BSJ Law Firm Thailand

เว็บไซต์

ข้อมูลติดต่อ แผนที่และเส้นทาง แบบฟอร์มติดต่อ เวลาทำการ บริการ คะแนนรีวิว รูปภาพ วิดีโอ และข่าวสารจาก BSJ Law Firm Thailand, Kwang Road, Chalong, Phuket

⚖️ BSJ Law Firm | Thailand
🛡️ Licensed Thai Attorneys • Legal Defense & Litigation
⚖️ Criminal • Admin • Corporate • Property • Visas
📍 Phuket • Bangkok
🌐 EN • 中文 • RU • TH
📞 24/7 Urgent Legal Assistance

17/09/2026

🚨 YOU FUNDED THE BUSINESS IN THAILAND. BUT DO YOU ACTUALLY CONTROL THE COMPANY?

You paid for the lease, construction, equipment, licences and launch of the project.

Then you discover that someone else is the registered director, your business partner controls the bank account, and the lease, licences and assets belong to a company you cannot independently manage.

Financing a business does not always give you legal control over the company or its assets.

⚠️ WHAT SHOULD YOU CHECK?

• Who is registered as director and authorised to sign?
• How are shareholder decisions made?
• Who controls the bank accounts and corporate documents?
• Which company holds the lease, licences and assets?
• Are your investments supported by a loan agreement and bank transfer records?

If a dispute arises, the investor may discover that they cannot access the company’s accounts, replace the director, control its assets or recover the money invested.

⚠️ A NOMINEE STRUCTURE IS NOT PROTECTION

Thai shareholders and directors must not be used merely to conceal foreign ownership or circumvent legal restrictions.

Pre-signed resignation letters, powers of attorney and verbal promises do not make an unlawful nominee structure legal. They may create additional risks.

Investor protection must be based on a lawful corporate structure, genuine arrangements and properly prepared documentation.

📌 HAVE YOU ALREADY INVESTED BUT ARE NOT SURE WHETHER YOU CONTROL THE BUSINESS?

BSJ Law Firm can review the corporate structure, director’s authority, financing documents, leases, licences and ownership of assets, and assess lawful restructuring options.

⚖️ BSJ LAW FIRM

📍 Phuket | Bangkok
⚖️ Licensed Thai Attorneys
📞 +66 81 970 8820
📧 [email protected]
💬 Telegram: https://t.me/BSJ_LAW_BOT

Each structure requires an individual legal review. This publication is provided for general informational purposes and does not constitute individual legal advice.

14/09/2026

⚖️ YOU WON THE CASE IN THAILAND. BUT WILL YOU ACTUALLY GET PAID?

The court has ruled in your favour and ordered the opposing party to repay a debt, return your money or perform another obligation.

It may seem that the case is over.

However, obtaining a court judgment and actually receiving the money are not always the same thing.

If the judgment debtor does not comply voluntarily, the creditor may need to proceed to the next stage — legal ex*****on.

⚠️ WHAT HAPPENS AFTER THE JUDGMENT?

The first step is to determine:

• whether the judgment is final and enforceable;
• whether the period for voluntary compliance has expired;
• whether an appeal or application to stay ex*****on has been filed;
• whether the debtor owns money, property, vehicles, company shares or other assets;
• whether the debtor is undergoing liquidation or bankruptcy proceedings.

A successful judgment does not mean that the awarded amount will automatically be transferred to the creditor.

🔍 WHAT IF THE DEBTOR DOES NOT PAY?

Depending on the circumstances, the creditor may apply for enforcement of the judgment.

Possible measures may include:

• attachment of the debtor’s funds;
• seizure of property or other legal rights;
• enforcement against real estate or other assets;
• sale of seized property through public auction;
• distribution of recovered funds following the applicable legal procedure.

The appropriate measures will depend on the terms of the judgment, the nature of the debt, the debtor’s legal and financial status, and whether the debtor owns assets that may lawfully be subject to enforcement.

🏢 WHAT IF THE DEBTOR IS A COMPANY?

It may be necessary to determine whether the company is still operating and whether it owns bank accounts, real estate, vehicles, equipment, receivables or other assets.

