Title Deeds – Thailand
The 4 main types or categories of Title Deeds in Thailand are:
1. Nor Sor Si Jor (NS-4J) <<< also known as Chanote or full Title Deed.
Denoted with a RED Thai Garuda emblem at the top of the title deed. Beware of a monochrome photocopy, refer to the top, right corner for “Nor Sor 4 Jor” in Thai font:
This type of title grants the holder of this document full rights over the land (also known as “freehold ownership”), to deal with or to use it to the exclusion of others.
Thus, if you are planning to buy land in Thailand, this type of title deed is the best and most credible title deed to hold.
2. Nor Sor Saam Gor (NS-3K)
Denoted with a GREEN Thai Garuda emblem at the top of the title deed. Beware of a monochrome photocopy, refer to the top, right corner for “Nor Sor 3 Gor” in Thai font:
A land ‘awaiting’ a full title deed is granted the document Nor Sor 3 Gor. The land is measured by the Land Department; therefore, it has its exact boundaries.
This type of land may be sold, transferred, or mortgaged in the same manner as land with a Nor Sor 4 Jor title (Chanote) as long as it is ready to be a full title deed.
In order to change the title to a Chanote, the owner of the land may file a petition to the Land Department to file a request to change it to a full title deed (Chanote), and the Land Department may do so if there is no opposition made against the petition.
3. Nor Sor Saam (NS-3)
Denoted with a GREEN Thai Garuda emblem at the top of the title deed. Beware of a monochrome photocopy, refer to the top, right corner for “Nor Sor 3” in Thai font:
The difference between this type of land title deed and the Nor Sor 3 Gor is that a land with Nor Sor 3 title has never yet been measured by the Land Department; hence the land has no exact boundaries. The Nor Sor 3 title may later be switched to a Nor Sor 3 Gor then subsequently transform to that title to a freehold title deed Nor Sor 4 Jor (Chanote) in the future.
This type of title deed is least recommended. A land with a possessory right has never been substantiated by Department but is only recognized by tax payments at the Local Administrative Office.
It is essential to bear in mind that title deeds other than one of a Chanote are not allowed to register any leases against the land such as usufructs, mortgages or superficies in order to gain encumbrance.
4. Nor Sor Song (NS-2)
The Nor Sor Song is an approval memo issued by the land department office to the possessor. This document gives the holder the right to occupy and use the land for a temporary period of time. The possessor has to initiate occupation and using the NS-2 land with six (6) months and has to complete the utilization of the land with three (3) years from the receipt of NS-2. This land may not be sold or transferred except by inheritance.
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