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POA + Specimen Signature — CCC § 798 · Land Code · Condo Act § 19 · Reg. 2546 §§ 17–22 · HCCH (in force for Thailand 28 February 2027)

Power of Attorney (POA) + Specimen Signature Card for Foreigners in Thailand — Drafted & Notarised by a Notarial Services Attorney · CCC § 798 · Land Code · HCCH Apostille (มีผล 28 ก.พ. 2570)

Drafting + notarising Specific Powers of Attorney under CCC § 798 and specimen signature cards for the Thai Land Department, DBD (Department of Business Development), Thai banks (BoT-supervised: BAY, SCB, KBank, Krungthai, SCBX) and foreign banks (HSBC, DBS, UBS, ANZ). Covers condo / land transfers (Land Code §§ 71–78, Condo Act § 19 49% quota), bank account mandates, company incorporation and changes, court representation, and cross-border POAs with HCCH Apostille (entering into force for Thailand 28 February 2027) — every POA includes a revocation clause, bilingual drafting and risk shields that minimise principal liability.

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Notarial Services Attorney
ขึ้นทะเบียนกับสภาทนายความในพระบรมราชูปถัมภ์
16,168+
ลูกค้าที่ไว้ใจ
6
ทนาย Notary
4
สาขาทั่วประเทศ
50+77
เขต กทม. / จังหวัด
60+
สัญชาติลูกค้า
≤ 3 นาที
ตอบ LINE

A Power of Attorney is an **agency contract** under CCC § 797: the principal authorises an agent / attorney-in-fact to act on their behalf. For matters Thai law requires in writing (e.g. land or condo transfer), the POA must be written and signed under CCC § 798 and notarised — by a Notarial Services Attorney for foreign use, or by a Land Officer (using the official Tor.Dor.21 land form or Or.Chor.21 condo form) for Thai Land Department use.

The most common uses we see from foreign clients: (a) **transferring a Thai condo while abroad** — the agent presents Tor.Dor.21 + a notarised + apostilled POA at the relevant land office; (b) **opening or closing Thai bank accounts** — specimen signature card + POA to let the agent withdraw or transfer; (c) **incorporating a Thai company at DBD** — foreign shareholders give a Specific POA to the local director to sign the Articles of Association; (d) **transferring foreign property while in Thailand** — English POA + Apostille sent back to the destination country; (e) **court representation under CPC § 60**; (f) **opening foreign bank accounts requiring a specimen signature** — HSBC HK, DBS Singapore, UBS Switzerland.

Our process: (1) **scope-definition workshop** — purpose-by-purpose interview to narrow authority to the absolute minimum (least-privilege rule); (2) **bilingual drafting** — TH/EN parallel column so both the Thai land office and the destination authority can read it; (3) **revocation clause** — expiry 6–12 months + revocation procedure under § 826; (4) **spousal-consent check** — for marital property; (5) **counter-read + notarial acknowledgment**; (6) **MFA Apostille** for foreign use; (7) **filing support** — we can send our agent to the Land Department / DBD / bank on your behalf. Lawyer-client privilege throughout, PDPA + AMLA CDD, **no contingency fees**.

Risks clients usually don't see: a General POA downloaded from the internet lets the agent (1) transfer ownership of any asset to themselves; (2) open accounts or take loans in the principal's name; (3) sign unlimited-value contracts; (4) keep acting after the principal's death until the agent receives actual notice (§ 826). We therefore draft Specific POAs every time, with a revocation clause + time limit + dual-signature requirement for transactions over THB 1,000,000.