Where an active company owns sufficient assets, voluntary payment may sometimes be more practical than allowing the matter to proceed to asset seizure and public auction.

However, if the company has stopped operating, is undergoing liquidation or bankruptcy, or has no identifiable assets, actual recovery may become significantly more difficult.

⏳ WHY SHOULD YOU NOT DELAY?

The time available for enforcing a judgment is limited.

During any delay, the debtor may cease operations, change the way assets are held or become subject to claims from other creditors.

An early assessment can help determine:

• what assets exist;
• who legally owns them;
• whether they are already mortgaged, seized or subject to other claims;
• which enforcement measures may be appropriate;
• whether further recovery action is commercially reasonable.

📌 IMPORTANT TO UNDERSTAND

Court proceedings and legal ex*****on are separate stages of legal work.

Asset investigation, obtaining ex*****on documents, dealing with the relevant authorities, seizing property and arranging a public auction may require additional procedures, expenses and legal representation.

The scope and cost of enforcement work should therefore be agreed separately.

📩 DO YOU HAVE AN UNENFORCED THAI COURT JUDGMENT?

Contact BSJ Law Firm to arrange an initial review of the judgment, the available enforcement options and whether an asset investigation may be required.

⚖️ BSJ LAW FIRM

Legal assistance with litigation, debt recovery, asset investigation, enforcement of court judgments and public auction proceedings in Thailand.

📍 Phuket | Bangkok
⚖️ Licensed Thai Attorneys
📞 +66 81 970 8820
💬 Telegram: https://t.me/BSJ_LAW_BOT

Each matter requires an individual review of the judgment, supporting documents, procedural deadlines and the debtor’s financial position. This publication is provided for general informational purposes and does not constitute individual legal advice.

11/09/2026

🚨 YOU PAID FOR THE CONDO IN FULL. BUT DO YOU LEGALLY OWN IT?

You signed the agreement, paid the full purchase price, received the keys and may already be living in the condominium or renting it out.

Then you discover that ownership was never registered in your name at the Land Office.

Even worse, the unit may have been mortgaged, seized or placed on a public auction list because of debts owed by the developer or registered owner.

⚠️ IS FULL PAYMENT ENOUGH?

Not always.

The agreement, receipts, bank transfers and possession of the property may be important evidence of your rights against the seller.

However, they do not replace the official registration of the ownership transfer.

Until the transfer is registered, the developer, seller or another party may still appear as the legal owner.

🏢 WHAT ARE THE RISKS?

If the condominium remains registered in someone else’s name:

• it may be subject to a mortgage or another encumbrance;
• a creditor may seek enforcement against it;
• the unit may be seized or listed for public auction;
• court action may be required to obtain ownership or recover the money paid.

The buyer does not necessarily lose all rights, but the available remedies will depend on the contract, payment evidence, registration records and the timing of any mortgage, seizure or court proceedings.

🔍 BEFORE BUYING, CHECK:

• the registered owner of the unit;
• existing mortgages, seizures and encumbrances;
• the foreign ownership quota;
• the deadline and conditions for transferring ownership;
• the consequences if the seller fails to complete the transfer.

Where possible, the final payment should be connected to the actual registration of ownership.

📌 ALREADY PAID, BUT THE UNIT IS NOT IN YOUR NAME?

Do not rely only on verbal promises.

Obtain updated records from the Land Office, check whether the property is involved in enforcement or auction proceedings, preserve all contracts and payment evidence, and avoid signing new settlements, waivers or “buyback” agreements without legal review.

If the property has already been seized or listed for auction, time may be critical.

⚖️ BSJ LAW FIRM

Legal assistance with property purchases, ownership registration, breach of contract, mortgages, enforcement proceedings and litigation in Thailand.

📍 Phuket | Bangkok
⚖️ Licensed Thai Attorneys
📞 +66 81 970 8820
📧 [email protected]
💬 Telegram: https://t.me/BSJ_LAW_BOT

Each case requires an individual review of the documents and official records. This publication is for general informational purposes and does not constitute individual legal advice.

09/09/2026

🏠 RENTAL DEPOSIT NOT RETURNED IN THAILAND?

