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Deed, parcel, or map-sheet numbers copied from outdated paperwork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.
Service steps at a glance and the documents you need first
Company documents such as certificates, board resolutions, powers of attorney and financial statements must be signed by the authorised directors shown on the company affidavit, sealed where required, then have the signature certified by a notarial services attorney before consular and embassy legalisation in the order the receiver requires.
How the work runs
Verify signing authority against the affidavit — Same day
Draft the documents and translation — 1–2 working days (estimate)
Sign before a notarial services attorney — 1 working day (estimate)
File for consular legalisation — 1–3 working days (estimate, excluding agency queues)
File at the destination embassy and deliver — 2–10 working days (estimate, varies by mission)
Documents to prepare first
• A recent company affidavit within the age window your receiver accepts
• Shareholder list and memorandum of association where requested
• Minutes or resolutions stating subject, date and the appointed representative
• ID card or passport of the signing directors
• Company seal, if the affidavit requires it alongside signatures
• Current certificate of incorporation or good standing
If you would rather your team not spend days moving files between agencies, we can run the chain from authority check to delivery. Initial consultation is available by phone, LINE or email.
Durations are working-day estimates excluding agency queues and are not a guarantee of any decision.
Translations filed with authorities must carry the translator's certificate of accuracy alongside the source text.
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.
Yes — we serve clients nationwide and overseas, receiving documents by post or courier and scheduling signing appointments when in-person attendance is required.
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.