Notary attorneys

Drafting + notarising Specific Powers of Attorney under CCC § 798 and specimen signature cards for the Thai La

6Notary attorneys

Provinces

Provinces · 50+77

77Provinces

Clients served

16,168+ clients · 60+ nationalities

16,168+Clients served

Turnaround

Send passport + purpose + title-deed / account number via LINE — draft POA + specimen card + fixed-fee quote w

≤24hTurnaround

What you need to know

POA types we issue

  • 🏠 Specific POA — condo / land transfer (Land Department Tor.Dor.21 / Or.Chor.21 paired with a notarised POA for foreign use)
  • 🏦 Specific POA — bank account opening / closure / withdrawal / transfer / statement / card (specimen signature card)
  • 💼 Specific POA — DBD: company incorporation, director changes, capital increase, dissolution
  • ⚖️ Specific POA — court: signing pleadings or testimony under CPC § 60
  • 🌏 Cross-border POA — foreign property transfer + MFA Apostille (HCCH (in force for Thailand 28 February 2027))
  • ✍️ Specimen signature card — foreign banks (HSBC, DBS, UBS, ANZ) + Apostille
  • 🔄 Sub-delegation clause — explicitly opt-in (default: not allowed)
  • 📅 Time-limited POA — expiry 6–12 months (longer requires written justification)
  • 👫 Dual-signature POA — transactions above THB 1,000,000 require two agent signatures
  • ❌ Revocation notice — § 826 form + registered mail + newspaper publication

7-step workflow — scope to filing

  • Step 1 (D-5): scope-definition workshop — itemise the purpose + the specific asset / account / company involved
  • Step 2 (D-3): bilingual draft (TH/EN parallel) + revocation clause + time limit
  • Step 3 (D-2): spousal-consent check (if marital property) + AMLA CDD
  • Step 4 (D-1): line-by-line counter-read with the client — confirm authority is no broader than needed
  • Step 5 (D-Day): notarial acknowledgment at the office — signature in front of the attorney + Notarial Register entry
  • Step 6 (D+2): MFA Apostille (HCCH (in force for Thailand 28 February 2027)) for foreign use — 2 business days
  • Step 7 (D+5): optional filing support — our staff attend the Land Department / DBD / bank on your behalf

Fixed-fee pricing & turnaround

  • Specific POA + notarial acknowledgment (1 purpose, bilingual) — quote on request (phone / LINE / email) · 2–3 business days
  • Specimen signature card for a bank — THB 2,500–5,000 · 1–2 business days
  • Condo / land POA + filing support at the Land Department — THB 8,500–18,000 · 5–10 business days
  • Cross-border POA + MFA Apostille — quote on request (phone / LINE / email) · 3–5 business days
  • Dual-signature POA + spousal consent + title search — THB 12,000–25,000 · 7–14 business days
  • Revocation notice + newspaper publication + registered mail — THB 4,500–8,500 · 5–7 business days
  • Thailand-wide travel notary — notary fee + travel (BKK metro quote on request (phone / LINE / email); upcountry quoted on request)
  • 100% refund if MFA / Land Department / DBD rejects due to our error

Edge cases to watch

  • 🚨 Condo POA to a foreign buyer — verify the 49% foreign quota first (Condo Act § 19) — the Land Department will refuse if exceeded
  • 🚨 Land POA to a foreigner — prohibited by Land Code §§ 86–88 except BOI / Treaty of Amity (US only) / inheritance
  • 🚨 Mortgage POA — spousal consent required if Sin Somros (marital) + maximum mortgage amount must be stated
  • 🚨 Company dissolution POA — needs shareholder resolution + DBD scrutiny of outstanding liabilities
  • 🚨 Principal in a sanctioned jurisdiction (UN/EU/OFAC) — we decline under AMLA + customs law
  • 🚨 Agent is a direct family member — enhanced conflict-of-interest review + AMLA CDD
  • 🚨 POA in a language other than TH/EN — needs ISO 17100 TEP certified translation + Apostille of the translation

