How Do I Separate What the Seller Claims from the Title Documents During Due Diligence?

Start by treating seller representations as separate from official records. Ask your lawyer to pull the title deed or Chanote status, land register evidence, and the official encumbrance certificate for the property. Compare those with what the seller or developer says and any marketing materials. Request written confirmations that map specific unit details to the records (unit number, boundaries, size) and note any encumbrances, liens or leases exact to the property. Have the documents reviewed by a Thai-qualified lawyer to confirm transfer viability and to flag any conflicts. Keep all findings in writing and dated; don’t rely on verbal assurances. Finally, ensure that any claims about permits, building approvals, or ownership are supported by the records before you sign or deposit funds. This separation helps avoid mismatches that could affect ownership or transfer.