Land due diligence checklist

Extracted from Real Estate Project Law Handbook: A Practical Guide · Appendix A Land Due Diligence Checklist
Items follow Appendix A of the law handbook. Use as a preliminary screening tool, not as legal advice.

Progress 0 / 0

1. Title verification0 / 0

Type of title document

Title is a title deed (Chanote, NS4) or NS3 KorTitle is Chanote (NS4) or NS3G
Not SPK, Por Bor Tor 5, NS2 or SK1Not SPK, PorBorTor 5, NS2 or SK1
Title deed and survey sheet numbers are correctChanote and survey numbers verified
Location matches what was statedLocation matches description

Owner verification

Current owner matches the sellerCurrent owner matches seller
ID card number or company registration number is correctID or company number verified
If a juristic person: company certificate issued within the last 30 daysCompany certificate within 30 days
If a juristic person: resolution approving the saleBoard or shareholder resolution
Authorised signatory matches the company certificateAuthorized signatory verified

Transfer history and boundaries

Check transfer history going back 5–10 yearsTransfer history 5–10 years
No unusual transfers, and title lawfully acquiredNo unusual or unlawful transfers
Area matches the title deed; all 4 boundaries clearly definedArea and boundaries match deed
Surveyed by an independent land surveyorIndependent site survey completed

2. Encumbrances0 / 0

Obtain the latest land register extractLatest land register obtained
Identify existing mortgages; the seller can redeem them before transferMortgages identified and redeemable
Escrow in place for redemptionEscrow for redemption
No easements for access, watercourses or utilitiesNo servitudes
If there are easements, the impact on the developable area has been assessedImpact on developable area assessed
No usufruct, right of superficies or registered leaseNo usufruct, superficies or registered lease
No court-ordered attachmentNo court attachment

3. Physical inspection0 / 0

Boundaries in the title deed match the actual siteBoundaries match physical
Access to a public roadAccess to public road
No encroachers or structures belonging to othersNo encroachment or third-party structures
Soil conditions suitable for constructionSoil suitable
Not in an area prone to repeated floodingNot flood-prone
Electricity, water and telecommunications nearbyUtilities accessible

4. Zoning and land use0 / 0

Zoning colour checkedZoning color verified
Intended use is permittedIntended use permitted
FAR, OSR and BCR checkedFAR, OSR and BCR verified
Height limit and setbacks checkedHeight limit and setbacks verified
Draft new zoning plan reviewed (if any)Draft zoning plan reviewed

5. Environmental0 / 0

Not in a protected area, reserved forest or military zoneNot in protected, forest or military zone
Assess whether an EIA is requiredEIA requirement assessed
Not within the beach setback zoneNot in beach setback zone
Land-use history shows no contaminationNo contamination history
No height restriction near an airportNo airport height restriction

6. Legal & litigation0 / 0

Court database checkedCourt database checked
No cases or third-party claims against the seller concerning the landNo litigation or third-party claims
Seller gives a written declaration that there is no litigationSeller affidavit of no litigation
Inquire with the community or local leadersCommunity inquiry completed

7. Tax & financial0 / 0

Official appraised value obtainedOfficial appraisal obtained
Independent valuation report obtainedIndependent valuation
No outstanding land and building taxNo outstanding land and building tax
Specific Business Tax (SBT) and transfer fee calculatedSBT and transfer fee calculated
Funding arrangedFunding secured

Conclusion

☐ Proceed ☐ Negotiate ☐ Reject

Legal Counsel
Name / date

Financial Advisor
Name / date

Project Manager
Name / date

MD / CEO
Name / date

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Important notes

This checklist is a preliminary screening tool and does not replace a full legal opinion. For high-value land (for example, over THB 100 million), engage a law firm to prepare a due diligence report with a legal opinion.