Due Diligence for International Transactions
Corporate Verification | Land Title Search | Risk Mitigation
Why is Due Diligence critical for Thai investment?
The Reality:
Investing in Thailand carries inherent risks due to opaque ownership structures, complex land laws, and language barriers. Due Diligence is the process of investigating a person or business prior to signing a contract. In Thailand, this is essential to verify: (1) Corporate Status: Is the company active or bankrupt? Who are the real directors? (2) Land Title: Is the Chanote genuine? Are there hidden mortgages or servitudes? (3) Litigation: Is the partner being sued? NYC Translation & Notary Services provides comprehensive investigative reports to protect your capital before it leaves your account.
- Land Check: Verify Chanote at the Land Department.
- Corporate Check: Verify DBD affidavit and shareholder list.
- Litigation Check: Check court records for lawsuits.
- Bankruptcy Check: Verify solvency status.
Unshakeable Authority: Your Eyes & Ears
Registered Legal Entity: Professional Investigation
NYC Translation & Notary Services Co., Ltd. (Reg No: 0435567000061) is a licensed law firm. We have legal standing to access government records that are not easily available to the public. Unlike private investigators who may use gray methods, our due diligence is conducted strictly through official channels (Department of Business Development, Land Department, Courts of Justice), ensuring the information we provide is legally admissible and accurate.
Meet Our Investigation Team
Lawyers who know where to look for hidden risks.
Head of Due Diligence
Specializes in corporate mergers and acquisitions. He analyzes financial statements and shareholder structures to uncover nominee arrangements.
Asset Tracer
Expert in tracking marital assets for divorce settlements. She investigates hidden properties and bank accounts to ensure fair division.
Background Verification
Conducts checks on employment history and criminal records for visa sponsorship. Ensures prospective employees are who they say they are.
Land & Title Auditor
Physically visits Land Offices to inspect the original title deed (Chanote) file. He checks for liens, servitudes, and boundary disputes.
Litigation Analyst
Searches the Central Bankruptcy Court and Civil Courts for pending lawsuits against potential business partners.
Contract Reviewer
Audits supply contracts and MOUs. She verifies that the signatory has the legal authority to bind the company.
Legal Knowledge Hub: Investigation Services
Comprehensive checks to secure your investment.
1. Company Affidavit Search (DBD)
The "Affidavit" (Nangsue Rab Rong) is the company's ID card. We pull the latest version (updated daily) to verify: Who are the directors? What is the registered capital? Is the company "Active," "Defunct," or "Bankrupt"? Who has signing authority? This is the first step in any B2B deal.
2. Land Title Search (Chanote)
Never buy land based on a photocopy. We go to the Land Department to inspect the Back of the Title Deed (Saraban). This page lists all mortgages, leases, and liens. We also check the cadastral map to ensure the land physically exists and has legal road access (not landlocked).
3. Director & Shareholder Background
We analyze the "Bor.Or.Jor. 5" (Shareholder List) to identify the Ultimate Beneficial Owners (UBO). We check if the directors appear on any "Blacklists" or have a history of fraud/litigation in other companies. This reveals if you are dealing with a reputable partner or a serial scammer.
4. Litigation & Bankruptcy Search
We query the databases of the Thai Courts of Justice and the Legal Execution Department. We check if the individual or company is a defendant in civil lawsuits or has been declared bankrupt. A bankrupt entity cannot legally sign contracts or transfer assets.
5. Financial Statement Analysis
We retrieve the audited financial statements filed with the DBD. Our team analyzes the balance sheet to see if the company has real assets or is a "Shell Company" with zero income. This helps assess creditworthiness before you supply goods or lend money.
6. Contract Review & Signatory Verification
Before you sign, we review the contract. We check if the person signing has the authority to bind the company (based on the Affidavit). We also flag unfair clauses or terms that violate Thai Public Order (and are thus void).
7. Factory & Site Visit
Digital records can be faked. For large orders, we offer physical site verification. We visit the registered address to confirm it is a real factory/office and not just a virtual address or an empty field.
8. Employment Verification
For HR purposes, we verify the employment history and educational qualifications of candidates. This is crucial for executive hires where fake degrees are a risk.
9. Intellectual Property (IP) Check
We check with the Department of Intellectual Property to see if a trademark or patent is validly registered and owned by the seller before you sign a licensing agreement.
10. Cross-Border Verification
If you are dealing with a foreign company in Thailand, we coordinate with our network to verify their status in their home country (e.g., verifying a Certificate of Good Standing from the UK or USA) to ensure the parent company is legitimate.
WARNING: The "Trust But Verify" Rule
Common scams in Thailand that Due Diligence prevents.
- The "Shell Company" Scam: You pay a deposit to a company that looks real on a website, but the DBD search reveals it has 0 Baht revenue and is owned by nominees.
- The "Duplicate Deed" Scam: The seller shows you a title deed. It looks real. But the official Land Dept records show the land was sold to someone else 6 months ago, or is heavily mortgaged. Only a Land Office check reveals this.
- The "Unauthorized Director" Scam: A manager signs a contract with you, but the Affidavit says only the CEO can sign. The contract is void, and you lose your money.
Don't guess. Investigate with NYC.
Success Stories: Risks Averted
Real-world examples of how our investigation saved clients money.
Case 1: The Landlocked Land
Client: US Investor buying land in Phuket.
Finding: Our Land Search revealed the plot had no legal road access (Servitude). The road shown by the agent was private property owned by a neighbor.
Outcome: Client walked away, saving 10 Million Baht on useless land.
Case 2: The Bankrupt Partner
Client: Exporter looking for a Thai distributor.
Finding: Litigation search showed the distributor was in the middle of bankruptcy proceedings and had 5 pending lawsuits for non-payment.
Outcome: Client found a safer partner.
Case 3: The Fake Director
Client: Signing a lease for a factory.
Finding: The person signing the lease claimed to be the owner, but the DBD Affidavit showed he resigned 2 years ago. He had no authority.
Outcome: We contacted the real directors and executed a valid lease.
Case 4: Hidden Mortgage
Client: Buying a condo resale.
Finding: Title deed check showed a mortgage to a private lender (loan shark) not a bank, which is harder to clear.
Outcome: We managed the closing at the Land Office to ensure the loan shark was paid and the mortgage lifted simultaneously with the transfer.
Case 5: Verification of Supplier
Client: Importing goods from a Thai factory.
Finding: Site visit revealed the "factory" address was an empty shophouse.
Outcome: Fraud avoided.
Frequently Asked Questions (FAQ)
How long does a Company Search take?
Basic DBD searches take 1 working day. Full reports with English translation and analysis take 2-3 working days.
Can you check personal bank accounts?
No. Bank secrecy laws prevent us from accessing personal financial records without a court order. We can only check public records (DBD, Land, Courts).
Is the report in English?
Yes. All original Thai government documents are summarized and key points translated into an English Due Diligence Report for your understanding.
Do I need the owner's permission to check a Title Deed?
Technically, Land Department records are public. However, we usually need a copy of the title deed to locate the file efficiently. We do not need explicit permission to check public encumbrances.
What is the cost?
Basic Company Search starts at 3,000 THB. Land Title Search starts at 5,000 THB (plus travel). Full Corporate Due Diligence packages are quoted based on scope.
Service Area Coverage: All of Thailand
We perform checks at Land Offices and Courts nationwide.
