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Power of Attorney (T.D. 21) for Accepting a Partial Sale of Land with Right of Redemption

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How it works

  1. 1

    Have the title deed ready

    The land details are copied from the first page of the title deed.

  2. 2

    Answer the questions

    Name the principal, the agent and the seller, the period and the prices; the assistant fills in the form in Thai.

  3. 3

    Download the PDF

    Print it, sign it before two witnesses and hand it to the agent.

About the document

Country:
Thailand
Category:
Land and property
How to fill:
Chat in any language → original form → PDF
Price:
form free · chat ฿149 per document
Last updated:

What this document is

This is the T.D. 21 power of attorney form (หนังสือมอบอำนาจ) of the Thai Department of Lands (กรมที่ดิน) for accepting a partial sale with right of redemption (รับซื้อฝากเฉพาะส่วน) — acquiring a share of a land plot under a sale with right of redemption (ขายฝาก).

In such a sale ownership of the share passes to the buyer, but the seller may buy it back within the agreed period for the agreed redemption price (สินไถ่). The buyer (ผู้รับซื้อฝาก) issues this power of attorney when they cannot attend the land office in person.

The Thai Civil and Commercial Code limits the redemption period for immovable property to 10 years and the redemption price to the sale price plus at most 15% per year. A separate 2019 Act protects sellers of agricultural and residential land under such sales; check the exact conditions with the land office.

Who fills it in and where it is filed

  • the principal — the buyer of the share under the right of redemption;
  • the agent — the person who will represent the principal at the land office;
  • the power of attorney is filed with the land office (สำนักงานที่ดิน) where the land is located, together with the deal documents;
  • foreigners generally cannot acquire land in Thailand, so the principal in this deal is usually a Thai citizen; a foreigner may act as the agent.

What the form asks for

  • land details from the title deed: map sheet, land number, survey page, title deed number, sub-district, district, province;
  • place and date (year in the Buddhist Era, พ.ศ.);
  • principal and agent: name in Thai script, Thai ID, age, ethnicity, nationality, parents' names, address, phone;
  • any building included in the deal (house / building / row house, storeys, number, house number);
  • redemption period in years, the seller, the sale price and the redemption price — in digits and in words;
  • the principal and two witnesses sign by hand.

Documents usually attached

  • signed copies of the ID card and house register (ทะเบียนบ้าน) of the principal and the agent; a foreigner attaches a passport copy;
  • the title deed (โฉนดที่ดิน), provided by the seller;
  • where relevant, spouse consent and name-change documents.

The form does not list all attachments, fees or processing times — check them with the land office.

How to fill it in with FoxDocs

  1. Answer the chat questions about the principal, the agent, the seller, the land and the deal terms.
  2. The assistant writes the values in Thai script, circles the right words, spells out the amounts and converts the year to พ.ศ.
  3. Download the PDF, check it, print it and sign it before two witnesses.

Source

Official file of the Thai Department of Lands: https://www.dol.go.th/DocLib2/%E0%B8%A3%E0%B8%B1%E0%B8%9A%E0%B8%8B%E0%B8%B7%E0%B9%89%E0%B8%AD%E0%B8%9D%E0%B8%B2%E0%B8%81%E0%B9%80%E0%B8%89%E0%B8%9E%E0%B8%B2%E0%B8%B0%E0%B8%AA%E0%B9%88%E0%B8%A7%E0%B8%99.pdf (archived copy: https://web.archive.org/web/20180613215700id_/http://www.dol.go.th:80/DocLib2/%E0%B8%A3%E0%B8%B1%E0%B8%9A%E0%B8%8B%E0%B8%B7%E0%B9%89%E0%B8%AD%E0%B8%9D%E0%B8%B2%E0%B8%81%E0%B9%80%E0%B8%89%E0%B8%9E%E0%B8%B2%E0%B8%B0%E0%B8%AA%E0%B9%88%E0%B8%A7%E0%B8%99.pdf, checked 2026-10-08).

Frequently asked questions

What is this power of attorney for?

It lets an agent register, at the land office, the buyer's acquisition of a share of land under a sale with right of redemption.

How does a "partial" sale differ from an ordinary sale with right of redemption?

The subject of the deal is not the whole plot but the share of one co-owner of a plot held under one title deed.

Can a foreigner be the principal?

Foreigners generally cannot acquire land in Thailand, so the land office will most likely refuse. A foreigner can act as the agent. Check with the land office.

In which language is the form filled in?

In Thai: names, addresses and amounts in words in Thai script, numbers in digits, the year in the Buddhist Era.

What redemption period can be set?

For immovable property the Thai Code allows at most 10 years. Additional rules of a 2019 Act apply to agricultural and residential land — check with the land office.

What if the agent is the seller?

The note on the form requires an added consent sentence so the agent may act in their own name and/or as the other party's representative. The assistant adds it to the additional powers.

What does registration cost and how long does it take?

The form does not say. Check fees, taxes and processing times with the land office.

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