A Power of Attorney (POA) is commonly used in Thailand when a property owner cannot personally attend the Land Department for registration. However, POAs for property transactions are strictly regulated and must comply with specific Land Department requirements to be accepted.
Only official Land Department POA forms are accepted:
General POA documents drafted by lawyers or signed on blank paper are not accepted for property registration. The official Land Department POA forms (e.g. Tor Dor 21 / Or Chor 21) require the thumbprint of the principal.
The principal must affix their thumbprint on the POA.
If it is signed abroad, the thumbprint must be placed before notarization and legalization.
Missing thumbprints are one of the most frequent reasons documents are rejected.
There is no fixed statutory validity period, but in practice:
To avoid rejection, the POA should be used as soon as possible after signing.
The POA must clearly specify:
Any blank spaces, vague authority, or alterations may result in rejection.
A Power of Attorney must be affixed with stamp duty. Failure to affix stamp duty may result in rejection or require correction at the Land Office. In practice, officers may allow stamping on-site, but this is discretionary.
Yes. The POA must be signed:
It is recommended to attach:
Inconsistencies in signatures may delay or invalidate the transaction.
If the POA is executed abroad, it must be:
Thailand does not accept Hague Apostille for Land Department POAs. In practice most Land Offices require legalization by a Royal Thai Embassy or Consulate. A Thai translation may also be required.
In practice, some Land Offices may require:
Requirements may vary by location.
Yes. A POA becomes invalid if:
Important note Land Office practices may vary slightly by location, and officers have discretion to request additional documents. To avoid delays or rejection, legal review of the POA before submission is strongly recommended.
If you need assistance preparing or reviewing a Power of Attorney for property registration in Thailand, our legal team can ensure full compliance with Land Department requirements and prevent costly delays or rejection.
Contact Magna Carta Law Firm for professional legal assistance.
Legal Disclaimer
This information is provided for general guidance only and does not constitute legal advice. Land Office practices may vary by location and are subject to officer discretion. For advice specific to your situation, please consult a qualified legal professional.
Expertise in coordination with immigration, visa and work permit matters, business licenses, the Land Office, and the Department of Business Development (DBD)
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