Power of Attorney Form for Title Deed (Thai Department of Lands, T.D. 21)

หนังสือมอบอำนาจ (ท.ด. 21) is the standard power of attorney form of Thailand’s Department of Lands (กรมที่ดิน). In this general version the subject (“เรื่อง”) and the powers (“เป็นผู้มีอำนาจจัดการ”) are not pre-printed: they are written in for the specific action — sale, gift, mortgage, lease, inheritance, replacement of a lost deed and so on.

The principal (ผู้มอบอำนาจ) authorises the agent (ผู้รับมอบอำนาจ) to act on his or her behalf at the Land Office “until completion”. The header records the land as shown on the โฉนด title deed: map sheet, land number, survey page, deed number, sub-district, district and province. The form is filled in in Thai.

• the principal — the person granting the power (usually the owner named on the title deed);
• the agent — the person who goes to the Land Office;
• witnesses: according to the warning on the back, at least one, and two if the principal uses a fingerprint; witnesses must sign, a fingerprint is not accepted from them.

If the agent is the other party to the transaction or represents it, the note on the form requires adding consent that the agent acts both in his or her own name and on behalf of the other party.

• place and date (year in the Buddhist Era, พ.ศ.);
• land details from the โฉนด title deed;
• the subject and the text of the powers — clearly: what exactly is authorised, with conditions if any;
• name, Thai ID number, age, race, nationality, parents’ names, address and phone of the principal and of the agent;
• signatures of the principal and the witnesses — by hand.

• do not sign before the form is completely and correctly filled in;
• the text should be in one handwriting and one ink (or one typewriter);
• every correction, deletion or insertion must be noted and initialled by the principal;
• a fingerprint is taken from the left thumb;
• a power of attorney made abroad should be certified by a Thai embassy or consulate or by a notary public.

• the original title deed (โฉนดที่ดิน);
• copies of the principal’s ID card and house registration, signed by the principal;
• the agent’s ID card or passport;
• where relevant — marital status documents or the spouse’s consent.

The exact list, fees, taxes and processing time are not stated on the form — check with the Land Office (สำนักงานที่ดิน) where the land is registered. Under Thai law a foreigner generally cannot acquire land, so check this in advance.

1. Open the chat on this page and describe in any language what needs to be done with the land, who is the principal and who is the agent.
2. Send photos of the title deed and documents or answer the questions — the assistant writes the data in Thai script and converts the year to พ.ศ.
3. Check the fields, especially the powers, and download the PDF.
4. Print, sign before witnesses and hand it to the agent with the title deed and copies of documents. A Thai ID number, if there is one, is spread over the boxes automatically.

Thai Department of Lands form “แบบฟอร์มหนังสือมอบอำนาจโฉนด (ท.ด.๒๑)”: dol.go.th. Checked on 2026-10-08. This is not legal advice.