IllustrationMortgage
จำนอง · jamnong
Your property is registered as security for a debt. You keep ownership and can go on using the property as normal.
Mortgage Khai fak Refinancing
Understand your options
Learn how mortgage, khai fak (sale with right of redemption) and refinancing work in Thailand, what they cost and what can go wrong, then ask for an initial consultation when you are ready.
- Explained before you decide
- No documents through the form
- Registered at the Land Office
IllustrationExplained before you decide
The steps, costs and risks should be clear before you sign anything.
No documents through the form
Our website form never asks for ID cards, title deeds or financial documents.
Registered at the Land Office
Mortgages and khai fak over land only take legal effect once registered at the Land Office.
Our services
Each option affects ownership, costs and risk differently. Make sure you understand them fully before signing anything.
- Illustration
IllustrationKhai fak
ขายฝาก · sale with right of redemption
You sell the property with the right to buy it back within the redemption period (at most 10 years for real estate). Ownership passes to the buyer on the day the sale is registered.
IllustrationRefinancing
รีไฟแนนซ์
You take a new loan from a different lender to pay off an existing property-secured loan: the old mortgage is discharged and a new one is registered on new terms.
At a glance
Three options, three very different effects on your property
A summary of the main differences under the Thai Civil and Commercial Code, to help you understand the basics.
Draft · under review| Mortgage | Khai fak | Refinancing | |
|---|---|---|---|
| Ownership during the contract | Stays with you | Passes to the buyer on registration, until you redeem | Stays with you; a new mortgage is registered with the new lender |
| If you cannot pay or redeem in time | The mortgagee must go to court to enforce; the property may be sold at auction | You lose the right to redeem and the buyer becomes the absolute owner | As with a mortgage: enforcement through the courts |
| Registered at | The Land Office | The Land Office | The Land Office (old mortgage discharged, new one registered) |
Mortgage
- Ownership during the contract
- Stays with you
- If you cannot pay or redeem in time
- The mortgagee must go to court to enforce; the property may be sold at auction
- Registered at
- The Land Office
Khai fak
- Ownership during the contract
- Passes to the buyer on registration, until you redeem
- If you cannot pay or redeem in time
- You lose the right to redeem and the buyer becomes the absolute owner
- Registered at
- The Land Office
Refinancing
- Ownership during the contract
- Stays with you; a new mortgage is registered with the new lender
- If you cannot pay or redeem in time
- As with a mortgage: enforcement through the courts
- Registered at
- The Land Office (old mortgage discharged, new one registered)
Our team
The person you will speak with
Business owner and coordination lead
Provides initial consultations and coordinates property transactions, so clients understand the steps, their options and the key information before they decide.
Real photos from past work
Real documents and transaction examples
Documents you will come across during a transaction, from the title deed and the registration record to registration day at the Land Office. Tap a photo to enlarge it and read the description.
Personal data protected
Names, addresses, parcel numbers, locations and officials' names were covered before publication.
Title deedsFront of a title deed: the owner's name, parcel number and area should match what you were told. Title deedsThe parcel map on the deed shows the plot's boundaries and the adjoining public way. Title deedsThe area is stated in rai, ngan and square wah, with the map scale shown below it. Title deedsThe issue date and the land official's seal are at the bottom of the deed. Title deedsOfficials' annotations on a deed are details worth reading in full before you decide. Registration recordsThe registration record lists every registration on the plot, including sales with redemption and extensions. Registration recordsAn extension of the redemption period (red frame), registered under the 2019 Act protecting people in sale-with-redemption contracts. Registration recordsEach entry gives the registration date, type of transaction and parties, showing the plot's history. Transaction dayTransaction day: the parties usually settle payment on the day of registration at the Land Office. Transaction dayA continuation registration sheet showing a mortgage entry once registration is complete. Transaction dayThe original title deed must be brought to the Land Office on registration day. Transaction dayA Land Office queue ticket: registration takes place at the Land Office during official working hours.
Scroll for more photos
These photos are not an indication of loan amounts, returns or income, and they do not guarantee any lender's or buyer's decision.
Before you sign
What to check every time, whoever you work with
Draft · under review- Read every contract before signing and keep a copy
- Check the payment or redemption date and the exact amount
- Attend the registration at the Land Office in person
- Never sign a document with blank fields
- Be wary of anyone asking for money up front before the transaction
- Check the identity and official contact channels of whoever you deal with
Talk to us when you are ready
Tell us about your situation first, then decide which option, if any, is right for you.