used.
Why Green Eagle deeds are still valid
The land office here can clearly explain to buyers that they haven’t yet been able to reclassify all Green Eagle titles to Red, although they will allow some Green title owners to apply for this change, albeit without a guaranteed completion date. However, they do state that the Green Eagle titles are cut, measured, and treated as equivalent to Red Eagle titles. Banks lend against Green Eagle titles at the same values as Red Eagle titles, which is a strong indication that the land is clean and prepared to the same standard. If it wasn’t, banks wouldn’t consider lending funds for villas on such land.
If you have selected a property, please feel free to call, email, or visit me to discuss it anytime. Before making any payments to a seller, ensure you have a clear understanding of the purchase. Obtain copies of the necessary documents, and even then, only hand over a deposit to the agent or legal support. Once the lawyers have completed full due diligence and are confident the sale can proceed, the deposit can be offered to the sellers. Normal holding deposits are around 200,000 THB, but you should ensure this is fully refundable should any issues arise that prevent the transfer.
When choosing an agent, select one who can provide good options and try not to consult too many, as this can lead to conflicting advice. All agents have access to the same listings and can become competitive, so it’s often best to work with just one or two agents, ideally those with physical premises, to ensure they can support you throughout the purchase. A good agent will save you time and often money, so don’t view us as the enemy—we’re here to help you. While we do get paid for our services, a good agent will provide value that far exceeds their fee. I know I certainly earn mine!
Feel free to drop by our office for coffee or something stronger any day of the week. We’re located opposite the Amari Hotel in Khao Takiab.
Yours sincerely,
Andy Dyett
The Hua Hin Property Expert
📧 andy@huahinpropertyagent.com
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📞 0867779064