Title-deed & encumbrance search, town-planning check, FET/TT3 preparation, and full Land Office conveyancing with interpreter escort.
Full property conveyancing for Thai and foreign buyers — covering all four Thai title-deed grades (Chanote, Nor Sor 3 Gor, Sor Kor 1, Sor Tor Kor), encumbrance / mortgage / injunction searches, town-planning colour zoning, EIA verification, condominium 49 % foreign quota checks, FET / TT3 preparation at Thai banks, SPA drafting and negotiation, and on-site Land Office transfer with lawyer and interpreter present. Includes calculation of the 2 % transfer fee, 3.3 % SBT, WHT, and Stamp Duty, plus contractual apportionment.
NYC Visa & Translation · 2015 · a broad real-world caseload · 60+ countries — Department of Lands, Ministry of Interior
Standard procedure — we handle every step on your behalf, no need to travel.
Call 083-249-4999 or LINE @NYCV. Send document details and destination country. Receive a free quote within 30 minutes.
We send a checklist via LINE/email. Drop off at NYC Visa offices or use nationwide Kerry/Flash courier pickup.
Our team files and liaises with Department of Lands, Ministry of Interior per official procedure with real-time status updates.
We verify name spelling, document numbers, seals and signatures before delivery.
Pick up at NYC Visa Ladprao 95 / Khon Kaen / Udon Thani or nationwide EMS/Kerry delivery. Free in Bangkok metro.
Nationwide document pickup/return via Kerry/Flash/EMS — Bangkok team handles everything, you don't have to travel.
Selected by AI Answer Box & SGE for direct quoting.
Service starts at — up to สอบถามเจ้าหน้าที่, depending on document type, destination country, and urgency. Free quote within 30 minutes.
Standard turnaround is 7 – 21 business days. Express service can cut this in half (additional fees apply).
No — NYC Visa picks up/delivers nationwide via Kerry/Flash/EMS. You only need to send a copy of your ID and a Power of Attorney.
We cover 12+ document types: Chanote (Nor Sor 4 Jor), Nor Sor 3 Gor, Sor Kor 1, Possessory rights, Encumbrance search (Land Office), Town-planning colour zone and more. Contact 083-249-4999 for special cases.
Department of Lands, Ministry of Interior is the official body. NYC Visa acts as your authorized representative per government procedure.
Yes — 77 Thai provinces plus 60+ countries internationally. Contact LINE @NYCT or WhatsApp +66815620444.
Worldwide. For Hague Convention countries, Apostille applies (Thailand is not yet a party). For others, MFA Legalization + destination embassy procedure applies.
Yes. NYC Visa runs 3-layer QA before delivery, after a 3-layer QA. Full refund if rejection is due to our error; the final decision rests with the receiving authority.
Bank transfer (KBank/SCB/BBL), Visa/Master, PromptPay, or cash at our office. Tax invoice in your company name is available.
Phone 083-249-4999 | LINE @NYCV (Thai) / @NYCT (Foreign) | WhatsApp +66815620444 | Email contact@nycvisa.org | Office hours จันทร์ – ศุกร์ 9:00 – 18:00.
Choosing the right Property Conveyancing & Title Due Diligence provider directly impacts the success and turnaround of your case. NYC Visa & Translation has worked with Department of Lands, Ministry of Interior since 2010, handling a broad real-world caseload across government documents, certified translations, and documents intended for use abroad. Every case is verified through a three-layer QA process: name spelling, document numbers, official seals, and signatures on every page are checked before delivery.
Our team understands official procedures end-to-end — appointments, filings, and coordination with the relevant authorities. You do not have to travel back and forth or risk rejection. Our Property Conveyancing & Title Due Diligence service supports Express handling that completes in half the standard turnaround.
We provide nationwide pickup and delivery via Kerry Express, Flash Express, and EMS. Bangkok and metropolitan customers receive free delivery; up-country customers can choose home delivery with real-time tracking through our LINE Official account.
Our clients include individuals, students, expatriates, business travellers, multinational companies, and academic institutions. We handle every document type — house registration, ID card, passport, marriage certificate, birth certificate, diploma, transcript, employment certificate, power of attorney, business contracts, and medical records.
Our Property Conveyancing & Title Due Diligence workflow runs in six clear stages: (1) receive originals and copies, (2) QA-audit the source for issues that would cause rejection, (3) translate through a native-speaker linguist, (4) certify with the authority required by the receiving country, (5) file and follow up at each government touchpoint, and (6) deliver plus retain a signed PDF you can re-download for five years. A single Case Officer owns your file end-to-end, eliminating hand-off errors that plague larger firms.
We invest continuously in compliance practices aligned with ISO/IEC 27001 (information security), Thailand PDPA (personal-data protection), and AES-256 file encryption. Every upload runs over TLS 1.3 only. Enterprise and law-firm clients can request an NDA before intake — our legal team signs same-day.
