HOW TO CHECK CONDOMINIUM UNIT BEFORE PURCHASING

In case the condominium is not yet completed:

1.         Every condominium projects require the construction license granted from the local           authorities under the Building Control Act B.E. 2522.

2.         The land where the condominium is situated must be evidenced only by “Chanode”          land deed. Check if the land is owned by the project owner. Also check if there is no any encumbrance other than mortgage on the land because the land with any encumbrance other than mortgage cannot be registered for condominium construction. If you do not trust the evidences provided by the project, the evidences can be rechecked at the local land office.

3.         Check the layout plan around the building if there is an access or not and if such access is public or private. In case of private access, check who owns such access and if such access is registered the servitude allowing the land where the condominium is situated to use such access.

4.         Keep all brochures and advertisement of the project safe. It may be used as an evidence for the future dispute or lawsuit.

5.         Check the name, address and legal status of the project owner. Also check if it is normal person or juristic person and if it has the right over the land where the condominium is situated or not. In case of juristic person, check if it is legal established or not and check its registered capital, its paid capital and a name list of its managing director. All above information can be checked at Department of Business Development.

6.         In case the condominium project has more than 80 units or has the utility space more than 4,000 square meters, the Environmental Impact Assessment (EIA) report approved the committee under the proclamation from Ministry of Natural Resources and Environment is needed.

7.         Check and keep record when the construction of the condominium will start and when the condominium will be completed.  

In case the condominium has already been completed:

1.         Check if the building is registered as the condominium and who apply for such register. The evidences can be rechecked at the local land office.

2.         Check and record the land deed’s number, layout plan of the building and the access of the building.

3.         Check if the list of private properties and common properties match with the project’s brochures and advertisement.

4.         Check all expenses aside of the condominium unit cost such as public services and utilities fee, common fee, maintenance fee and the fund under Section 40 of Condominium Act which should be paid in advance by the purchaser.

5.         Check if the regulations of the condominium’s juristic person are acceptable and legal.

6.         Keep all brochures and advertisement of the project safe. It may be used as an evidence for the future dispute or lawsuit especially in case of over-advertising or false advertising.

7.         Check the name, address and legal status of the project owner. Also check if it is normal person or juristic person and if it has the right over the land where the condominium is situated or not. In case of juristic person, check if it is legal established or not and check its registered capital, its paid capital and a name list of its managing director. All above information can be checked at Department of Business Development.

WHO ARE LABOR INSPECTORS AND WHAT IS THEIR POWER?

Labor  Inspectors  are  government  officials  with  the  authority  to  inspect  and  to  take  care  of  the  labor  matter  in  accordance  with  the  Law.  They  are  appointed  by  the  Labor  Minister.  They  are  empowered  to:

1.  enter  any  business  enterprise  or  office  of  the  employer  and  the  work  place  of  employees  for  inspection  including  the  power  to  inspect  books  of  accounts  and  records  and  take  photo  copies  thereof;

2.  summon  any  person  for  inquiries;

3.  order  in  writing  the  either  the  employer  or  employees  to  comply  with  the  Law.

4.  They  have  to  show  their  official  ID  cards  in  performing  the  above  duties  to  the  persons  concerned  who  will  have  to  accord  them  with  every  facility  in  performance  of  their  duties.

.  Inspector’s  Companion

                In  performing  the  duty  of  a  labor  inspector,  the  Director – General  or  his  assignee  may  provide  the  inspector  with  a  doctor  or  a  social  welfare  official  or  an  expert,  to  accompany  the  inspector  into  any  work  place  to  give  him  opinions  or  assist  him  in  performing  his  duty.

.  Service  of  document

                The  service  of  an  official  order  or  a  document  may  be  made  in  either  of  the  two  the  following  ways,  namely.

1.  By  registered  mail  with  returned  receipt;  or

2.  By  hand,  with  which  the  inspector  may  do  it  by  himself  or  by  an  official  having  the  duty  to  serve  such  a  document  at  the  domicile  or  living  place  of  the  receiver  on  the  person  himself  or  any  other  person  sui  juris  being  in  that  place.  In  the  case  of  such  other  person  receiving  the  document,  the  service  shall  be  effective  after  15  days  from  the  date  of  service.

By  huahin   Business   lawyer

www.k-huahinlawyer.com