Notarial Services (Notary Public Thailand)
Land Sale Power of Attorney (Tor.Dor.21)
Notarised Land Department Form Tor.Dor.21 so your attorney-in-fact can complete a land sale or transfer for you. THB 2,500.
Mon–Sat 09:00–18:00 (Bangkok)
The Land Department accepts only its own form, Tor.Dor.21 — using any other template is the single most common cause of rejection. We complete and check the official form and keep the authority narrowly scoped to the actual transaction.
Where the owner is abroad or about to travel, the form is signed before the attorney in Thailand first, then enters whatever legalisation chain the recipient requires. Note that Thailand cannot issue an Apostille until the Convention enters into force on 28 February 2027.
Our fee is THB 2,500. Land office registration fees, taxes and stamp duty are government charges paid at cost on transfer day and are not part of our fee.
Deliverables
- Completed Tor.Dor.21 with certified signature
- Checklist the attorney-in-fact must bring to the land office
- PDF copy
Included
- Completion of the official form and scope review
- Witnessing the principal's signature
- Walk-through of the land-office steps
Not included
- Land office fees and taxes
- Consular Affairs and embassy fees
- Translation of the title deed or sale contract
How to order
- STEP 1
1. Send the title deed and ID
So the parcel details match the land office record exactly.
- STEP 2
2. Define the authority
Sell, transfer, mortgage or receive funds — grant only what is needed.
- STEP 3
3. Sign before the attorney
Never pre-sign, and never sign a form with blank fields left open.
- STEP 4
4. Certification and register entry
Seal applied with a traceable reference number.
- STEP 5
5. Attorney-in-fact files at the land office
With the original deed and both parties' identity documents.
Use cases
Frequently asked questions
Can we use a generic PoA instead?
Generally no. Land offices require the Land Department's own form; other templates are usually refused at the counter.
Can fields be left blank to fill later?
Strongly discouraged — blank fields invite alteration and officers routinely challenge them.
What if the owner is already abroad?
They must sign before a Thai embassy or consulate there; a Thai attorney can only certify signing inside Thailand.
Can Thailand issue an Apostille yet?
Not yet — the Convention takes effect for Thailand on 28 February 2027; until then use Consular Affairs plus the embassy.
How long is the PoA good for?
No fixed statutory expiry, but land offices prefer a recent form matching the transaction being registered.
How many witnesses are needed?
Tor.Dor.21 provides witness lines; our office staff can witness on the day of certification.
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