United Grace

Document guide

How to read and verify the registration document

This guide explains the registration document and how to check it.
Ask whether an approved example is available to review.

The public register

Ask for an approved example · your certificate is issued by the Land Office

A buyer who has been told three different stories about Thai ownership does not need a fourth explanation.
They need to see the paper, and to know how to check it.

Holder line

Your personal name, exactly as it appears in your passport.

Landowner line

United Grace Co., Ltd., The legal and beneficial owner of the land, not a trustee and not a nominee.

Same deed, same office

Both entries sit on the same Chanote, at the Land Office that registered it.

How to check any entry, including ours

01

Ask for the Chanote reference

Any genuine registration has one.
Ask us for a specific entry from the public register; where the owner consents, we release the unredacted reference.

02

Send your own lawyer

An independent Thai lawyer, not one introduced by the seller, can inspect the inscription at the Land Office that issued it.

03

Check the term

It should say 30 years or fewer.
If a document or a brochure says 60 or 90, the Act does not provide it and you are being sold a promise.

04

Check the building position

Buildings revert to the landowner at expiry unless separately registered.
If the building matters to you, it needs its own entry, not a clause in a side letter.

Compensation promises are personal obligations, not real rights binding third parties, unless registered.
If something matters, it goes on the register.
That sentence is the whole test.

Ask for an approved example

Send us the property details and ask how the entry would be recorded.
Any example shared requires approval; the Land Office issues the actual document.

The legal basis

Ask for an approved example.
Your certificate is issued by the Land Office, not by United Grace.
Not legal advice.

Questions owners ask.

What document do I receive?
The right is inscribed on the Chanote at the Land Office alongside the freehold owner, and you receive the registered evidence of that entry.
Thai law sources describe the entry as producing a title document carrying a blue garuda.
Whose name appears where?
The holder line carries your personal name.
The landowner line carries United Grace Co., Ltd. Both sit on the same deed, at the same Land Office.
Can I see a real one before I commit?
Ask whether an approved example is available.
Any real entry can only be shared with the owner’s consent.
Approved examples will appear on the registrations page when available.
How do I verify an entry is genuine?
An entry can be inspected at the Land Office that issued it.
Ask us for the unredacted Chanote reference for a specific registration; where the owner consents we release it so your own Thai lawyer can check it directly.
Does the certificate say 60 or 90 years?
No, and no genuine one will.
The statutory maximum is 30 years and the Act contains no renewal mechanism.
What if the Land Office is unfamiliar with the entry?
It happens: relatively few have been processed since 2019, and one project was reportedly delayed about two months until Bangkok authorities intervened.
Approved examples, when published on the registrations page, will include actual processing times, including delays.