Your lease has ended. You returned the keys. Then the landlord or agent informs you that part — or all — of your security deposit will be withheld.

Common reasons given include:

• cleaning or deep-cleaning fees;
• repainting walls;
• mattress or sofa cleaning;
• furniture repairs or replacement;
• scratches, marks or other alleged damage.

An itemized deduction list does not automatically mean that every charge is justified.

⚖️ BEFORE ACCEPTING ANY DEDUCTIONS, ASK FOR EVIDENCE

If money is being withheld for alleged damage or repairs, request:

• a detailed breakdown of each deduction;
• clear photographs showing the alleged damage;
• move-in and move-out condition reports, if available;
• receipts, tax invoices or genuine third-party repair quotations;
• the relevant provision of your lease relied upon for the deduction.

Ordinary deterioration from reasonable use should be distinguished from actual damage caused by the tenant.

Charges for cleaning, repainting, repairs or replacement should also be supported by evidence and should reflect the actual circumstances — not simply an arbitrary amount chosen after checkout.

🇹🇭 CAN YOU COMPLAIN TO OCPB?

Depending on the nature of the tenancy and the status of the landlord or rental business, Thailand’s consumer protection rules governing residential leasing may apply.

Where applicable, a tenant may submit a complaint to the Office of the Consumer Protection Board (OCPB / สคบ.).

OCPB proceedings may provide a practical route for requesting documents, bringing the parties together and attempting to resolve the dispute.

Filing an OCPB complaint is free and you do not necessarily need a lawyer to submit one.

However, an OCPB complaint and a court claim are different procedures. Do not assume that filing a complaint automatically suspends or extends any legal limitation period applicable to your claim.

👨‍⚖️ WHEN SHOULD YOU SPEAK TO A LAWYER?

Legal assistance may be appropriate when a substantial deposit is being withheld, the landlord or agent refuses to provide supporting evidence, the claimed repair costs appear excessive, negotiations have failed, or formal recovery proceedings may be necessary.

Depending on the circumstances, the next step may include a formal demand, OCPB proceedings, negotiation or a civil claim.

📑 DEPOSIT BEING WITHHELD?

Send BSJ:

• your lease agreement;
• proof of deposit payment;
• move-in and move-out photos/videos;
• the landlord’s deduction statement or invoices; and
• your correspondence with the landlord or agent.

Our lawyers can review the documents and advise you on the appropriate next step.

⚖️ BSJ LAW FIRM
Licensed Thai Lawyers
Phuket • Bangkok

📞 Phone / WhatsApp: +66 81 970 8820
💬 Telegram:

02/09/2026

⚖️ YOUR BUSINESS. YOUR LAWYER.

Your company may not need a full-time in-house lawyer.

But having legal counsel that already understands your business, contracts and corporate structure can help prevent costly mistakes.

Many businesses contact a lawyer only after something has already gone wrong:

• A contract has been signed.
• A payment has been made.
• An employee has been terminated.
• A dispute with a customer, supplier, landlord or contractor has escalated.
• A government authority has sent a notice or requested documents.

At that point, the question becomes:

“What can we do now?”

In many cases, consulting a lawyer before taking action can make a significant difference.

🏢 BUSINESS LEGAL RETAINER

BSJ Law Firm provides ongoing legal support for companies operating in Thailand.

Under a Legal Retainer arrangement, your company has regular access to Thai legal counsel without the need to employ a full-time in-house lawyer.

Depending on the agreed scope, legal support may include:

• reviewing contracts before you sign;
• advising on contractual rights and obligations;
• reviewing legal notices, demands and correspondence;
• advising on employment and termination matters;
• assisting with disputes involving customers, suppliers, landlords or contractors;
• providing corporate and regulatory guidance;
• identifying legal risks before important business decisions;
• advising management on practical options under Thai law.

💼 WHY CONTINUITY MATTERS

Over time, your lawyer becomes familiar with your business model, contracts, corporate structure and recurring legal issues.

When a problem arises, you are not starting from zero with someone who knows nothing about your company.

You already have someone to call.

A simple rule can help prevent expensive mistakes:

BEFORE YOU SIGN, TERMINATE, PAY, RESPOND OR TAKE ACTION — ASK YOUR LAWYER.

