A ledger, not an argument
Registrations we have completed
The strongest criticism of Sap-Ing-Sith is that few have been processed and some Land Offices are unfamiliar with it. That is not answered with paragraphs. It is answered with a list.
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. Below is what we have registered, with the office that processed each one, including anything that ran long.
The register
Completed registrations
United Grace must populate one row per completed registration, oldest first or newest first but consistently. For every row, supply exactly these seven fields: (1) Registration month — month and year only, e.g. "March 2025"; never a full date, because a full date plus a Land Office narrows to an identifiable person. (2) Island — Koh Samui or Koh Phangan. (3) Land Office — the specific office branch that processed the inscription. (4) Registered term — the term inscribed, in years, never more than 30. (5) Holder nationality — nationality only, no name, no initials. (6) Chanote reference (redacted) — the reference with the middle digits masked, in one consistent format across every row. (7) Signing to registered — elapsed days, actual not typical; where an office was unfamiliar with the instrument and it ran long, publish the long number and add a one-line note in the Notes column. Do not state a total count of registrations anywhere on this page until the table is populated — the table is the count. Delete this block once the rows are live.
| Registration month | Island | Land Office | Term | Holder nationality | Chanote ref. (redacted) | Signing to registered | Notes |
|---|---|---|---|---|---|---|---|
| [MONTH YYYY] | [Koh Samui / Koh Phangan] | [Land Office branch] | [N years] | [Nationality] | [NNN-xxxx-NNN] | [N days] | [Blank, or one line if delayed] |
| [MONTH YYYY] | [Koh Samui / Koh Phangan] | [Land Office branch] | [N years] | [Nationality] | [NNN-xxxx-NNN] | [N days] | [Blank, or one line if delayed] |
| [MONTH YYYY] | [Koh Samui / Koh Phangan] | [Land Office branch] | [N years] | [Nationality] | [NNN-xxxx-NNN] | [N days] | [Blank, or one line if delayed] |
| [MONTH YYYY] | [Koh Samui / Koh Phangan] | [Land Office branch] | [N years] | [Nationality] | [NNN-xxxx-NNN] | [N days] | [Blank, or one line if delayed] |
| [MONTH YYYY] | [Koh Samui / Koh Phangan] | [Land Office branch] | [N years] | [Nationality] | [NNN-xxxx-NNN] | [N days] | [Blank, or one line if delayed] |
Compiled [DATE]. Covers registrations completed up to [MONTH YYYY]. Next update [MONTH YYYY].
Beneath the table, publish three counts derived only from the rows above and nothing else: registrations listed, distinct Land Offices used, distinct holder nationalities. Every number must be recomputable by a reader counting the table. Do not publish a summary number that the table does not support.
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 two weeks: actual days, one-line reason.
Updates
Monthly, with compile date and next update stated.
How to check an entry. Ask for the unredacted Chanote reference for any row. Where the owner consents, we release it for your own lawyer to inspect at the Land Office. Where he does not, we say so.
Before publishing any row, United Grace must hold written consent from that owner covering the exact fields above, and must record separately whether the owner also consents to release of the unredacted Chanote reference on request. Publish the consent wording used, in English and Thai, as a linked PDF. Without that, the verification offer in the callout above cannot be honoured and must be removed.
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.
The table establishes something narrower: the right is being inscribed here, by named offices, in stated months.
Related: the statutory basis, what a lender can secure, and nominee structures.
Ask for a specific entry
Name a row and say what you want to verify.
Chat on WhatsApp — we reply in minutes See how registration runsGeneral information, not legal advice. Entries describe completed registrations and do not predict any future application. Confirm your position with independent Thai counsel before signing.