Lawyers for Expats Thailand

22/05/2026

🇹🇭 CLIENT ADVISORY — THAILAND VISA REFORM, MAY 2026. THE 60-DAY VISA EXEMPTION HAS BEEN SCRAPPED.

On 19 May 2026, Thailand's Cabinet approved a major rollback of the visa-exemption framework. The 60-day visa-free entry scheme (P.60), introduced in July 2024, has been cancelled for all 93 previously eligible countries. New rules take effect 15 days after publication in the Royal Gazette.

✈️ IF YOU ARE LOOKING TO VISIT THAILAND

The on-arrival exemption is only allowed to TOURISTS. You will be given 30 days.

Can you extend this? Yes — BUT note this is now at the discretion of the Immigration Officer. It is NOT automatic like before, and you will need a good reason.

But do not worry there is a simple solution
Apply for a Tourist Visa 60 days with 30 day extension possible .
Contact lawyers for expats Thailand on +66956583038 WhatsApp

📊 THE NEW TIERED ENTRY SYSTEM

❌ 60-day exemption — CANCELLED for all 93 former countries.

✅ 30-day exemption — 54 countries, tourism only.
Includes the US, UK, Canada, Australia, EU/Schengen, Japan, Singapore, Malaysia, UAE, and most major tourism markets. One 30-day extension still possible, but discretionary.

✅ 15-day exemption — NEW tier, restricted to just 3 countries:
• Maldives
• Mauritius
• Seychelles

💳 Visa on Arrival (PAID, 15 days) — Was 31 countries, NOW restricted to just 4:
• India
• Belarus
• Serbia
• Azerbaijan

China and Saudi Arabia, among others, are NO LONGER on this list. They must now apply for a Thai e-Visa BEFORE boarding. Airlines will enforce this at check-in.

📌 WHY THE CHANGE

Officials cited national security, tourism economics, and diplomatic reciprocity. The 60-day allowance had created loopholes used for grey-market labour, unauthorised business activity, and call-centre/scam operations. The Tourism Ministry notes the average foreign tourist already stays only around 9 days, so impact on mainstream tourism is expected to be limited.

⏰ WHEN IT TAKES EFFECT

Rules take effect 15 days AFTER publication in the Royal Gazette. As of today, the announcement has NOT yet been gazetted, so current rules remain in force. Travellers already in Thailand, or who enter before the effective date, will keep their existing stay conditions.

🔑 KEY TAKEAWAYS

▪️ It is going to be important to plan your trip and stay.
▪️ If you are looking for a stay longer than 30 days, you need to consider an alternative visa.
▪️ The extension is NO LONGER guaranteed.

✅ ALTERNATIVE VISA PATHWAYS

▪️ TR Tourist Visa — Apply in advance, 60-day single entry, extendable +30 days.
▪️ DTV (Destination Thailand Visa) — Remote workers, digital nomads, soft-power activities.
▪️ LTR (Long-Term Resident Visa) — High earners, pensioners, professionals, BOI route.
▪️ Retirement / Marriage Visas — Non-Immigrant O / O-A for over-50s or Thai spouses.
▪️ Business / Work — Non-Immigrant B + work permit, BOI-sponsored, or Smart Visa.
▪️ Education — Non-Immigrant ED for Thai language, university, Muay Thai, training.

🛡️ Be safe. Be legal. And have Lawyers for Expats Thailand by your side.

📞 Contact us on WhatsApp: +66 95 658 3038
📧 [email protected]
📍 Bangkok • Pattaya • Phuket • Hua Hin • Khon Kaen

DISCLAIMER: Brian Ramsden is the General Manager of Foreign Affairs. He is not a lawyer — he is the spokesperson for the company and assists our foreign clients to ensure good communication with our all-Thai legal team, headed by Kanokpich Ukritdutsadee, Managing Director, Lawyer and Barrister with over 21 years of experience.

