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

This is the standard power of attorney of the Thai Department of Lands (form ท.ด. ๒๑, หนังสือมอบอำนาจ) in the version for "รับซื้อฝากที่ดิน" — accepting land under a sale with right of redemption (khai fak). In such a sale ownership passes to the buyer, but the seller keeps the right to buy the land back within an agreed period at an agreed redemption price.

With this form the buyer (the principal) authorises another person (the attorney) to register the transaction at the Land Office on their behalf and to make statements to the land officials. The text of the authority is printed on the form; the person filling it in adds the land, the parties, the period and the prices.

• the principal — the buyer who accepts the land with right of redemption (ผู้รับซื้อฝาก);
• the attorney — the person who goes to the Land Office instead of the principal;
• the form is presented at the Land Office (สำนักงานที่ดิน) responsible for the plot, together with the other transaction documents;
• as a general rule foreign individuals cannot acquire land in Thailand; if the principal is not a Thai national, check eligibility with the Land Office before signing.

• the plot: map sheet (ระวาง), land number, survey page, title deed (โฉนด) number, sub-district, district, province;
• the redemption period in years and, if buildings are included, their type, storeys, number and house number;
• place and date (year in the Buddhist Era, พ.ศ.);
• principal and attorney: name, Thai ID number, age, ethnicity, nationality, parents' names, address and phone;
• the seller's name, the sale price and the redemption price (in figures and in Thai words);
• handwritten signature or left-thumb print of the principal and signatures of two witnesses.

• under the Thai Civil and Commercial Code the redemption period for immovable property may not exceed 10 years;
• the redemption price may not exceed the actual sale price plus 15% per year;
• if the attorney is also the other party to the contract or represents them, the note on the form requires the consent wording "และยินยอมให้ผู้รับมอบอำนาจเข้าทำการแทนในนามตนเองและ/หรือเป็นตัวแทนของอีกฝ่ายหนึ่งด้วย".

This is general information, not legal advice. Check the details of your case with the Land Office or a lawyer.

• copies of the identity documents (Thai ID card or passport) and house registration of the principal and the attorney;
• the original title deed and the seller's documents (provided by the seller's side);
• other documents the Land Office requests for the registration.

The form does not list fees, taxes, stamp duty or processing times — check them with the Land Office.

1. Answer the chat questions about the plot, the principal, the attorney, the seller and the prices.
2. The assistant writes the values in Thai script, writes the amounts in Thai words, circles the printed options and converts the year to พ.ศ.
3. Download the PDF, check it and print it; write the Thai ID numbers of the principal and the attorney by hand in the printed boxes (if they have one) and sign it in front of two witnesses.

Official file of the 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.pdf (archived copy: https://web.archive.org/web/20180417104738id_/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.pdf; checked 2026-10-08).