United Grace

The register

Registration examples

The strongest criticism of Sap-Ing-Sith is that few have been processed and some Land Offices are unfamiliar with it.
The fair answer is a list, not a paragraph.
Here it is, as it grows.

How the right works

Ask for a specific entry and, where the owner consents, we release the unredacted reference

The criticism

Quoted in full, from a Thai law firm

"Some land offices are not very aware of this since it was introduced in 2019.
This leads to fewer examples and possible legal uncertainties."

The same firm described a project delayed about two months until Bangkok authorities intervened.
That is a fair account.

The right is statutory and registrable.
Familiarity between offices is uneven.
Approved examples, when published, will identify the office and actual processing time.

The register

Registration examples

Published registration examples will appear here once approved for sharing.

No approved examples have been published on this page yet.

Methodology

What is published, what is withheld

Published

Month, island, office, term, nationality, redacted reference, elapsed days.

Withheld

Names, ID numbers, plot identifiers, price, lender.

Redaction

One mask format throughout.
Traceable by an official, not a reader.

Inclusion

Inscribed rights only.
Signed but unregistered work is excluded.

Delays

Anything past 30 days: actual days, one-line reason.

Updates

Once approved examples are published: monthly review, with the compilation date and next update stated.

How to check an entry. Once approved examples are published, ask for the unredacted Chanote reference for a specific entry.
Where the owner consents, we release it for your own lawyer to inspect at the Land Office.
If consent is unavailable, we say so.

What the register does not prove

Limits, on the same page as the evidence

  • 30 years is the statutory maximum.
    The Act contains no renewal mechanism.
  • Continuation requires a fresh grant and fresh registration.
    It is not 60 or 90 years.
  • Buildings revert to the landowner at expiry unless separately registered.
  • Compensation promises bind third parties only once registered.
  • Value declines as the remaining term shortens.
  • One office's familiarity does not predict another's.
    Some have been unfamiliar since 2019.

A published example should identify the registering office and registration month so it can be independently checked.

Related: the statutory basis, what a lender can secure, and nominee structures.

Ask for a specific entry

Tell us what you would like to verify and ask whether an approved example is available.

How the right works

General information, not legal advice.
Entries describe completed registrations and do not predict any future application.
Confirm your position with independent Thai counsel before signing.

Questions owners ask.

Has Sap-Ing-Sith actually been registered at Thai Land Offices?
Yes.
It is a registrable real right under the Property-Based Right Act B.E. 2562 (2019) and it is inscribed directly on the Chanote at the Land Office.
Approved examples will be published when available for independent verification.
Is it true that some Land Offices are unfamiliar with it?
Yes, and we say so on this page.
A Thai law firm has noted that some land offices are not very aware of the right because it was introduced in 2019, and described one project delayed about two months until Bangkok authorities intervened.
Familiarity varies by office.
What is published on the register and what is withheld?
Once approved examples are published, they will include the registration month, the island, the Land Office, the registered term, the holder’s nationality and the Chanote reference in redacted form.
We withhold names, passport numbers, exact plot coordinates and consideration, because those are personal data belonging to owners, not to us.
How can I check an entry independently?
Once an approved example is available, ask for its unredacted Chanote reference.
With the owner’s consent, we can share it for you or your own Thai lawyer to inspect directly at the Land Office.
How often is the register updated?
Once approved examples are published, the register will be reviewed monthly.
Each update will state its compilation date and the period covered.
No approved examples have been published on this page yet.
Does a registered right last forever?
No.
The statutory term is up to 30 years and the Act contains no renewal mechanism.
Continuation beyond the term requires a fresh grant from the landowner and fresh registration.
Anyone promising 60 or 90 years is describing something the Act does not provide.
How long does registration take?
Normally about 30 days from signing, in three stages: commitment, acquisition and registration.
Where a Land Office is unfamiliar with the instrument it can take materially longer, and any published example will state its actual processing time.