21/05/2026

Is Thailand reducing the 60 day on arrival exemption to 30 days and how will this effect you ? On Tuesday 19 May 2026, the Thai Cabinet approved a major rollback of the country's visa-exemption framework, ending the 60-day visa-free entry scheme (P.60) that had been in place since July 2024 for 93 countries and territories.

Here is what was announced by the Department of Consular Affairs:

▪️ 60-day visa exemption — FULLY REVOKED for all 93 previously eligible countries.

▪️ 30-day visa exemption — trimmed from 57 to 54 countries, and restricted to TOURISM PURPOSES ONLY.

▪️ NEW 15-day visa exemption tier — created for 3 countries/regions.

▪️ Visa on Arrival (VOA) — slashed from 31 jurisdictions down to just 4.

▪️ One scheme per country — overlapping privileges eliminated.

▪️ The 30-day extension at immigration is still possible, but it is now DISCRETIONARY and requires a reason. No longer automatic.

⏰ WHEN DOES IT TAKE EFFECT?

The rules take effect 15 days AFTER publication in the Royal Gazette. As of the announcement, it has not yet been gazetted, so the current rules remain in force until then. Travellers already in Thailand, or who enter before the effective date, will keep their existing stay conditions.

📌 WHY THE CHANGE?

Officials cited national security, tourism economics, diplomatic reciprocity, removal of overlapping privileges, and concerns about grey-market labour, scam operations, and tourist misconduct. The Tourism Ministry noted the average foreign tourist stays only around 9 days, so the impact on mainstream tourism is expected to be limited.

⚠️ WHAT THIS MEANS FOR EXPATS & LONG-STAY VISITORS

If you are planning to stay longer than 30 Plan ahead with one of the following:

✅ TR (Tourist Visa) applied for in advance
✅ DTV (Destination Thailand Visa)
✅ LTR (Long-Term Resident Visa)
✅ Retirement, Marriage, Education, or Business visas
✅ BOI-linked work permits

If you need guidance on which visa route now fits your situation, send us a message.
Lawyers for Expats Thailand.

Call: 0956583038 (WhatsApp/Phone or Line}
Email [email protected]
Visit: https://lawyersforexpatsthailand.com
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Be Safe, Be Legal and Have Lawyers for Expats Thailand by Your side!

21/05/2026

🎂 Happy Birthday to our wonderful Lawyer Pook – Kanokpich Ukritdutsadee! 🎂

Today, all of us at Lawyers for Expats Thailand, along with our valued clients from around the world, come together to wish a very Happy Birthday to our beloved Lawyer Pook.

Khun Pook, thank you for your unwavering dedication, your warm and caring heart, and the outstanding legal expertise you bring to every client and every case. Your professionalism, kindness, and genuine commitment to helping expats navigate life in Thailand have made a real difference in countless lives.

From our entire team and from clients across the globe — thank you for everything you do. We are truly blessed to have you with us.

Wishing you a day filled with joy, laughter, love, and beautiful memories, and a year ahead full of health, happiness, and success.

🎉 Happy Birthday, Khun Pook! 🎉
สุขสันต์วันเกิดค่ะ 🎈🌸

20/05/2026

Thailands Nominee Crackdown. Lawyers for expats Thailand have been warning of this for many years. It is now very real and here.
Do yourself a favor and check your company for nominees.
If you have invested in property in Thailand is it safe and legal are nominees involved in any way?

Contact us at Lawyers for expats Thailand for a free property check
0956583038 WhatsApp. Email [email protected]
Visit: https://lawyersforexpatsthailand.com
Please share this video with anyone who needs to hear this message. Be Safe, Be Legal and Have Lawyers for Expats Thailand by Your side!

19/05/2026

🚨 Thailand's nominee crackdown just gained momentum — here is what every foreign property owner needs to know this week.

According to reporting in Pattaya Mail and Nation Thailand, the Department of Lands and DBD have escalated nationwide screening of foreign-linked property structures. We are seeing real procedural change at the counter, not just press conferences.

What is actually new in May 2026:

• Land offices are now doing deeper pre-registration checks on any company-held land purchase, with a specific focus on Phuket, Pattaya, Koh Samui, Koh Phangan and Hua Hin.

