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Power of Attorney for Transfer of Land in Settlement of Debt — Form T.D. 21, Thai Department of Lands

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How it works

  1. 1

    Describe the land and the debt

    Give the title deed details, the debtor, the creditor, the basis of the debt and its date in the chat.

  2. 2

    Name the parties

    Give the principal and the agent: names in Thai script, parents, addresses, phone numbers.

  3. 3

    Download the PDF

    Print it, write the ID numbers, sign with 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 power of attorney form (หนังสือมอบอำนาจ, form T.D. 21) of the Thai Department of Lands (กรมที่ดิน) with the printed subject “โอนชำระหนี้” — transfer in settlement of debt. With it the landowner (principal) authorises another person (agent) to register at the Land Office the transfer of the plot to a creditor in payment of a debt and to give statements to the officer on their behalf.

The powers text states: any building transferred together with the land; whose debt it is — the principal’s own or another person’s; the creditor who receives the land; and the basis of the debt — a contract or a written acknowledgment of debt (หนังสือรับสภาพหนี้) — with its date. The form is meant for land with a โฉนด title deed.

Who fills it in and where it is filed

  • principal — the landowner named on the title deed (โฉนด) who transfers the land in settlement of the debt;
  • agent — the person who attends the Land Office instead of the owner;
  • the power of attorney is filed at the Land Office (สำนักงานที่ดิน) where the land is located, when the transfer is registered;
  • it is signed by the principal and two witnesses; if the agent is the creditor or represents the creditor, the form’s note requires a consent clause.

What the form asks for

  • land details from the title deed: map sheet (ระวาง), parcel number, survey page, title deed number, sub-district, district, province;
  • place and date of signing, year in the Buddhist Era (B.E.);
  • principal and agent: name in Thai script, age, ethnicity, nationality, parents’ names, address per house registration, telephone;
  • building on the plot, if any: type, storeys, number of buildings, house number;
  • the debtor (the principal or another person), the creditor, the basis of the debt and its date;
  • the Thai ID number is written by hand in the boxes; signatures by hand.

What is usually attached

  • the original title deed (โฉนดที่ดิน);
  • signed copies of the Thai ID card (or passport) and house registration of the principal and the agent;
  • the contract or acknowledgment of debt referred to in the power of attorney;
  • if the principal is married, spousal consent may be required.

The form does not list all attachments, fees or processing times — check with the Land Office where the land is located.

How to fill it in with FoxDocs

  1. Answer the chat questions about the land, the debt, the creditor, the principal and the agent.
  2. The assistant writes the values in Thai script, circles the right printed words and converts years to B.E.
  3. Download the PDF, check it, write the ID numbers by hand and sign with two witnesses.

Source

Official file of the Thai Department of Lands: https://www.dol.go.th/media/716929789247754240/migration/2025/10/XTH5stoYfiuErmRQ7cJWS98B.pdf. Checked 2026-10-08.

Frequently asked questions

What is this power of attorney for?

It lets another person register at the Land Office the transfer of the owner’s land to a creditor in settlement of a debt and give statements to the officer on the owner’s behalf.

Can someone else’s debt be settled this way?

The form provides for it: the text states that the debt is either the principal’s own (ข้าพเจ้า) or that of another named person.

Can the land be transferred together with a house?

Yes. Then “พร้อมสิ่งปลูกสร้าง” is added to the subject, and the powers text states the building type, storeys, number of buildings and house number.

What if the agent is the creditor or the creditor’s representative?

The form’s note then requires adding the clause “และยินยอมให้ผู้รับมอบอำนาจเข้าทำการแทนในนามตนเองและ/หรือเป็นตัวแทนของอีกฝ่ายหนึ่งด้วย” — consent that the agent acts both in their own name and as representative of the other party.

Which language is used?

Thai: names, addresses and land details in Thai script as on the title deed and Thai documents; years in the Buddhist Era (B.E.).

How much does registration cost and how long does it take?

The form does not say. Check fees, taxes and processing times with the Land Office where the land is located.

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