Risk shields — what we never do

  • ❌ Never draft a General / unlimited POA without a written warning and client acknowledgement of understanding
  • ❌ Never notarise a POA where the principal is not physically present (Penal § 264 — 3 years)
  • ❌ Never draft a POA empowering the agent to revoke the principal's will (contrary to CCC § 1646)
  • ❌ Never draft a POA transferring marital property without spousal consent
  • ❌ Never backdate (Reg. 2546 § 19 — licence revocation)
  • ❌ Never accept work bearing AML / fraud / sanctions red flags — STR under AMLA § 13
  • ❌ Never accept a contingency fee (Ethics § 11)
  • ❌ Never draft a POA permitting agent self-dealing without an independent approval mechanism

Workflow verification — what we double-check for you

  • Passport validity ≥ 6 months + visa status
  • Title search at the Land Department (for real-estate POAs) — title deed + encumbrances + marital status
  • DBD company affidavit (for corporate POAs) — directors + signing authority + outstanding liabilities
  • Bank account status (for banking POAs) — standing instructions + joint-account status
  • Foreign quota 49% (for condo POAs) — letter from the juristic person
  • Sanctions screening — UN / EU / OFAC / Thai Customs
  • Notarial register number + MFA Apostille number — both verifiable online
  • Notarial Register Book retained 10 years (Reg. 2546 § 20) + ISO/IEC 27001 backup

Workflow verification — what we double-check for you

Frequently asked questions

Why don't you recommend General POAs?

General POAs let the agent transfer, sell, mortgage, open accounts, or borrow money in the principal's name. Thai case law records agents who transferred a foreign principal's condo to themselves using an internet-template General POA — the principal's lawsuit failed because the POA was technically valid. A Specific POA caps the damage and still covers every purpose you need.

Can a Specific POA be used directly at a Thai Land Office?

It pairs with the official forms — the Land Department mandates Tor.Dor.21 (land) or Or.Chor.21 (condo) for in-counter execution. The notarised + apostilled Specific POA serves as supporting evidence. Some land offices accept a notarised POA in lieu of Tor.Dor.21 for limited cases — ask in advance.

Will a foreign POA work in Thailand?

Yes — Apostille (126 HCCH states) or embassy legalization (non-HCCH) + ISO 17100 certified translation + MFA translation certification. Land offices accept it, but expect Specific POAs that name the title deed and define the scope precisely.

What do I need for an HSBC HK specimen signature?

(1) Notarised signature card (3 signatures); (2) notarised passport copy; (3) address proof (lease + utility bill); (4) MFA Apostille. We package it end-to-end and courier to HSBC HK Central — about 5–7 business days.

Condo POA to family — what should I watch?

(1) Verify the 49% foreign-ownership quota with the juristic person; (2) state unit number + title deed + appraised price + transfer date; (3) gift tax 5% applies above THB 20M / year (Revenue Code § 42); (4) if marital property, spousal consent required; (5) AMLA review because gifts to relatives are a red flag.

Does a POA expire? How do you revoke one?

Under § 826 it ends with: (1) revocation by the principal; (2) agent withdrawal; (3) principal's death; (4) agent's death / bankruptcy; (5) fulfilment of purpose. Revocation requires a written notice + registered mail + notice to interested third parties (banks, Land Department) + newspaper publication if the POA was registered. We package this for quote on request (phone / LINE / email).

Can the agent self-deal (transfer assets to themselves)?

Generally no under CCC § 805 (conflict of interest) — only with: (a) written principal consent after full disclosure; (b) provable market price; (c) independent witness. We refuse to draft POAs permitting self-dealing without an independent approval mechanism.

What goes in a POA for a DBD company incorporation?

(1) proposed company name; (2) shareholders + shareholdings; (3) registered capital; (4) company objectives; (5) directors' authority. The Specific POA covers signing the AoA, MOA, BorJor forms and continuation documents — future changes need a new POA.

Is sub-delegation allowed?

Under CCC § 808 the agent must act personally unless the POA expressly permits sub-delegation. We always draft sub-delegation as an opt-in (default: not allowed) to prevent damage by sub-agents the principal does not know.

How is personal data protected?