• Thai shareholders in foreign-linked filings are being asked to produce bank statements proving genuine capital — plus signed confirmations they are not acting as fronts.

• Thai-spouse purchases now trigger source-of-funds proof and a signed waiver/declaration from the foreign spouse.

• The DBD says it is reviewing more than 50,000 suspected nominee or proxy structures in major tourist markets.

• Quarterly post-registration monitoring is now in place — every three months, the land office and DBD cross-check whether shareholders or directors have shifted control to foreigners after the sale.

• Real-estate advertising is being monitored — listings that imply foreigners can obtain land ownership are being flagged.

• Operational roles are now formally split: Land Department at the front line, DSI for complex high-value networks, AMLO for financial tracing that can support asset seizure.

What this means for you if you own a villa through a Thai company:

• Document requests during any future transfer, mortgage or inheritance will be heavier than before.

• Thin-capital Thai shareholders are now a visible problem at the registration counter, not just on paper.

• Changes to your company structure after the original purchase can still be reviewed retroactively.

• Voluntary restructuring before any letter arrives remains cheaper, faster and more flexible than responding to an investigation.

The window to clean up structures quietly is closing. If you bought through a Thai company, into a small estate, or with funds that cannot be cleanly documented, this is the year to know exactly where you stand.

📞 We offer confidential, fixed-fee structure reviews for foreign property owners across Thailand.

👉 Message us on WhatsApp now: 095 658 3038
👉 Or save the number and call when you are ready: +66 95 658 3038

🌐 www.lawyersforexpatsthailand.com
💬 WhatsApp | Line | Email — additional links in the pinned comment below.

This post is general legal information based on publicly reported developments. It is not legal advice on any specific person, company or transaction.

18/05/2026

Retire in Paradise — Unlock the LTR Wealthy Pensioner Visa. Dreaming of retirement in Thailand? The Long-Term Resident (LTR) Visa – Wealthy Pensioner category gives qualifying retirees aged 50+ 10 years of Thai residency with privileges that go far beyond a standard retirement visa.

✅ 10-year renewable visa (5 + 5) — no more yearly retirement visa renewals
✅ For applicants aged 50 and over with USD 80,000+ annual passive income (pensions, dividends, rental income, investments)
✅ Tax exemption on foreign-sourced income & transfers remitted into Thailand — a major advantage after Thailand's 2024 remittance tax changes
✅ Bring your overseas pensions, savings, investment returns & retirement income into Thailand tax-free
✅ Digital Work Permit included (work part-time or consult if you choose)
✅ Fast-track airport lanes + annual (not 90-day) immigration reporting
✅ Multiple re-entry permit — travel freely without losing visa status
✅ Spouse and up to 4 dependents included on your application

💎 Make Your Application Easier — Use a Property Investment as Your Pathway
If your annual passive income is between USD 40,000 and 80,000, the Wealthy Pensioner route allows you to top up qualification with a USD 250,000 investment in Thai property, government bonds, or FDI. Through Lawyers for Expats Thailand, you can use a property investment as part of your LTR application — making approval simpler, faster, and more achievable while turning your investment into a home and a tangible asset in one of Southeast Asia's most resilient property markets.

Imagine retiring to a beachfront condo in Hua Hin, a pool villa in Phuket, or a serene home in Chiang Mai — owned, structured, and protected legally — while it also unlocks your 10-year visa.

🏛️ Why Apply Through Lawyers for Expats Thailand
Your retirement, your visa, and your asset deserve to stand on solid legal ground. We handle every step:

🔹 Identifying LTR-qualifying property investments
🔹 Title deed verification (Chanote, Nor Sor Sam Kor)
🔹 Full due diligence on developer, land, and encumbrances
🔹 Drafting & negotiating Sale and Purchase Agreements
🔹 Structuring ownership (condo freehold, leasehold, Thai company)
🔹 Verifying pension/passive income evidence for BOI submission
🔹 Coordination with BOI for LTR qualification & compliance
🔹 End-to-end LTR Wealthy Pensioner application preparation and submission
🔹 Ongoing legal support — wills, healthcare, family law, asset protection