⚖️ FLEXIBLE LEGAL SUPPORT FOR YOUR BUSINESS

Legal Retainer arrangements can be tailored to the actual needs and expected workload of each company.

Court proceedings, litigation, police representation, complex transactions and other matters outside the agreed scope may be handled separately when required.

📍 Phuket | Bangkok
⚖️ Licensed Thai Attorneys
📞 +66 81 970 8820
💬 Telegram: https://t.me/BSJ_LAW_BOT

Legal support for businesses operating in Thailand.

The scope and terms of Legal Retainer services are agreed individually with each client. This publication is provided for general informational purposes and does not constitute individual legal advice.

31/08/2026

🔵 SAP-ING-SITH: A LEGAL ALTERNATIVE TO NOMINEE PROPERTY STRUCTURES IN THAILAND?

With increased scrutiny of Thai companies holding land in connection with foreign interests, many foreign property owners are asking an important question:

If nominee shareholder structures are risky, what legal alternatives are available to foreigners in Thailand?

One option that remains relatively unknown among foreign investors is SAP-ING-SITH (ทรัพย์อิงสิทธิ).

⚖️ WHAT IS SAP-ING-SITH?

SAP-ING-SITH is a special property right under Thai law that can be registered with the Land Office for a period of up to 30 years.

Upon registration, the Land Office issues an official Sap-Ing-Sith Certificate (หนังสือรับรองทรัพย์อิงสิทธิ).

⚠️ It is important to understand: SAP-ING-SITH does not give a foreigner ownership of the land.

Legal ownership of the land remains with the registered landowner.

However, subject to applicable law and registration requirements, a registered SAP-ING-SITH right may be:

• transferred to another person;
• inherited;
• mortgaged;
• maintained even if ownership of the property changes.

Transfer or inheritance does not create a new 30-year period. The new holder receives the right only for the remaining registered term.

🇹🇭 CAN A FOREIGNER HOLD SAP-ING-SITH?

Foreign nationality does not, by itself, prevent a person from holding SAP-ING-SITH.

For this reason, it may be considered as one legal tool for structuring a foreign investor’s long-term rights to property in Thailand without transferring ownership of the land to the foreigner or relying on nominee Thai shareholders to circumvent Thai law.

However, SAP-ING-SITH is not a universal solution.

Depending on the property and the investor’s objectives, other legal mechanisms may also be appropriate:

Leasehold • SAP-ING-SITH • Superficies • Usufruct • Condominium Freehold

Each provides different rights, protections and legal consequences.

🚨 WHAT IF YOUR PROPERTY IS ALREADY HELD THROUGH A THAI COMPANY?

Do not automatically transfer property, change shareholders or directors, or restructure the company simply because another legal option appears safer.

This is particularly important if the company has already been contacted by the Department of Business Development (DBD), Land Office, police or another Thai government authority.

Before making changes, the existing structure should be reviewed, including:

• legal ownership of the land and buildings;
• source of funds used for the acquisition;
• shareholders and their actual roles;
• existing agreements and registered encumbrances;
• potential tax consequences;
• the owner’s long-term objectives.

Only after reviewing the individual circumstances can an appropriate legal structure be determined.

⚖️ BSJ LAW FIRM

If you are planning to purchase property in Thailand, already hold a villa or land through a Thai company, or want to review your current ownership or corporate structure, seek legal advice before signing agreements, transferring assets or making corporate changes.

Every property and corporate structure requires an individual legal assessment.

📍 Phuket | Bangkok
⚖️ Licensed Thai Attorneys
📞 +66 81 970 8820
💬 Telegram:

Legal assistance in Thailand for foreign individuals, property owners and investors.

This publication is provided for general informational purposes only and does not constitute individual legal advice.

27/08/2026

🚨 HAS THE DBD OR LAND OFFICE ALREADY CONTACTED YOUR COMPANY?

In our previous post, we explained why foreign property owners using Thai companies should review their corporate and ownership structures before an official investigation begins.

But what if the authorities have already contacted you?