PDPA § 24 + § 26 (sensitive where asset / account data is involved) — ISO/IEC 27001 servers in Thailand, AES-256 + HSM, TLS 1.3, MFA + biometric, audit log, 10-year retention (notarial standard), PDPC-registered DPO — data rights: dpo@notary.co.th.

Free consult? What do I send?

Yes. LINE us: (1) passport bio; (2) POA purpose; (3) asset / account / company involved (title deed / account / DBD number); (4) agent name + passport; (5) deadline. Within 1 business day you get a draft POA + specimen card + fixed-fee quote + timeline. Lawyer-client privilege from the first message.

แหล่งอ้างอิง / Authority References

16,168+ clients served

ลูกค้าจริง 60+ สัญชาติทั่วโลก ใช้บริการ Notary, แปลรับรอง, MFA และสถานทูตกับเรา

Verified clients

  • "ทีมงานช่วยจัดเตรียมหนังสือมอบอำนาจสำหรับใช้ที่ออสเตรเลียได้รวดเร็วมาก พร้อมประสานงาน NAATI ครบจบในที่เดียว"

    K. PimPOA → NAATI · 2025

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    Daniel R. (UK)Affidavit → UK Embassy

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    บริษัทคู่ค้าCorporate Pack · 2025

Free consult: drafting + notarising Power of Attorney / specimen signature for foreigners in Thailand

Send passport + purpose + title-deed / account number via LINE — draft POA + specimen card + fixed-fee quote within 1 business day

LINE chatNotary Public & POA / Specimen Signature hub

Document and legalization advisers with 15+ years of practice

We advise throughout the matter, not just process paperwork

Before we start, we read your actual documents and confirm the legalization route matches what the receiving authority asks for. During the work we report progress, and after delivery we still answer questions about how to submit the file.

Before we start — document risk review

  • Check that names, dates and document numbers match across every page
  • Confirm whether the receiving body needs originals, certified copies or digital files
  • Tell you early if a document must be reissued or re-extracted first

While the matter runs — filing and status updates

  • Report which step is in progress with working-day estimates
  • Respond immediately when an authority requests extra documents
  • Confirm official fees before each filing step

After delivery — support until the file is usable

  • Explain how to submit the file to the destination authority or embassy
  • Keep a copy on record so extra sets can be issued later
  • Answer follow-up questions when the destination asks for supporting papers

We prepare documents to the requirements of the receiving authority. Any approval decision remains at that authority's discretion.

Send your documents on LINE for a preliminary review, a recommended legalization route and a written quote.

Ask on LINE @Thainotary Call 094-895-8999

Land Office power of attorney from abroad — form, certification and common rejections

Answers drawn from real files for owners and buyers who cannot attend in person: getting the POA on the right form, authenticating the signature, and the chain the Land Office expects.

How do I authorise someone in Thailand while I am overseas?

Use the Department of Lands' prescribed power-of-attorney form, completed in full, granting authority that matches the exact transaction — sale, mortgage or transfer. Sign it before an authorised officer abroad, usually a notary public or a Royal Thai Embassy officer, then run it through the certification chain before the original is sent to Thailand for use.

Can the wording just say 'to do everything on my behalf'?

That is a common cause of rejection. Land Office staff check that the authority granted covers the specific act being registered. Name the title deed number, parcel details, the counterparty and the transaction type. Do not cross out or amend the form by hand — if there is an error, issue a fresh original instead.

What is the certification chain for a POA signed abroad?

In practice: sign before a notary public in that country, have it authenticated by the local competent authority or the Royal Thai Embassy, then translate it into Thai and submit it for legalisation at the Department of Consular Affairs before it goes to the Land Office. Thailand's Apostille Convention takes effect on 28 February 2027; until then the embassy route still applies.

Does a power of attorney expire?

No general statutory expiry applies, but in practice many Land Offices are uncomfortable with a document signed long ago and may ask for further confirmation, including contacting the grantor. Parties therefore usually execute it as close to the transfer date as possible and attach a certified copy of the signed passport page.

Is spousal consent required?

