OFF-PLAN PROPERTY CONTRACTS

Off-Plan Condo & Villa Purchase Contract Review in Thailand

Independent English-language review of reservation and sale agreements before you sign or pay the next instalment, for buyers in Thailand and abroad.

Off-plan buyers

When you buy before it is built, the contract is your protection

With an off-plan purchase you usually pay in stages while the building is still under construction and before any title exists for your unit. A title search today shows only today's position, so your real protection is what the contract says if something goes wrong later: if the unit cannot be transferred as promised, if completion is delayed, or if the relationship breaks down. Walailak Law Firm reads the agreement as a buyer will have to live with it, explains each risk in plain English and tells you which points matter most. This is a contract review. Checking the land title, approvals and the developer's standing is separate due diligence, which we can add if you want it.

When buyers contact us

A reservation or draft sale and purchase agreement for a condo or villa under construction
A request to pay the next instalment, and you want to know what evidence to ask for first
A developer who has refused to change the contract
A buyer abroad who cannot inspect the project in person
A foreign buyer relying on the foreign ownership quota or a leasehold structure
A delayed project, or a developer asking you to accept new terms

Scope of review

What we check in the contract

We work clause by clause and rank the issues we find by importance.

Foreign ownership and quota

Whether the contract protects you if the unit cannot legally be transferred to you as a foreign owner, and whether a refund applies.

Payment schedule and proof

How instalments are tied to construction or approval milestones, and what evidence you should receive before each payment.

Security for your payments

Whether any escrow, bank guarantee or similar protection exists for money paid before transfer.

Completion date and extensions

The developer's right to extend completion, how it is defined, and what remedies apply once the extended date passes.

Default, forfeiture and refunds

Clauses that let the developer keep part of your money, delay a refund or limit your claims, and whether they are balanced.

Final payment and transfer

The order of delivery, final payment and registration of ownership at the Land Office.

Inspection, defects and warranty

Deemed acceptance, inspection deadlines and protection for hidden or structural defects.

Taxes, fees and ongoing costs

Who pays transfer fees and taxes, and the sinking fund and common-area fees that follow.

Governing law and disputes

Language, governing law and whether the contract respects mandatory Thai protections.

When the answer is no

Decide what is essential before you sign

Developers often refuse changes, especially to standard forms. That does not mean you must accept every risk or walk away. We rank the issues so you know which points are essential conditions, which are worth negotiating, and which you can accept with a written clarification or a practical safeguard instead.

Fallback protections we look at

Written evidence before each instalment, such as approvals and construction milestones
A short addendum covering the refund if transfer cannot be completed as promised
Written clarification of unclear clauses instead of a change to the main text
Staging or holding back payments where the contract allows it
Clear exit points: the conditions on which you should not proceed

Support in stages

Choose the stages you need

Contract review and priority list: A clause-by-clause report with the issues ranked by importance.
Amendment wording: Short, ready-to-send addendum wording for the points you decide to pursue.
Enforceability opinion: Our view on whether specific clauses are valid and enforceable under Thai law, when you ask for it.
Milestone and approval checks: Review of the evidence the developer provides before each instalment.
Completion and transfer: Legal attendance and document checks at inspection, handover and Land Office registration, in person or through an authorised representative.

Each stage has its own scope, agreed with you in writing. You can stop after any stage. For site visits with dated photographs and a handover snag list, see Siam Oakmont's property purchase support.

Discuss a matter confidentially

Frequently asked questions

A reservation often commits you to the terms of the later sale agreement or puts the deposit at risk. It is usually worth having the draft contract read before you pay anything beyond a small reservation, and certainly before the first construction instalment.

A title check shows the position on the day it is done and cannot prevent a later charge on the land. For an off-plan purchase the contract remedies matter just as much. We review the contract, and can add checks on the land, approvals and developer as separate due diligence.

Some contracts let the developer keep a share of the money paid and refund the rest only after resale. Whether such a clause is fair and enforceable depends on its wording and on mandatory Thai law, so we review the clause and explain the risk and the negotiating options.

We rank the points as essential, negotiable or acceptable with a clarification, so you can decide whether to proceed, ask for a written safeguard or stop.

Yes. Most of this work is done remotely in English, with written reports, video or WhatsApp calls, and a power of attorney or authorised representative where something must be done in Thailand.

The draft agreement with its annexes, the reservation form, the payment schedule and your correspondence with the developer. We confirm conflicts before you share any documents.