⚖️ Be Safe • Be Legal • Have Lawyers for Expats Thailand By Your Side

📞 Call or WhatsApp Lawyers for Expats Thailand today for a confidential consultation:
+66 95 658 3038
🌐 www.lawyersforexpatsthailand.com

15/05/2026

Buying property in Thailand? Understand which land title deeds matter — and which three are the only ones foreigners should seriously consider. Read our clear, written by Lawyer Pook guide to make safer investments and avoid costly mistakes. https://wix.to/rTWjnXP

How many are there, what they mean, and the only three a foreignershould ever consider.Last reviewed: April 2026 | Written by Lawyer Pook, Lawyers for Expats ThailandIntroductionClients ask me almost every week, “How many land title deeds are there in Thailand?” Thehonest answer is that it depen...

14/05/2026

Can a foreigner buy a pre owned property? Buying or Selling a House in Thailand When the Land Is Thai-Owned.

Quick facts every foreign buyer and seller should know:

- A foreigner cannot own land in Thailand. The land must remain in the Thai owner's name.
- A foreigner can lawfully own the house only — separately from the land.
- The land stays with the Thai owner, supported by a registered long-term lease and a registered superficies in the foreigner's name.
- The Thai landowner must take part at the Land Office. Without that cooperation, there is no clean transfer.
- A long lease is capped at 30 years. Any "renewal" is a contractual promise, not an automatic right.
- Selling foreigner-to-foreigner is possible only if the foreign seller actually holds registered separate house ownership and transferable land rights. Otherwise, the Thai landowner has to take part — or the sale cannot go through.
- We do not use nominees, Thai company workarounds, sham leases, or false price splits. Those are unlawful and end badly.
- Always confirm the title, register everything at the Land Office, and make payment conditional on registration.

Thinking of buying or selling a house on Thai land? Talk to us before you sign.

Visit www.lawyersforexpatsthailand.com or send us a direct message.

Written by Kanokpich Ukritdutsadee (Lawyer Pook), Lawyers for Expats Thailand.

Read our blog post:
https://www.lawyersforexpatsthailand.com/post/can-foreigners-buy-a-pre-owned-house-in-thailand-without-owning-the-land

Lawyers for Expats Thailand. Contact us for a Consultation.
Call: 0956583038 (WhatsApp/Phone or Line}
Email [email protected]
Visit: https://lawyersforexpatsthailand.com
Please share this video with anyone who needs to hear this message. Be Safe, Be Legal and Have Lawyers for Expats Thailand by Your side!




Disclaimer: This post is general information only. It is not legal advice. Every transaction depends on its own facts and current Land Office practice. Please consult qualified Thai counsel for advice on a specific matter.

13/05/2026

Thinking of buying a pool villa in Thailand?
Watch this before you pay a single baht. 👇
Every year foreigners lose millions because they trust the wrong agent or sign the wrong contract.

The rules are simple:

✅ Lease the land (30 years max) + own the villa in your name
✅ Or buy a registered condo unit
❌ NEVER use a Thai company with nominee shareholders — it's illegal

⚠️ "30 + 30 + 30 = 90 years" is a myth.
Supreme Court Judgment 4655/2566 (March 2025) struck it down. You also cannot pre-pay rent for future lease terms.

📜 Your lease MUST include 3 clauses:
1️⃣ Right to transfer the lease
2️⃣ Succession for your family
3️⃣ Villa stays yours after 30 years

Without these, you have a holiday — not an asset.

⭐ BE SAFE. BE LEGAL. HAVE LAWYERS FOR EXPATS THAILAND BY YOUR SIDE. ⭐

📱 WhatsApp: +66 95 658 3038
🌐 www.lawyersforexpatsthailand.com

12/05/2026

Buying a Condo in Thailand in the Thai Quota — Read This Before You Sign Anything

Every condominium project in Thailand is split into two parts by law:

51% Thai Quota — reserved for Thai nationals
49% Foreign Quota — available to foreigners as freehold

This is not developer policy. It is statutory law under the Condominium Act B.E. 2522 (1979). The 51% is for Thais. Full stop.