Where the property is marital property, a significant transaction normally needs the spouse's written consent. If the spouse is a foreign national living abroad, that consent must be executed and certified exactly like the power of attorney. This is the single most common reason a closing slips — the owner's paperwork is ready but the spouse's is not.

Can you handle the whole chain?

Yes. We review the draft against the Department of Lands' form, arrange notarial authentication of the signature, produce and certify the translation, and run the consular and embassy steps in the correct order. We also advise in advance on the extra documents the receiving Land Office typically asks for. Send document photos to our staff by phone, LINE or email for a review.

Sources: กรมที่ดิน (Department of Lands) · กองสัญชาติและนิติกรณ์ กรมการกงสุล กระทรวงการต่างประเทศ · HCCH — Apostille Section (สถานะภาคีของไทย) · Last reviewed: 2026-08-11

Related

Related services

POAs pair with other notarial workflows — pick by purpose

Why powers of attorney and land-office filings get rejected — and how to fix it

Short answer: Land offices refuse powers of attorney that are drafted too broadly, use the wrong departmental form, were signed abroad without Thai embassy and MFA certification, or describe a parcel that does not match the title deed. Redraft narrowly and complete the certification chain.

Refused because the authority granted is too broad

Underlying cause
A catch-all mandate with no named transaction or parcel
Prevent before filing
State the transaction type, deed number, parcel number, and limits
How to fix a rejection
Redraft a transaction-specific PoA and re-execute it
Estimated time cost
Adds roughly 3–10 working days (estimate) when the principal is overseas

Rejected for using the wrong form

Underlying cause
A generic PoA was used instead of the Land Department form for transfer or mortgage
Prevent before filing
Confirm the local land office's required form before signing
How to fix a rejection
Complete the correct form, execute and re-certify
Estimated time cost
Adds roughly 2–7 working days (estimate)

PoA executed abroad was not accepted

Underlying cause
Missing Thai embassy certification and MFA legalisation
Prevent before filing
Sign before a Thai embassy officer, then legalise at MFA
How to fix a rejection
Complete the certification chain and re-lodge at the land office
Estimated time cost
Adds roughly 7–20 working days (estimate)

Parcel details do not match the title deed

Underlying cause
Deed, parcel, or map-sheet numbers copied from outdated paperwork
Prevent before filing
Verify deed and map-sheet numbers against the current land record
How to fix a rejection
Correct the wording, re-execute, and re-certify the chain
Estimated time cost
Adds roughly 3–15 working days (estimate)

A single land-office error can cost a month. Our lawyers and advisors draft the PoA to match the transaction, verify the land record, and sequence certification so it clears in one pass.

Durations are working-day estimates excluding agency queues, and are not a guarantee of any authority's decision.

Sources: กรมที่ดิน (Department of Lands) · สภาทนายความในพระบรมราชูปถัมภ์ · กองสัญชาติและนิติกรณ์ กรมการกงสุล กระทรวงการต่างประเทศ · Last reviewed: 2026-08-11

An official document folder, passport and certificate on a government service counter
Documents used abroad must pass the correct certification chain before submission.

Official sources & further reading

Statements on this page follow the authorities below. Confirm current requirements with the authority before filing. Last reviewed 2026-07-29.

Related questions

How is personal data in my documents handled?
Documents are used only for the purpose you state, retained for the period professional duties and data-protection law require, and not disclosed to third parties without consent.
When was this page last reviewed?
Each page shows its last-reviewed date in the sources section. Authority requirements change, so confirm current conditions with the receiving authority before proceeding.
What is the fastest way to reach you?
Call or message on LINE during business hours for an initial route check, and send legible photos of the documents by email or LINE so the scope can be assessed accurately.
Where do I start if I am unsure which certification I need?
Start with three questions: which authority will receive the document, in which country, and by what date. Those answers determine the authentication route, the translation language and the full sequence.

Related services

Fees are not published online — ask our team by phone, LINE or email for a scope-based quote.