Solicitors & Estate Agents

Thailand Solicitor Services All our transactions are verified by an established and fully qualified registered Thai Solicitor. Thai law forbids foreigners to buy land. But doesn't forbid foreign owned companies to own land. Thousands buy land every year. On the day of your purchase our solicitor will form a Thai owned company in your name.

 

The company owns the property and you own the company. It is also possible to buy an apartment, known in Thailand as a condominium in a foreigners own name. All such buildings have to have 51 out of a hundred units owned by Thai people. The other 49 are sold to foreign investors. Of course if the foreigners quota is filled you simply buy with your Thai company.

 

Estate Agents We have an exclusive agreement with Pattaya's leading estate agent. We have contacts and links with all the others. We have direct contact with the areas main developers. If we buy from a private individual or other agent, all stages of the transaction will be run by our team.

 

Loan Calculator We prepare detailed income/expense accounts for all our managed properties. We have cost and income sheets for all our previous projects and these are available for you to inspect for the project your are considering.

CLICK HERE TO DOWNLOAD (134kb)

 

Management

Dyson Estates is a strategic alliance of companies with expertise in property management and property investment. We specialise in building individually tailored property portfolios for our clients who are looking to invest in residential property or commercial property in the North West of England, Eastern Europe, Turkey or Thailand. Our strategy is simple: We utilise our property investors' capital to purchase property in bulk. And we are therefore able to negotiate discounts off the market value of the property we buy.

Tax Issues

Your property purchase will be subject to a property transfer tax. This is based on the Land Office valuation, not the retail sale price of the property.

 

Other factors primarily affect the price:

Length of ownership by the present owner also effect the rate of tax.

Properties owned for Less than five years are taxed at a higher rate.

 

There are three ways the tax can be paid:

1. The present owner pays.

2. The present buyer pays.

3. The cost is split 50/50 between the buyer and the owner. (This is the most common method.)

 

When transferring money for your property purchase it must be done in foreign currency then obtain documentation called a Tor Tor sam thus avoiding capital gains tax should you sell your property. In Thailand we offer a full package from sourcing a property, management of tenants to paying the funds into your account. Contact us and we will be happy to discuss your individual needs

Buying Tips:

A real estate purchase can very easily be overwhelming, but it doesn't have to be. Here are some tips to help you along the way.

 

1. Make your home wish list.

2. Consult with Dyson Estates regarding neighbourhoods, homes and financing options.

3. Search for your new home.

4. Make an offer on the home you choose.

5. Earnest money deposit (subject to home inspection, financing etc.)

6. Acceptance of contract

7. Apply for a mortgage

8. Mortgage is approved.

9. Have inspections for hazards and termites done.

10. Contact the utility companies.

11. Pre-settlement inspection.

12. Settlement

13. Moving Day!

 

Common Pitfalls of Purchasing Whether you are purchasing for the first time, wish to upgrade your current residence, or are relocating to a new area, many questions arise, as do emotions. Everyday purchasers make life-altering decisions with less than 20 minutes of dedicated viewing and investigation. Any errors that occur as a result of a lack of planning can seriously hamper your financial standing, and even unduly affect the long-term happiness of your family.

 

To outmaneuver and avoid grave errors, take into account the following common pitfalls when purchasing:

 

1. Paying Too Much

Without the aid and assistance of an Estate Agent, purchasers often pay far more than fair market value. It is not uncommon to hear horror stories where huge amounts of money were wasted because the market was unknown. Market areas differ - what you sold your last home for does not necessarily equate to equal pricing structures in your new neighbourhood. Your Estate Agent will know what is locally considered good value for your money.

 

2. Too Much of a Fixer Upper

You've heard the stories or maybe even made the comments yourself, "It's only superficial, and It won't take too much money to fix that, we can renovate on the weekends, or I didn't realize it would consist of hiring a structural repair artist.

 

Nightmares happen when you take on more than you can handle. Purchasing a fixer-upper can equate to replacing everything and still ending up with a very expensive brand new old car!

 

3. Wrong Type of Neighbourhood

Once you locate a home that appears to fit everyone's needs, take a second look! If you originally viewed the property on a weekend, drive by during weekday rush hour. Check with the local municipal authorities to see if a major highway plan is in the works - one that will produce a backyard oasis of incessant noise. Investigate airport extensions and shopping centre improvements. Heavy traffic blaring into your quiet serenity can destroy your solitude.

 

Consider your outdoor lifestyle. Do you hold family barbecues, enjoy sitting outside, or invite family and friends to vacation with their recreational vehicles in your backyard? In many cases, excessive traffic noise can hamper a quiet conversation by the creek. You may also find out for the first time just how lightly you sleep. There are also the potential toxic fumes leaking from vehicle exhaust. Do you want your children and yourselves breathing this in? It may take only a month or two to realize the grave mistakes you've made.

 

4. Buying Outside of Your Budget

We are all familiar with more funds going out than what is coming in. Kids these days always want the best regardless of whether you can really afford it or not. It is easy for a Real Estate agent to nod their head and make the quick commission, fully realizing that one year later when the marriage is on the rocks that they will be earning another commission as the property is on the market again.

 

Careful budgeting is the order of the day! First time purchasers be warned that it is very easy to buy beyond your means, as you count on dual incomes until the new baby arrives. It is better to buy the home you need and can comfortably afford than experience being forced to sell and buy down. House rich and cash poor is not the way to experience life!