If you have received a request for documents, summons, notice, or official order from the Department of Business Development (DBD), Land Office, police, or another Thai government authority in connection with a company holding land or property, your next steps matter.

⚠️ DO NOT RUSH TO “FIX” THE STRUCTURE YOURSELF.

Once an official inquiry has begun:

• Do not ignore official correspondence or deadlines.
• Do not rush to change shareholders or directors.
• Do not transfer land, property, shares, or company assets without first assessing the legal consequences.
• Do not create or sign new agreements intended to alter the existing structure without legal review.

Any changes made after an official inquiry has begun should be carefully considered, as they may be relevant to the authorities’ assessment.

⚖️ WHAT COULD HAPPEN NEXT?

That depends on the facts of the individual case.

Authorities may examine:

• the shareholder structure;
• sources of funds;
• the actual roles of Thai and foreign shareholders;
• company management and decision-making;
• the circumstances surrounding the acquisition of land;
• corporate and financial documentation.

Depending on the findings and applicable law, the matter may involve administrative measures, an order requiring disposal of land, and potentially other legal proceedings.

However, receiving an inquiry or notice does not by itself mean that the property will be immediately seized or that criminal proceedings have already commenced.

📄 RECEIVED A LAND DISPOSAL ORDER?

It should be reviewed promptly.

The document should be examined to determine:

• the legal basis of the order;
• the applicable deadline and procedural requirements;
• the findings made by the authorities;
• whether any objection, appeal, or court remedy may be available;
• what lawful options remain for the company and property owner.

Do not assume that every Land Disposal Order has the same consequences or requires the same response.

🛡️ HOW CAN A LAWYER ASSIST?

Depending on the circumstances, legal assistance may include:

✓ Reviewing DBD, Land Office, police, or other government documents
✓ Examining the company and shareholder structure
✓ Reviewing source-of-funds and supporting documentation
✓ Assessing administrative and potential criminal exposure
✓ Representing the client before Thai government authorities
✓ Assessing available objections, appeals, or court remedies
✓ Developing an appropriate lawful strategy for the company and property

🏛️ BSJ LAW FIRM — THAILAND

Cases are handled by licensed Thai lawyers.

📍 Bangkok Head Office
📍 Phuket Branch

Already received a letter, summons, request for documents, or official order?

Before changing your company structure or transferring assets, have the documents and circumstances legally reviewed.

Contact BSJ Law Firm for a confidential legal assessment.

📱 WhatsApp: +66 81 970 8820
💬 Telegram: https://t.me/bsj_law_bot

This publication is provided for general informational purposes only and does not constitute individual legal advice. The legal consequences, procedures, deadlines, and available remedies depend on the specific documents and circumstances of each case.

26/08/2026

⚠️ DO YOU OWN A VILLA OR LAND THROUGH A THAI COMPANY?

In 2026, Thailand has intensified its scrutiny of nominee structures.

If your villa, house, or land is held through a Thai company, it is particularly important to review whether the actual ownership structure corresponds with the company’s documentation and complies with Thai law.

Authorities may look beyond simply whose names appear on the shareholder list.

🔎 WHAT MAY AUTHORITIES EXAMINE?

• Who actually paid for the Thai shareholders’ shares?
• Can the Thai shareholders demonstrate the source of those funds?
• Do the company’s financial transactions correspond with its registered shareholding structure?
• What are the actual roles of the Thai and foreign shareholders?
• Who participates in the management and decision-making of the company?
• How did the company acquire the land?
• Do the corporate documents reflect the actual circumstances?

The fact that a company has majority Thai shareholding does not automatically mean that its structure complies with Thai law.

🏠 WHY SHOULD YOU REVIEW YOUR STRUCTURE IN ADVANCE?

Potential issues are significantly easier to identify and legally assess before receiving an inquiry from the Department of Business Development (DBD), Land Office, police, or another government authority.

A preventive legal review may include:

✓ Review of the company and shareholder structure
✓ Analysis of sources of funds
✓ Review of corporate documents
✓ Analysis of the property ownership structure
✓ Assessment of potential legal risks

⚖️ Don’t wait for an official investigation to find out whether there is a problem.

🏛️ BSJ LAW FIRM — THAILAND

Cases are handled by licensed Thai lawyers.

