Power of Attorney for Registration of Superficies (Thai Department of Lands, T.D. 21)

หนังสือมอบอำนาจ (ท.ด. 21) is the standard power of attorney form of Thailand’s Department of Lands (กรมที่ดิน). This version has the subject “สิทธิเหนือพื้นดิน” — superficies — printed on it: the right of a person to own a building, structure or plantation on or under another person’s land. With it the landowner (principal) authorises another person (agent) to register the superficies at the Land Office: file the application, give statements to the officer and sign until the registration is completed.

The form records the land as shown on the title deed (โฉนด): map sheet, land number, survey page, deed number, sub-district, district and province. The powers text names the superficiary (ผู้ทรงสิทธิเหนือพื้นดิน), the object (building, structure, plantation or other), whether it is above and/or below ground, the term in years or for life, and whether there is consideration. The form is filled in in Thai.

• the principal — the landowner named on the title deed (ผู้มอบอำนาจ), who grants the superficies;
• the agent — the person who goes to the Land Office (ผู้รับมอบอำนาจ);
• the superficiary — the person who receives the right; named in the powers text;
• two witnesses who certify the principal’s signature or fingerprint.

If the agent is the superficiary or represents the superficiary, the note on the form requires adding consent that the agent acts both in his or her own name and on behalf of the other party.

• place and date (year in the Buddhist Era, พ.ศ.);
• land details from the โฉนด title deed;
• name, Thai ID number, age, race, nationality, parents’ names, address and phone of the principal and of the agent;
• what the superficiary will own: a building (โรงเรือน), structure (สิ่งปลูกสร้าง), plantation (สิ่งเพาะปลูก) or other — above and/or below ground;
• the term in years, for the life of the landowner or for the life of the superficiary;
• whether there is consideration (no amount is written on the form);
• the superficiary’s title and name;
• signatures of the principal and two witnesses — by hand.

• the original title deed (โฉนดที่ดิน);
• copies of the principal’s ID card and house registration, signed by the principal;
• the agent’s ID card or passport;
• where relevant — marital status documents or the spouse’s consent, documents of the superficiary.

The exact list, fees, taxes and processing time are not stated on the form — check with the Land Office (สำนักงานที่ดิน) where the land is registered. Under the Thai Civil and Commercial Code a fixed-term superficies may not exceed 30 years; check any conditions for foreigners in advance.

1. Open the chat on this page and describe the transaction in any language: who owns the land, who will act as agent, which plot, who receives the superficies, for what and for how long.
2. Send photos of the title deed and ID cards or answer the questions — the assistant writes the data in Thai script and converts the year to พ.ศ.
3. Check the fields and download the PDF.
4. Print it, sign it before two witnesses and hand it to the agent with the title deed and copies of documents.

Thai Department of Lands form “หนังสือมอบอำนาจ (ท.ด. 21) — สิทธิเหนือพื้นดิน”: dol.go.th — power of attorney samples, สิทธิเหนือพื้นดิน; Department of Lands: dol.go.th. Checked on 2026-10-08. This is not legal advice.