Recently a developer told me directly, and I quote:

"Foreign quota condos are premium priced, as this is what everyone wants."

That single sentence explains the entire problem. Foreign quota sells out. It commands a premium. So developers and brokers are left with a dilemma — how do they shift the remaining 51% of the building that is legally reserved for Thais, when most of their buyers are foreign?

The answer some of them offer is dangerous:

"Just set up a Thai company and buy in the Thai quota."
"Use Thai nominee shareholders, it's how it's done."
"Everyone does it, don't worry."

Do not do it.

Using a Thai company with nominee shareholders to buy a Thai-quota condominium is illegal circumvention of the Condominium Act, the Land Code (Section 86) and the Foreign Business Act. The Department of Business Development, the Central Investigation Bureau and the Land Office are right now actively investigating these structures. Thai courts have already voided sales, cancelled titles and pursued criminal liability.

And understand this clearly: a Thai company with nominee shareholders could be treated as a foreign entity. The courts and the regulators look past the names on the share register to who actually paid, who actually controls, and who actually benefits. Where those answers point to a foreigner, the company can be recharacterised as foreign — the Thai quota unit it acquired then sits outside the law, the sale can be voided, and the title can be cancelled.

The history matters. The Thai quota exists to protect Thai citizens' access to housing in their own country. It is a sovereign decision. Trying to engineer your way around it is not clever, it is criminal.

Our position at Lawyers for Expats Thailand is simple:

Buy freehold in the foreign quota, or do not buy at all.
Any circumnavigation of this rule is dangerous and illegal.
Be safe. Be legal. Have Lawyers for Expats Thailand by your side.

If a developer, agent or "consultant" is pushing you toward a Thai company to take a Thai-quota unit — walk away and call us first.

Phone / WhatsApp / Line: +66 95 658 3038
Website: www.lawyersforexpatsthailand.com
Email: [email protected]

— Kanokpich Ukritdutsadee (Lawyer Pook)
Lawyers for Expats Thailand
Integrity. Honesty. Fairness.



https://www.lawyersforexpatsthailand.com/post/buying-a-condo-in-thailand-in-the-thai-quota www.lawyersforexpatsthailand.com ·

10/05/2026

What the brochure doesn’t tell you is also important. 🏡⚖️ BEFORE YOU BUY A VILLA IN THAILAND… Read what the brochure may NOT be telling you.

Every week, foreign buyers pay deposits or full purchase prices for villa projects in Thailand without fully understanding:

❌ Who really owns the land
❌ Whether the structure is legally enforceable
❌ Whether “30+30+30 years” is actually valid under Thai law
❌ Whether the project uses risky nominee arrangements
❌ Whether the land rights shown in marketing materials can truly be registered

A beautiful brochure and drone footage do not replace proper legal due diligence.

At LAWYER FOR EXPATS THAILAND we created the :

📘 “Property Brochure Transparency Guide”

A practical legal guide explaining:

✔ What every transparent developer should disclose
✔ How foreigners may lawfully hold rights in villa projects
✔ The truth about lease terms under Thai law
✔ Superficies and enhanced leasehold structures
✔ Warning signs foreign buyers should never ignore
✔ Why independent legal review matters BEFORE funds are transferred

Because the legal risk is often hidden in what the brochure does not say.

⚖️ Before you sign.
⚖️ Before you transfer.
⚖️ Before you fall in love with the drone footage.

Send the brochure first.

Lawyers for Expats Thailand. Contact us for a Consultation.
Call: 0956583038 (WhatsApp/Phone or Line}
Email [email protected]
Visit: https://lawyersforexpatsthailand.com
Please share this video with anyone who needs to hear this message.
Be Safe, Be Legal and Have Lawyers for Expats Thailand by Your side!

LAWYER FOR EXPATS THAILAND
Trusted legal advisors for foreign property buyers in Thailand.