📍 Bangkok Head Office
📍 Phuket Branch

Concerned about your company or property structure?

Contact BSJ Law Firm for a confidential legal assessment of your corporate structure and supporting documents.

📱 WhatsApp: +66 81 970 8820
💬 Telegram: https://t.me/bsj_law_bot

This publication is provided for general informational purposes only and does not constitute individual legal advice. Each corporate and property ownership structure requires an individual legal assessment.

24/08/2026

⚖️ MEET OUR LAWYER | MR. PARINYA JITTIJEDSADAPORN

BSJ Law Firm is pleased to introduce Mr. Parinya Jittijedsadaporn, a licensed Thai Attorney-at-Law with 17 years of legal experience.

🎓 Education
Bachelor of Laws (LL.B.)
Ramkhamhaeng University

⚖️ Professional Qualifications
• Licensed Attorney-at-Law
• Lawyers Council of Thailand under the Royal Patronage
• Thai Bar Association Member
• Notarial Services Attorney

🏛️ Areas of Practice
• Criminal Law
• Civil Litigation
• Administrative Law
• Intellectual Property Law
• Small Claims & Court Proceedings

With extensive experience in legal practice and litigation, Mr. Parinya represents and advises both Thai and international clients in legal matters throughout Thailand.

นายปริญญา จิตติเจษฎาภรณ์
Attorney-at-Law

BSJ LAW FIRM
Bangkok Head Office • Phuket Branch

20/08/2026

🚔 Detained by Police in Thailand. What Should You Do?

Being detained or taken to a police station in Thailand is not the time to try to “sort everything out on the spot” by yourself. Not understanding the Thai language or your legal status can lead to serious consequences.

📌 What you should do:

1️⃣ Stay calm and do not resist

Physical resistance, aggression, or attempting to flee can make your situation worse and may result in additional legal consequences.

2️⃣ Find out why you are being detained

Try to understand why you have been brought to the police station and in what capacity — as a witness, suspect, or detained person.

3️⃣ Ask to contact a lawyer

Do not rush into giving detailed statements or explaining what happened before consulting a licensed Thai lawyer.

A useful phrase to tell the officers:

“I need a lawyer before signing anything.”

4️⃣ Do not sign documents you do not understand

Do not sign an arrest record (บันทึกการจับกุม), interrogation record, statement, or any other document in Thai if you do not fully understand its contents — even if you are told that it is “just a formality.”

A signed document may later have significant evidentiary value in your case.

5️⃣ If you do not understand Thai, request an interpreter

A language barrier can be particularly serious when giving statements, being informed of allegations or charges, or signing procedural documents.

6️⃣ Never attempt to bribe a police officer

Do not offer money, gifts, or any other benefit in exchange for your release or for a case to be dropped. Such actions may themselves result in separate criminal liability.

7️⃣ Inform your lawyer or someone you trust of your location

If possible, provide the exact name of the police station, the name or details of the officer handling the matter, and any information you have about the alleged offense or charges.

8️⃣ Ask about the possibility of bail (ประกันตัว)

Depending on the alleged offense, the stage of proceedings, and other circumstances, temporary release on bail may be possible.

A lawyer can assess your situation, prepare the necessary documents, and assist with the bail application process.

⚠️ Important: What happens during the first hours after detention — initial explanations, statements, police records, and documents you sign — can significantly affect how the case develops.

⚖️ BSJ LAW FIRM

Licensed legal representation for criminal and administrative matters in Thailand. Emergency legal assistance in Phuket and Bangkok.

🏢 Phuket Office: Kwang Rd / Thep Anusorn, Chalong
📞 Phone: +66 81 970 8820
🌐 Website: thailawyer.axistart.com
📩 Urgent legal assistance & consultation:

This material is provided for general informational purposes only. Every case requires an individual legal assessment.

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Kwang Road, Chalong
Phuket
83000

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https://thailawyer.axistart.com/en/

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BSJ Law Firm Thailand

17/09/2026

14/09/2026

11/09/2026

09/09/2026

02/09/2026

31/08/2026

27/08/2026

26/08/2026

24/08/2026

20/08/2026

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