Phuket property due diligence

Seller identity and authority

Ask independent counsel to establish who owns or controls the relevant rights and who has authority to sell or assign them. Check the identity of the contracting party and any authority delegated to an agent. A developer's brand, an agency's listing or an owner's photograph does not prove legal authority over the identified unit.

Sources for this section: [1]

Title, encumbrances and the proposed rights

Have the lawyer review the appropriate title and official records, encumbrances and relevant access or use rights. For a condominium, establish the unit's registration and the proposed foreign-ownership position. For a lease, examine registration, transfer, succession and termination provisions. For villas, the building and land arrangements must be assessed separately instead of relying on a single marketing label.

Sources for this section: [2] [3]

Contract, deposits and staged payments

Review the reservation and purchase or assignment agreements before payment. Confirm the exact unit and area, inclusions, payment recipient, payment milestones, refund conditions, default remedies and dispute provisions. Off-plan buyers should ask how construction progress is evidenced and what happens if completion or handover is delayed. A general project brochure does not replace the signed contractual specification.

Construction, condition and handover

Legal review does not replace a technical inspection. Establish which permissions and project documents apply, then arrange a competent inspection where appropriate. For a completed unit, check condition, defects, inventory and outstanding works. For an off-plan unit, compare the promised specification with handover requirements and the remedies available for defects or missing inclusions.

Operating obligations and rental permissions

Obtain the condominium rules, common-charge information, reserve requirements and any mandatory management agreement. Check existing arrears or obligations with the relevant parties. Confirm whether your intended rental use is permitted and what licenses, approvals or restrictions apply. Separately review operator agreements, personal-use limits and the basis for any rental guarantee.

Sources for this section: [4]

Written findings before commitment

Ask each professional to distinguish documents reviewed, checks completed, unresolved matters and assumptions. Freedom Group can coordinate the acquisition and professional work within a written engagement; legal conclusions remain with independent Thai counsel, and technical or tax conclusions with the relevant specialists. Resolve material gaps before an irreversible payment, or document why the transaction should not proceed.