Power of Attorney for Land Sale with Right of Redemption (Tor.Dor.21)

This is the standard power of attorney of Thailand’s Department of Lands (กรมที่ดิน) — form Tor.Dor.21 “หนังสือมอบอำนาจ” — with the Department’s sample wording for a sale with right of redemption (ขายฝาก, khai fak). The land owner authorises an attorney to register at the land office the sale of a titled plot (chanote) for a fixed period with the right to redeem, at the stated price and redemption price (สินไถ่).

A sale with right of redemption is governed by Thailand’s Civil and Commercial Code: ownership passes to the buyer, but the seller may buy the property back within the agreed period. For immovable property the period may not exceed 10 years (section 494), and the redemption price may not exceed the sale price plus 15% per year (section 499). For land used for farming or housing, a separate 2019 act (B.E. 2562) adds protections for the seller — check with the land office.

• the principal (ผู้มอบอำนาจ) — the land owner who cannot attend the land office in person;
• the attorney (ผู้รับมอบอำนาจ) — the person who will file the documents and give statements to the officer;
• two witnesses (พยาน) confirm the principal’s signature or fingerprint;
• if the attorney is the buyer or represents the buyer, the form requires adding a consent clause for such representation.

• land details from the chanote: map sheet (ระวาง), land no., survey page, title deed no., subdistrict, district, province;
• place and date of signing (Buddhist Era year, พ.ศ.);
• principal and attorney: name, 13-digit Thai ID number, age, race, nationality, parents’ names, address, phone;
• any building sold with the land: type, storeys, number, house no.;
• redemption period in years, the buyer, the sale price and the redemption price — in figures and in words.

• the original chanote of the plot;
• copies of the Thai ID cards and house registrations (ทะเบียนบ้าน) of the principal and the attorney;
• marital status documents and, for marital property, the spouse’s consent.

The exact list, fees, taxes and processing time are not stated on the form — check with the land office where the plot is registered. The form refers to the warnings on its reverse side (“คำเตือน”) — in the PDF they are on page 2, the official reverse of the Department of Lands Tor.Dor.21 form.

1. Open the chat on this page and describe the deal in any language.
2. Send photos of the chanote and ID cards or answer the questions — the assistant writes the details in Thai, converts the year to พ.ศ. and spells out the amounts.
3. Check the fields and download the PDF.
4. Print it; the principal signs in front of two witnesses; the attorney files it at the land office with the documents.

Department of Lands sample “ขายฝาก”: dol.go.th — ขายฝาก.pdf (web.archive.org, 2018); dol.go.th. Checked on 2026-10-08. This is not legal advice.