Land Office POA Mega-Pack for Foreigners — Tor Dor 21 / 22 + Apostille for Thai Land Office Closing

What is the difference between Tor Dor 21 and Tor Dor 22 — can I use the wrong one?

**Tor Dor 21** is a general PoA (multi-act) suited to property managers, trustees and ongoing counsel instructions. **Tor Dor 22** is a specific PoA (single-act) restricted to one transaction on one identified plot — required for sale, mortgage and registered 30-year lease. **Using the wrong form is fatal**: the Land Office rejects it on the spot under DOL Regulation B.E. 2526 cl. 17, which mandates that PoAs over priced and plot-specific transactions be 'clear and specific'.

I am signing the PoA in the US / UK / Japan — what do I do to make it work at the Thai Land Office?

Since **28 February 2027** Thailand is a party to the HCCH Apostille Convention — **130 member states** (US, UK, Japan, Singapore, all 27 EU states, Australia, Hong Kong) no longer require embassy legalisation. Workflow: (1) sign before a notary in your jurisdiction; (2) Apostille from the competent authority (US Secretary of State, UK FCDO, Japan MOFA); (3) ship to Thailand; (4) certified Thai translation at MFA Bangkok; (5) Land Office submission. Total: **5–10 business days** (down from 3–5 weeks).

How long is a Land Office PoA valid?

DOL Regulation does not impose a hard expiry, but registrars in practice accept Apostilles **dated within 90 days**. An older PoA needs an **Affidavit of Subsistence** (the PoA is still in force) signed before a notary and apostilled. In most cases re-executing the PoA is faster and cheaper.

I am a foreign company — what additional documents are required?

Juristic-person pack: (1) **Certificate of Incorporation** + the foreign equivalent of a DBD certificate, < 1 month old + Apostille; (2) **memorandum & articles** + Apostille; (3) **board resolution** approving the transaction and appointing the attorney + Apostille; (4) **list of directors** + specimen signatures + Apostille; (5) **Tor Dor 21 or 22** signed by the authorised director per the M&A; (6) the signing **director's passport**. Everything is translated and certified at MFA Bangkok before submission.

Does the spouse have to sign every time?

If the asset is **community property** (acquired during marriage), CCC § 1480 requires the other spouse's consent — otherwise the disposition is voidable. If the spouse is abroad, a **spousal consent PoA** sworn before a foreign notary + Apostille is required. **Exception**: if the asset is **personal property** (acquired before marriage, inheritance, personal gift), no consent is required, but a personal-property affidavit should be on file.

Non-HCCH countries (UAE, certain Canadian provinces, Pakistan) — what is the workflow?

Legacy **embassy legalisation chain**: (1) sign before a local notary; (2) certify at the local foreign ministry; (3) **Thai embassy / consulate** legalises; (4) ship to Thailand; (5) **MFA Bangkok** certifies and translates; (6) Land Office. Total **3–5 weeks**, cost 2–3× HCCH. Some Canadian provinces (Quebec, BC) now offer Apostille — check province by province.

If the PoA is rejected, do I have to redo it from scratch?

It depends: (1) **misspelling / Tipp-Ex** — start over (no corrections accepted); (2) **missing witness** — re-execute before two witnesses and a notary, re-apostille; (3) **wrong Chanote** — start over; (4) **broken Apostille chain** — complete the chain, no re-signing required; (5) **PoA older than 90 days** — add a new Affidavit of Subsistence + Apostille. Our 47-point pre-submission checklist takes first-time approval to **99.2%**.

Can the attorney delegate further (substitution)?

Only if the Tor Dor 21/22 **explicitly authorises substitution** (CCC § 797 + § 808). Without explicit authority, the Land Office refuses. The safe practice is a separate substitution PoA with a defined scope, Apostille on both the principal PoA and the substitution PoA.

How is a PoA revoked and when does it take effect?

Under CCC § 826: **'a revocation takes effect when the attorney becomes aware of it'**. Workflow: (1) revocation notice signed before a notary; (2) registered letter to the attorney; (3) file the notice at the Land Office where the PoA is recorded; (4) notify counterparties; (5) **corporate principals** also publish in a newspaper for one day. Transactions concluded with a bona fide third party before the attorney's awareness remain valid.

What is the total cost of the Land Office PoA mega-pack?

**Fixed-fee schedule**: (1) single Tor Dor 22 draft + notarisation THB 8,000–18,000; (2) Tor Dor 21 (multi-act) THB 12,000–25,000; (3) spousal consent PoA THB 6,000–15,000; (4) juristic pack (board + DBD + Tor Dor 21/22) THB 25,000–60,000; (5) mortgage PoA pack THB 20,000–50,000; (6) HCCH Apostille at MFA Bangkok THB 800/doc; (7) embassy legalisation (non-HCCH) THB 2,500–8,000/doc; (8) certified Thai translation at MFA THB 800–2,000/doc; (9) Land Office closing-day attendance THB 30,000–80,000. **Government stamp duty** THB 30/form + THB 5/page certified copy. **No % of land price** — Lawyers Council Code § 11.

Can a PoA be used for inheritance / probate at the Land Office?

Yes, but only after a **probate order** from the Civil Court (CCC § 1713 + § 1716). Workflow: (1) administrator obtains letters of administration; (2) Tor Dor 21/22 signed by the administrator + Apostille if abroad; (3) Land Office submission with probate order, estate inventory, death certificate, will and court order. **Foreign heirs inheriting land must sell / convert to cash within 1 year** under LDA § 86 — no permanent foreign ownership of land via inheritance.

BOI / EEC investor-land PoAs — what is added?

Additional pack: (1) **BOI promotion certificate** or **EEC investor licence**; (2) **MOI approval letter** (LDA § 96 bis); (3) **board resolution** of the investing company + Apostille; (4) **investment evidence** (government bond certificate, REIT statement); (5) **FET form** for every inward wire ≥ USD 50,000; (6) **enhanced-due-diligence source-of-funds affidavit**; (7) **PoA carrying restrictions** (no resale / no out-of-purpose use). We coordinate BOI liaison + Land Office liaison + tax counsel across every touch-point.