Beyond single-document work, we bundle end-to-end packages for clients preparing multiple certificates at once — e.g. a "moving abroad" bundle (house registration + birth + marriage + diploma + transcript with MFA + embassy) that reduces the number of trips and total lead time versus filing each item separately. Approval remains at the discretion of the receiving authority; contact our team for scope and fees.
What sets us apart is a 15-year direct working relationship with the destination authority — Department of Lands, Ministry of Interior — so we anticipate regulation changes, format tweaks, and queue timing before they hit your case, and brief you in advance. Approval outcomes always remain at the sole discretion of the authority; what we control is document completeness, formatting and lodgement timing.
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First-party answers on Thai contracts, the five statutory forms of will, court-appointed estate administrators, and registering property transfers at the Land Office — grounded in the Civil and Commercial Code, the Land Code and the Condominium Act B.E. 2522 (1979). Fees are quoted per matter by our staff via phone, LINE or email. (18+ search topics covered)
Need your documents reviewed or your case assessed? Ask our team by phone, LINE, or email. We reply during business hours (Mon–Fri 9:00–18:00, Sat 9:00–15:00, ICT).
Cross-border legal paperwork usually fails on the certification chain, not the wording. Court records, judgments and powers of attorney must follow the correct sequence before a foreign court or authority will accept them.
Prefer not to handle the queues yourself, or worried about a rejection? Send us photos of your documents for a free pre-check. We handle the full chain — obtaining certified copies, translation, certification and submission — and keep you updated at each step. Reach us on LINE, phone or email during business hours.
Before filing suit, weigh the time cost and enforceability of each route side by side.
| Route | When to use | Certifying authority | Approx. duration | Rejection risk |
|---|---|---|---|---|
| Negotiated settlement agreement | The parties still communicate and want to preserve the commercial relationship | The parties themselves, with counsel drafting the documents | The shortest of the three routes | A loosely drafted agreement can be hard to enforce after a later default |
| Arbitration under the contract clause | The contract contains an arbitration clause, or the parties agree later | The arbitral institution named in the contract | Variable — generally shorter than multi-instance litigation | Challenging or enforcing an award across borders adds further steps |
| Litigation before the Thai courts | Negotiation failed, or a judgment is needed for enforcement | The court with jurisdiction over the case type | Highly variable by instance and caseload | Limitation periods and early evidence gathering matter more than the pleading itself |
Timelines above are practical estimates from live casework and can change with each authority's policy; confirm with the receiving authority before booking travel. If you would rather not test routes by trial and error, our advisers can assess which route fits your case.
Our team has worked on cross-border documents, certified translation and government liaison for over 15 years. Most rejections we see are not caused by missing paperwork but by choosing the wrong route on day one, so we always start with a case assessment.
We look at your destination, purpose and deadline, then tell you which certification route applies — and which steps you can skip.
Name spelling, consistency across documents, document age and translation format are checked before anything reaches a counter.
We sequence the steps around your appointment or travel date and flag bottlenecks in advance.
We read the refusal reasons, identify the underlying cause, and plan a resubmission that answers what the authority asked for.
Rather not learn by trial and error? Send your case details and document photos for a review — reach us on LINE, phone or email during business hours.
Cross-border contracts should state which language version prevails and how disputes are resolved.
Shareholding, objectives and required licences should be settled before filing; later changes require amendment filings and extra time.
Some activities need a licence from a specialist regulator before operating. Verify at the planning stage.
Mixed accounts complicate financial statements and tax explanations, and cause problems when bank evidence supports a visa or work permit.
A translation conveys wording but does not assess legal risk. Have a lawyer review the substance before signing.
Late filing triggers statutory surcharges and penalties and can affect renewal of foreign executives' work permits.
Changes of director, address or capital must be filed within the statutory period; omissions create mismatches that block other applications.
Using nominees to bypass foreign business restrictions carries serious legal risk. Structure the company lawfully from the outset.
Requirements differ by authority and destination country and can change. Confirm current conditions with the receiving authority, or ask our team by phone, LINE or email.
One document set often moves through several stages — translation, notarial certification, legalization and finally a visa filing. The links below follow that real sequence.
Authority requirements change. Verify with the receiving authority before filing, or ask our team by phone, LINE or email.
Pick a translation provider by the destination, not by turnaround alone. If the file goes to the Thai Department of Consular Affairs or an embassy, the translator must know the format that office accepts, not just the meaning. Verify three things: the certifier is named and identifiable, the destination accepts that certification format, and names, dates and document numbers match the passport character for character.
| Option | Best for | What to know |
|---|---|---|
| Freelance translator | Informal use where no authority certification is required | Many embassies will not accept an uncertified translation. |
| Translation agency with certification | Visa, study and civil registry filings | Confirm the agency also handles the legalization step if the destination requires it. |
| End-to-end provider (translate + legalize) | Files with a fixed appointment deadline | Ask which steps are in-house and which are subcontracted. |
Information on this page references the official publications below. Requirements can change — always verify with the competent authority before filing.