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Article 5: Closing Day at the Thai Land Office: What Actually Happens

I did not go to the land office myself. I gave my attorney a power of attorney, and he signed the documents and completed the registration for me. Afterwards, I received the fully executed leases stamped by the land office, plus copies of the updated chanote with my name listed as the tenant. Here is how closing day works.

What closing day looked like for me

  1. Power of attorney. I gave my attorney written authority to sign and register the lease on my behalf.
  2. At the land office. My attorney, the seller and the land officer completed the signing and registration of the lease.
  3. Release of funds. The escrow money was paid to the seller at the land office once registration was complete.
  4. Documents received. I received the fully executed, stamped leases and copies of the updated chanote showing my name.

Taxes and fees

Transfer costs were about 1.1% of the purchase price, split equally between the seller and me. The escrow fee (1% of the money held) is explained in Article 4. Ask your attorney for an itemized list of every government fee and tax before closing day, and keep every receipt.

What you should walk away with

  • Your registered lease: the original, signed and stamped by the land office
  • A copy of the updated chanote showing you as the tenant, with the lease recorded
  • Your signed side agreement
  • Receipts for every tax and fee paid
  • Written confirmation that the escrow funds were paid to the seller
  • A check that names, dates and areas are correct in every document

Tips for first-timers

  • A power of attorney is normal, but it is powerful. Ask your attorney exactly what it authorizes, how it must be prepared, and whether it ends when closing is complete.
  • Use an attorney you trust completely. He or she will sign and handle money on your behalf.
  • Read the documents when you receive them. Compare them to what you agreed, and report any mistake immediately.
  • Protect your documents. They contain personal information, so don't post them publicly.

What comes next

After closing comes the part I'm most excited about: choosing an architect, selecting a builder and watching two villas take shape in Koh Samui. I'm sharing the whole journey, including the mistakes, at @mikeinsamui on Instagram and TikTok.

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These five articles are a summary. The full free guide puts all five steps in one place, with printable checklists and a breakdown of my actual costs, in English and Thai.

This is my personal experience, not legal advice. Thai law and practice change, and every deal is different. Always use your own Thai attorney.

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