Buy in Phuket
Phuket title deeds, boundaries and legal access
Why the title document, registered boundaries, access road and encumbrances must be checked together before buying.
Short answer
A Phuket buyer should not rely on a photocopy, map pin or physical driveway as proof of ownership and access. An independent lawyer and qualified survey professional should obtain current Land Office records, identify the title type and registered owner, check mortgages and other rights, compare the registered boundaries with the site, and confirm that access and utilities are legally secured.
The title type changes what can be registered and transferred
Physical occupation may not match the registered boundary
A visible road is not proof of a registered access right
Mortgages, leases and servitudes must be checked on current records
Read the current official record
The due-diligence file should include a current official search and legible title documentation, not only the seller's old copy. Confirm the registered owner, parcel, area, endorsements and authority of anyone signing for the seller.
Match paper boundaries to the ground
Walls, gardens, pools, driveways and retaining structures may cross or fall short of the registered parcel. For villas and land-linked interests, ask a qualified professional to identify boundary markers and compare the approved plans and actual improvements with the title and survey records.
Prove access and utilities
Determine whether the route is public, privately owned, shared or dependent on another parcel. If access relies on a registered servitude, verify its location, width, permitted use and continuity to a public road. Check how water, drainage, electricity and communications cross neighboring land.
- Who owns every section of the approach road?
- What right is registered for vehicle and utility access?
- Who pays for maintenance and repairs?
- Can gates, future construction or disputes obstruct the route?
Treat slopes, sea views and retaining work as separate risks
Hillside property requires additional structural, drainage, permit and access checks. A current view is not a registered right unless the documents establish one; investigate what may legally be built on neighboring land.
Direct answers
Frequently asked questions
What does Chanote mean?
It is the common English spelling used for a Thai land-title document, but buyers should have the exact document and rights independently explained rather than relying on the label.
Is a private road safe to rely on?
Only after ownership, registered access rights, permitted use and maintenance obligations have been verified.
Do I need a survey for a completed villa?
A boundary and site review can reveal issues that a legal title search or building inspection alone may not show.
Authoritative starting sources
Sources support general orientation. The original Thai legislation and transaction-specific professional advice control.