Is RealSiam a law firm?

No. RealSiam is an independent information project. We don’t give legal advice and we don’t act for anyone in court. When you need a lawyer, we can introduce you to licensed Thai lawyers who have handled similar cases. You decide whether to hire them.

Does it cost anything?

No. The guides and introductions are free, and we will never ask you for money. Lawyers agree their fees with you directly, before any work starts.

How do you choose the lawyers you introduce?

They must hold a current licence from the Lawyers Council of Thailand, have handled property or insolvency cases for foreign clients, and work in English. We introduce people only to lawyers that we or other buyers have worked with. We take no money from developers, agents or brands.

Will you publish my story or my name?

Only if you ask us to, and only after you approve the text. Messages sent through the form stay confidential, and we never pass your details to a lawyer or another buyer without asking you first.

Can a foreigner own a condo in Thailand?

Yes, in your own name, as long as foreigners together own no more than 49% of the building’s saleable floor area and you bring the purchase money into Thailand in foreign currency. Proposals to raise the quota to 75% have been discussed since 2024 but are not law. See the buyer’s checklist.

Can a foreigner own land in Thailand?

Generally, no. A registered lease of up to 30 years is the usual alternative. Holding land through a Thai company with nominee shareholders is illegal, and since 2026 foreigners involved in nominee arrangements can also be referred for deportation.

Is a guaranteed rental yield really guaranteed?

Only by whoever signs the guarantee, and only as far as that company can pay. If the developer or hotel owner runs out of money, a guarantee from the same group is worth little. Ask who guarantees, with what assets, and whether a bank stands behind it.

Does an international hotel brand protect my investment?

Usually not. Hotel brands typically license their name and manage the hotel for its owner. They are rarely a party to your purchase contract and do not guarantee the developer’s promises. Ask the brand, in writing, what it guarantees. Our Wyndham Grand Nai Harn case file shows why.

My developer went bankrupt. How long do I have to file a claim?

In a bankruptcy, two months from the day the absolute receivership order is published in the Royal Gazette; creditors outside Thailand can ask the Official Receiver for up to two more months. In a business rehabilitation, one month from publication of the order appointing the plan preparer. See the bankruptcy guide.

I missed the deadline. Is everything lost?

Not necessarily. A late claim can be accepted if the court finds the delay was caused by force majeure, and you may still have claims against others: a related company that signed your contract, a guarantor, or a director who signed a cheque personally. Speak to a lawyer quickly.

Someone offers to recover my money for an upfront fee. Should I pay?

Be very careful. People who lost money on property are targeted by fake recovery agents and fake lawyers. Check any lawyer’s licence with the Lawyers Council of Thailand, never pay into a personal account, and never pay a “release fee” to get money back.

Can a company named on RealSiam reply?

Yes. Every case file is open to a right of reply, and we correct errors promptly. See corrections and right of reply.