 

On the opposite end of the scale is purchasing a home that offers less function and feature than what you really need. Inevitably, you will end up purchasing the right home and have to bear the cost of reselling and moving again.

 

5. Over or Underestimating Your Housing Needs

A mistake can occur when you purchase with only the immediate timeframe in mind. You opted for no family room, and three months later are delighted to learn your first child is on its way. Or your children all leave home in the same year and now you find yourself rambling around in empty rooms! On the other hand, when parents downsize too early, they find their adult children have rebounded with a few extra additions! Consider all your options carefully. Saving your hard earned money is a definite plan!

 

6. Retirement & Condo/Apartment Living

You are now both retired from the workplace and are beginning to contemplate that a smaller residence is just what the doctor ordered. No more high maintenance yard work or too many rooms to clean. A year after moving to what was once just the right size for the two of you, you find yourself missing those workshop projects that the family loves to receive, or tending the garden you spent years creating. Perhaps you are now facing widowhood and the condo walls speak too many memories. Purchasing a condo or apartment too early for your lifestyle is a grave error that can be avoided. Determine your needs realistically:

Are the local amenities close by?

Is the Club - House open to family members, especially children, vacationing?

Do you prefer a 55 and older building?

Do the Building-Rules forbid small pets?

Are you in the same age bracket as the current residents?

Is it a couple-oriented building, or singles only?

What are the noise restrictions?

Can hanging baskets and lawn chairs decorate your balcony?

How many parking stalls per unit?

Can you perform minor car repairs?

Is the personal and building security systems to your liking?

These are just a few of the questions that require answers before you enter into a binding contract. Discuss these questions with your Dyson Estate agents, allowing their expertise to guide you to just the right home - one that meets all your personal needs, and one that also fulfills your dreams.

 

7. Overlooking Schools and Children

Is your new home close enough for the children to walk to their new school, is there bus service just down the street, does the school offer academics suitable to your children's needs, or is one right next door and you've reached a point in your life where you would prefer quiet solitude?

 

Caught up in the passion of your new home, it is easy to overlook and undermine these questions. After six months of taxiing your children to and from school, you may find yourself experiencing the need for more freedom. By graduation, your children may find that had they attended another secondary school, the university prerequisites would have been fulfilled. You may thoroughly enjoy sitting alone in your private backyard only to find recess noise and the school's outdoor gym activities hamper your need for solitude. Determine the answers with your Real Estate agent before signing on the dotted line!

 

8. Yard Maintenance

The thought of your own swimming pool, the manicured lawns, or the beautiful Tropical garden in full bloom. It's lovely to look at, but do you want to spend the time required to keep everything in top working order? Do you have the funds required to hire a full-time landscape architect? In some cases, you may be better suited for townhouse living where yard maintenance is part of the contract, and the local recreation centre offers swimming and exercise programs tailored to your lifestyle needs.

 

9. Title Searches

Encumbrances, right of ways, easements, tax liens, builder's liens, leases, an undisclosed co-owner....

 

10. Property Surveys

Review the original property survey:

Is the neighbour's fence where is should be?

Is the home too close to the property line?

Is there room for the addition you are planning?

Are zoning regulations violated?
Discuss these details with us. Have visible survey posts inserted into the ground so you can see if there is room for that new workshop or pool.

 

11.Municipal By-Law Restrictions

Educate yourself! Consult with your Real Estate agent and local municipal authorities to learn of any anomalies and restrictions that apply to the property. Do you intend to convert the basement into an in-law suite? Can you run your commercial business from home? Is there a seniors residence next door that prohibits noise after 9:00 p.m.? Can you park your recreational vehicle in that three-car driveway?

 

12. Structural Defects

Consider an independent home inspection. Careful examination by a professional will remove all doubts! Is that tiny crack in the foundation a repair nightmare or merely settlement? Are the walls infected with termites? Does your budget have room for a fortune in reconstruction costs?

 

For a few thousand Baht you can obtain an extensive inspection report that will point you to any structural defects in the building. Ascertain the cost of repairs prior to entering into a binding contract. Write your purchase contract subject to a satisfactory home inspection so you can renegotiate if the repairs are beyond your current budget. Or opt for another home more suitable to your needs.

 

13. Unexpected Costs

It is not unusual to reach settlement stage only to find that hidden expenses have occurred. Such items as real estate taxes and homeowner association dues may be pro-rated, while hazard insurance and taxes must be paid in advance. Avoid stressful discoveries by asking for these figures in advance. NOTE: Should your settlement date alter, so do some of the pre-paid expenses.

 

14. Hidden Lender Costs

Avoid hidden and questionable costs at application time - tax service fees, courier fees, underwriting fees, loan disbursement charges, or mark-up on court documentation fees - by asking your Real Estate agent to list exactly what fees are included. (NOTE: Some fee can be negotiated down or waived if you question them.)

 

15. Vendor Errors

It is not uncommon to find that repairs have not been made, or other contractual obligations may delay settlement. Plan a walk-through of the property, contract in hand, and check off each item.

 

16. Closing Your Transaction

Occasionally the closing date will be jeopardized just days prior to settlement. Arrange a 60-day locked-in interest rate at application time.

 

Home ownership is the largest single investment you will most likely make during your life. It's in your best interest to be educated. Pay close attention to every detail and you will win at the real estate game. The responsibility of the Dyson Estates - Properties & Investments team is to make sure you succeed by avoiding the top sixteen errors purchasers most commonly fall prey to.

 

After all, we feel that our reputation depends on referrals generated from 100% client satisfaction!