Phuket Property by Power of Attorney: Buyer Checks Before the Land Office Appointment

Short answer: A buyer may use a representative for a Thai property registration when the Land Office accepts the power of attorney, but a generic letter is not a safe substitute for the required form and transaction-specific authority. Confirm the exact document and execution requirements with the Land Office handling the transfer before you sign or courier originals.

Identify the right authority and form

The Department of Lands publishes a land power-of-attorney form, including form TD21. A condominium transfer may require a different condominium form. Ask the receiving office which form and supporting documents apply to this property and registration. Give the office the unit or land details, the transaction type and the proposed representative’s role. The seller’s or agent’s preferred form should not be treated as confirmation that it will be accepted.

Limit the authority to the transaction

The official TD21 warns the principal to identify the land document clearly and state the specific act being authorized, such as purchase, sale or mortgage. Do not sign a blank or incomplete form. Check the parcel, title number, parties, price or other agreed terms where requested, and whether the representative may sign related instruments. Read every clause that lets one person act for both sides. A broader power can create consequences beyond attending one appointment.

Confirm identity, witnesses and overseas execution

Match the representative’s name and ID details exactly to the documents requested by the Land Office. The DOL form warns that at least two witnesses are required; a fingerprint in place of a signature also calls for two witnesses. For a document signed overseas, DOL advises certification by a Thai embassy or consulate, or a notary public. These instructions and local acceptance practices can change, so obtain written confirmation from the office that will register the transfer.

Use the DOL’s official TD21 form and instructions and ask your independent Thai lawyer to compare the completed original with the sale contract and title records. For context, review Phuket buying steps, ownership options and property due diligence.

If you need help coordinating a Phuket purchase, Phuket Stay Pro can arrange viewings and connect the document review with the transaction timeline. Bring the draft power, title reference, contract and intended transfer date to your consultation.

Fact-check flags: DOL form, witness and overseas-certification guidance checked 17 October 2026. The receiving Land Office determines current requirements for the specific registration; this guide is not legal advice and does not guarantee acceptance.