Thailand Land Office Forms vs. Private SPA (Garuda Form Explained)
Official Transfer Form (with Garuda emblem)
Instead, the registrar will have you sign their official government form, a pre-printed, Land Department document with the Thai Garuda crest (for example, แบบคำขอจดทะเบียนโอนสิทธิและนิติกรรม, and for a sale often colloquially referenced as “Tor Dor 1” / ท.ด.1). This must be signed in the presence of the Land Officer.
The official form already includes the required transfer details, parties, and witnessed signatures. It is the legally accepted document that gets filed and recorded at the Land Office, not your SPA.
- You’ll sign on-site: the Garuda form is completed and executed at the Land Office.
- If you can’t attend: use the official power of attorney (commonly “Tor Dor 21” / ท.ด.21), not a custom POA.
- Bring originals: title deed, IDs, and any required corporate documents (e.g., affidavit, company seal).
What Goes in Your Private SPA (and What Doesn’t)
Your SPA (Sale & Purchase Agreement) is a private, binding contract between Seller and Purchaser. It can be bilingual and detailed with protective clauses (warranties, default terms, tax allocation, notices, etc.). However, the SPA is not the instrument the Land Office files.
At the actual transfer, the registrable instrument is the Land Office’s Garuda form. Your SPA sits alongside as evidence of the parties’ broader agreement and is useful for enforcement in court or arbitration if a dispute arises.
Practical Omplications
Why it is important
- Registration controls ownership: only the Land Office form affects the register.
- SPA ≠ registered instrument: don’t expect the SPA to be filed or stamped as the transfer.
- POA must be official: use the Land Department’s POA when absent.
What to do
- Prepare to sign the Garuda form at the Land Office.
- Use the SPA for detailed protections and remedies.
- If absent, execute the official ท.ด.21 POA — not a custom draft.
At a glance
| Topic | Land Office Needs | Your SPA’s Role |
|---|---|---|
| Document of record | Official Garuda form (e.g., sale via Tor Dor 1 / ท.ด.1) | Private contract; not registered |
| Absentee signing | Official POA (Tor Dor 21 / ท.ด.21) | May reference representation but cannot replace POA |
| Warranties & defaults | Not detailed on Garuda form | All in SPA (warranties, penalties, tax allocation, notices) |
| Language | Thai official form at Land Office | Bilingual SPA recommended (with a prevailing language clause) |
Summary
- Yes, you will sign the Land Office’s Garuda form — this is mandatory and is the document that gets officially filed.
- Your SPA is crucial for protection — but it stays off-record and is for enforcement if something goes wrong.
- If you can’t attend — use the Land Office’s own POA (commonly ท.ด.21).
FAQs
Does the Land Office accept my private SPA for registration?
No. The Land Office uses its own official, pre-printed form with the Garuda emblem. Your SPA is not the registrable instrument.
What is the “Garuda form”?
It’s shorthand for the Land Department’s official transfer paperwork bearing the Thai Garuda crest (e.g., sale via “Tor Dor 1” / ท.ด.1). You complete and sign it at the Land Office in front of the registrar.
What if I cannot be present on transfer day?
You must use the Land Department’s official power of attorney (often “Tor Dor 21” / ท.ด.21). A privately drafted POA won’t replace it.