What clients say about working with nagagrouus.

Situation

A buyer from Sweden approached us after reserving a unit in a mid-range condominium project in Phuket Town. The developer had provided a sale and purchase agreement and was pressing for completion within 14 days. The buyer had paid a reservation deposit but not signed the SPA.

What We Found

The project's foreign quota was at 44% of units registered — within the legal ceiling, but close. The SPA contained a clause that shifted transfer tax liability to the buyer in a way that was not standard and was not reflected in the price discussion. The title on the underlying land was Nor Sor 3 Gor rather than chanote.

Outcome

We explained the implications of each finding. The client decided to proceed after negotiating the transfer tax clause and receiving written confirmation on the quota position. The SPA was revised, and the transfer was completed without issue. Total timeline: 6 weeks from our instruction to registration.

Situation

A couple from the Netherlands had agreed in principle to lease a private villa in Kamala for 30 years. The landlord's lawyer had prepared a lease agreement. The tenants wanted an independent review before committing.

What We Found

The renewal clause was phrased as an automatic right, which under Thai law is generally not enforceable in the same way as in some Western jurisdictions. We identified specific language adjustments that would make the renewal intention clearer in the registered instrument, and flagged that improvements to the property during the lease term were addressed only briefly and ambiguously.

Outcome

Both revisions were accepted by the landlord's legal team after brief negotiation. The registered lease reflected the agreed language. The clients received a complete English summary alongside the Thai-language registered instrument. The engagement from instruction to registered lease took 3 weeks.

Situation

An investor from Hong Kong contacted us after a property agent recommended a land plot near Chalong as a development opportunity. The asking price was described as reflecting the plot's clean title. The investor asked us to verify this before any offer.

What We Found

The Land Office search revealed a registered mortgage on the plot that had not been disclosed by the agent. The mortgage had been in place for several years and the amount was not publicly stated, but its existence was a material fact affecting the title. The title was chanote, but the encumbrance made the plot significantly more complicated to acquire.

Outcome

The investor decided not to proceed. The ฿3,800 search cost identified a material risk that could have resulted in a much more costly situation had it been discovered mid-transaction. We provided a written summary with the chanote copy and our notes on the encumbrance for the client's records.