A buyer wants to put a villa plot in a Thai friend's name 'just on paper'. What do you answer?

1. Good idea, it is a common shortcut
2. It is fine if the friend signs a loan agreement
3. That is a nominee arrangement: it is illegal, and a nationwide crackdown on nominee ownership started in October 2026
4. It is fine for plots under one rai

A foreign buyer falls for a resale condo. What should you check before he pays any deposit?

1. Only the view and the furniture
2. Only the monthly parking cost
3. Whether the building still has foreign freehold quota available for the unit's area
4. Whether the seller is Thai

A client asks you whether a clause in his lease is enforceable in court. What do you do?

1. Share what you know in general terms and recommend an independent Thai lawyer to review it
2. Give him a firm legal opinion yourself
3. Tell him not to worry about it
4. Send him to the developer's in-house lawyer

A buyer asks how much commission he must pay you on a resale purchase. What is the usual answer in Thailand?

1. 3% of the price, paid by the buyer
2. One month's rent
3. A fixed fee of 50,000 baht
4. Usually nothing: the seller or owner pays the commission, built into the asking price

A foreign buyer wants a freehold condo in his own name. How must the purchase money arrive?

1. In cash at the Land Office
2. Wired from abroad in foreign currency, so the Thai bank can issue a Foreign Exchange Transaction (FET) form
3. From a Thai friend's baht account
4. By cryptocurrency transfer

A Myanmar family is relocating to Pattaya and calls you. Which priorities should you ask about first?

1. Nightlife and bars
2. Schools and healthcare near the home
3. Golf courses only
4. Short-term holiday letting yield only

A buyer says: 'Prices are falling in Pattaya, I will wait a year.' What is the best first response?

1. 'Prices will double next year, buy now'
2. 'Waiting is always a mistake'
3. 'Call me when you are ready' and end the call
4. Acknowledge it, ask about his goal and timeline, share recent data on supply and discounts, and let him decide

A client wants to own a Phuket pool villa including the land, in his own name. What do you explain?

1. Foreigners cannot own land; lawful options include a registered lease of up to 30 years, or a freehold condo within the quota
2. He can, once he has a work permit
3. He can if he pays in cash
4. He can after living in Thailand for 5 years

A client says a developer told him a new law allows 99-year leases. What is accurate in 2026?

1. True, it has applied since 2025
2. True, but only in Pattaya
3. The 99-year and 75% quota proposals of 2024 never became law; the registered limit is still 30 years
4. True for condos only

A client asks whether a '30+30+30' villa lease gives him 90 secure years. What do you say?

1. Yes, it is guaranteed by law
2. Yes, once it is notarised
3. Only the first registered 30 years are reliably protected; the renewals are contractual promises that courts generally do not enforce beyond the first term
4. Yes, from 2027

The Thai wife of a foreign client is buying land in her own name. What should she prepare in late 2026?

1. Proof of her own source of funds
2. Nothing special
3. A work permit
4. A TREBA certificate

Which channel do agencies notably use to win overseas Russian investors?

1. Cold calls to random Thai numbers
2. Billboards in Bangkok only
3. Thai-language newspaper ads
4. Inspection tours for overseas investors

You are a foreigner employed as overseas marketing manager. During a video call the buyer asks you to negotiate the price with the seller. What do you do?

1. Negotiate yourself, since the client asked
2. Bring in a Thai colleague to handle the negotiation, and keep to your permitted role
3. Negotiate by WhatsApp so there is no record
4. Agree any price to close quickly

A foreign buyer wants to pay the balance of a freehold condo from a friend's Thai baht account. What is the problem?

1. There is none
2. The money must be wired from abroad in foreign currency to obtain the FET form needed for freehold registration
3. Only the bank fee is higher
4. Thai banks refuse all transfers

A cautious buyer asks you to make the developer hold his off-plan payments in escrow. What is accurate?

1. Escrow is mandatory for every off-plan sale
2. Escrow is illegal in Thailand
3. Only the Land Office can hold the money
4. Escrow is voluntary: it only applies if the developer agrees to use a licensed escrow agent

Price and appraised value are both 3,000,000 baht. The 2% transfer fee is split 50/50. What does the buyer pay in total, price plus his share of the fee, in THB?

A client proposes a Thai company with Thai shareholders who only lend their names, so the company can buy land. What do you answer?

1. Good plan, it is standard
2. It is fine with 51% Thai shares on paper
3. It is a nominee structure: the October 2026 crackdown lists 1,550 companies among the suspected parties, and you will not take part
4. It becomes legal in 2027

A client is buying a 6,000,000 baht condo in December 2026. What should he expect?

1. Nothing different
2. Automatic approval within a day
3. Extra checks, since purchases above 2 million baht face closer scrutiny under the crackdown
4. A tax refund

A seller offers to pay you, a foreigner on a Non-B visa and work permit, a cash commission for introducing a buyer. What do you do?

1. Decline: commission for brokerage is reserved work and your duties must match your permit
2. Accept, it is a gift
3. Accept half and pass the rest to the agency
4. Accept it through a friend

A client's draft condo SPA lets the developer stop construction for as long as it likes. What do you tell him?

1. That is normal in Thailand
2. Sign quickly before the price rises
3. Just ask for a discount
4. The standard form limits construction halts to 1 year and non-conforming terms are invalid; have a lawyer review the draft