Our Wang Thonglang, Bangkok office provides signature witnessing for real estate contracts, powers of attorney for foreign buyers, and land documents, including mobile services directly to the Land Department for maximum convenience.
Is it necessary to notarise a Power of Attorney for buying a condo as a foreigner?
Yes, it is highly advisable. Most Land Department offices require a POA to be notarised by a Notarial Services Attorney to verify that the principal has genuinely signed the document with clear intent, preventing potential fraud.
Can your attorney travel to the Land Department to witness a signature?
Yes, we offer a mobile notary service for your convenience. We can schedule an attorney to attend the appointment at the Land Department to witness the signing and notarise documents on-site.
How does notarising a sale contract differ from notarising a POA for title transfer?
Notarising a sale contract primarily serves to confirm the private agreement between parties. Notarising a POA for title transfer is for an official government purpose—submission to the Land Department—and thus carries higher legal significance, demanding strict verification of the signatory's identity.
Why notarised documents get rejected — and how to fix it
Short answer: The most frequent causes are signing before meeting the attorney, expired identity documents, choosing a certificate type the recipient does not accept, and skipping a step in the legalisation chain. Each is fixed by re-executing a correctly drafted certificate before the next certification round starts.
Recipient reports the signature was not witnessed
Underlying cause
The document was signed at home or in the office before the attorney appointment
Prevent before filing
Bring the document fully printed but unsigned, plus original photo ID
How to fix a rejection
Re-print and sign in the attorney's presence; the earlier certificate cannot be reused
Estimated time cost
One extra cycle, roughly 1–3 working days (estimate)
Identity document number does not match or has expired
Underlying cause
An old passport or a copy was used, or the ID expired mid-process
Prevent before filing
Check validity across the whole chain (attorney, MFA, embassy) and always use originals
How to fix a rejection
Renew the ID, then re-issue certificates so every document in the bundle shows the same number
Estimated time cost
Adds roughly 3–10 working days (estimate)
Recipient required an affidavit, not a certified true copy
Underlying cause
The certificate type was chosen by habit rather than from the recipient's written requirement
Prevent before filing
Obtain the requirement in writing from the bank, university or court first
How to fix a rejection
Re-execute the correct instrument with wording that covers the facts to be attested
Estimated time cost
One extra cycle, roughly 1–3 working days (estimate)
Embassy refused because MFA certification was missing
Underlying cause
The legalisation chain was executed out of order
Prevent before filing
Confirm attorney → MFA Consular → destination embassy on day one
How to fix a rejection
Return the bundle to MFA Consular, then re-lodge at the embassy
Estimated time cost
Adds roughly 2–5 working days (estimate) per backtrack
Annexes were treated as separate documents
Underlying cause
No binding, ribbon or overlapping seal linking certificate and exhibit
Prevent before filing
Have the attorney bind the bundle, seal across pages and state the page count
How to fix a rejection
Re-execute with a properly bound and paginated bundle
Estimated time cost
One extra cycle, roughly 1–2 working days (estimate)
Recipient rejected a Thai-only instrument
Underlying cause
No certified translation was attached at the start of the chain
Prevent before filing
Translate into the destination's official language and certify before legalisation
How to fix a rejection
Produce a certified translation and re-run the chain for both original and translation
Estimated time cost
Adds roughly 3–7 working days (estimate)
If a second round is not an option, our advisers review the recipient's form, select the correct instrument and map the full chain before you start — send us the documents for a pre-check.
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
In Thailand the certifying officer is a lawyer registered as a Notarial Services Attorney with the Lawyers Council. The signer must sign in front of that lawyer with original identity documents. The certificate is then authenticated at the Department of Consular Affairs and at the receiving country's embassy where required.
How the work runs
Confirm the receiver's requirements before printing — Same day
Assemble documents and book the signing — 1 working day (estimate)
Sign before the attorney and obtain the certificate — 1 working day (estimate)
Authenticate at the Department of Consular Affairs — 2-5 working days (estimate, excluding agency queues)
Embassy authentication and delivery — 3-10 working days (estimate, varies by mission)
Documents to prepare first
• Valid original passport or Thai ID card
• The final printed document, left unsigned
• Any wording template the receiving party requires, such as a bank or university affidavit form
• Supporting proof for the facts stated, such as house registration, birth certificate or name-change record
• Company affidavit within the age limit the receiver sets, commonly one to six months
• Identity document of the authorised director
If you would rather not chase agency rules and queues, our team can run the chain from draft review 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.
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.
Why are fees not published on the site?
Scope varies widely with document count, language and the consular steps involved, so we quote against the actual work and confirm details by phone, LINE or email before starting.
Do you serve clients outside Bangkok?
Yes — we serve clients nationwide and overseas, receiving documents by post or courier and scheduling signing appointments when in-person attendance is required.
