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    The content on this page is for general educational purposes and does not constitute legal advice. Every legal situation is unique. For matters involving investigation, arrest, litigation, or formal proceedings, consult a qualified legal professional.

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    Property Fraud

    Land Title Fraud

    Fraudulent sale of land with forged or contested title deeds, especially targeting foreign buyers using Thai nominees.

    critical risk
    Target: Foreign property buyers, especially retirees
    Estimated losses: THB 1,000,000 – 50,000,000+ per victim • Prevalence: Common in resort areas (Phuket, Koh Samui, Pattaya)

    How It Works

    1

    Seller presents land with seemingly clear title deed

    2

    Title may be forged, belong to someone else, or be encumbered

    3

    Buyer pays deposit or full price without proper due diligence

    4

    Land Office reveals the title is invalid or has prior claims

    5

    Buyer loses money and has no legal recourse to the land

    Warning Signs

    Price significantly below market value

    Seller pushes for quick completion without lawyer involvement

    Reluctance to allow independent title verification at Land Office

    Title deed type is Nor Sor 3 (less secure than Chanote)

    Seller is not the registered owner on the title

    What To Do

    ✓ Always conduct title search at the Land Office before paying
    ✓ Hire an independent Thai lawyer — never use seller's lawyer
    ✓ Verify seller's identity matches title deed owner
    ✓ Check for encumbrances, mortgages, and easements
    ✓ Use an escrow service for large transactions

    How to Report

    File police report at local police station
    Report to Department of Special Investigation (DSI) for large-scale fraud
    Contact Anti-Money Laundering Office (AMLO) if applicable

    Professional Legal Assistance

    When a matter involves investigation, arrest, detention, litigation, or regulatory action, professional legal representation becomes essential.

    Anglo Siam Legal provides experienced legal services across Thailand for both Thai nationals and foreigners.

    Speak to a LawyerContact Anglo Siam Legal

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