About nagagrouus
A law practice built around the foreign buyer's experience.
Since 2011, we have helped individuals and families understand what Thai property law permits, what it limits, and what each structure means for the long run.
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Founded on a simple observation.
In 2011, our founding partner had spent several years watching foreign buyers sign Thai property agreements they did not fully understand — not because they were careless, but because the legal landscape is genuinely complex for those without a background in Thai land law. nagagrouus was formed to address that gap directly.
The practice is named for the Naga serpent, a guardian figure in Thai temple architecture that lines the paths between thresholds. It felt appropriate for a firm whose purpose is to guide clients across one of the more significant financial thresholds of their lives.
We have worked from our Patong office since opening. Phuket is not a single market — the title history, development patterns, and zoning context differ considerably between areas — and being present in the same locations as our clients helps us stay current on the conditions that affect their specific decisions.
Our practice covers three areas: foreign buyer acquisition counsel, lease agreement preparation and review, and title deed searches. We keep the scope narrow because each area benefits from sustained attention rather than breadth.
Our Principles
Clarity before commitment
We do not move forward until our clients understand what they are agreeing to. This sometimes means a slower process. It consistently means fewer problems later.
Honest scope assessment
When a proposed structure is legal but carries practical risk, we say so — even if it means a client decides not to proceed. That outcome is better for everyone than a completed transaction that creates difficulties years later.
Fixed fees, stated upfront
We quote fees before beginning any work. They do not change as the matter develops. There are no billing surprises at the end of a file.
Our Team
The people behind each file.
Kanya Lertwatana
Founding Partner
Thai-qualified lawyer with a focus on Land Office procedures, foreign quota analysis, and sale-purchase agreement drafting. Has handled over 400 property transactions in Phuket since 2011.
Prem Dechakul
Senior Associate
Specialises in long-term lease structures and commercial property documentation. Worked previously at a Bangkok firm advising hospitality operators on resort lease arrangements throughout southern Thailand.
Siriporn Amattayakul
Title Research & Registry
Manages all title deed and encumbrance searches across Phuket's Land Offices. Experienced in identifying discrepancies between registered plot boundaries and actual site conditions.
Professional Standards
How we conduct each file.
Thai Bar Association Membership
All legal work is carried out by qualified Thai lawyers registered with the Thai Lawyers Council. We do not use non-qualified intermediaries for document drafting or Land Office representation.
Primary Source Verification
Title and encumbrance information is drawn directly from Land Office records — not from developer documents or marketing materials. We do not rely on third-party summaries for searches.
Client Confidentiality
Matter details, transaction amounts, and client identities are not disclosed to third parties except as required to complete the specific engagement. All staff are bound by confidentiality obligations.
Bilingual Documentation
Agreements we prepare are accompanied by plain-English summaries. For agreements prepared by other parties, we provide clause-by-clause annotations in English alongside the Thai original.
Structured File Review
Each file is reviewed by a second qualified lawyer before documents are signed or submitted. This applies to both draft agreements and title search summaries.
Transparent Fee Structure
Fees are stated before work begins and do not change as the matter progresses. We do not accept referral fees or commissions from property agents, developers, or other parties.
Our Expertise
Property law in Phuket for foreign nationals — the practical reality.
Thai property law creates a distinct legal environment for foreign nationals. The rules around land ownership, condominium quotas, and leasehold registration have been largely stable for decades, but the way individual transactions unfold depends considerably on the specific title document, the particular Land Office, and the structure chosen by the parties involved.
Condominium ownership remains the most straightforward route for foreign buyers: units in projects where the foreign quota has not been exceeded can be held freehold in a foreign name and registered accordingly at the Land Office. The key variables are the project's overall quota status, the title of the underlying land, and the content of the sale and purchase agreement.
Leasehold arrangements — typically structured as 30-year registered leases — are the other widely used approach, particularly for villa and house purchases. A registered lease provides security for the term but does not convey ownership. Renewal provisions are a common point of negotiation, and their legal weight in Thailand differs from renewal clauses in many other jurisdictions. We explain what registered language actually means before clients sign.
Title searches are useful at any stage of a property discussion, not only immediately before transfer. Knowing the title grade and encumbrance position before a reservation deposit is paid gives buyers the information they need to assess a property on its actual legal status rather than marketing descriptions alone.
nagagrouus works exclusively in this area. We do not practise family law, immigration, or commercial litigation. The focus allows us to stay current on Land Office practice, local title conditions, and the evolving body of court decisions that affect long-term lease enforceability in Thailand.
Speak with someone who knows this terrain.
Whether you are at the beginning of your property search or already reviewing a contract, a conversation costs nothing and clarifies a great deal.
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