Property due diligence in Thailand is an essential process for individuals or companies interested in purchasing or investing in real estate. Conducting thorough due diligence helps assess the legal and financial aspects of a property, ensuring a secure and informed decision. While we can provide some general guidance on  property due diligence in Thailand, it's important to consult with legal professionals and experts familiar with Thai property laws for comprehensive and up-to-date information. Here are some common aspects to consider during property due diligence:

1. Title Deed and Ownership Verification: Verify the property's title deed (Chanote) to ensure its legitimacy and that it matches the property being sold. Confirm the seller's ownership rights, any existing encumbrances or restrictions, and if there are any disputes or claims on the property.
2. Land Zoning and Planning Regulations: Check the property's zoning regulations to ensure it is suitable for the intended use. Review building permits, environmental restrictions, and other local regulations that may impact the property's development or use.
3. Legal Compliance and Licenses: Confirm that the property has all the necessary licenses and permits, such as construction permits, land use permits, and occupancy certificates. Verify compliance with building codes, environmental regulations, and any other legal requirements.
4. Encumbrances and Liens: Determine if there are any mortgages, liens, or other encumbrances on the property that could affect ownership or transferability. Assess any outstanding debts or claims associated with the property.
5. Tax and Fee Obligations: Understand the property's tax obligations, including property taxes, transfer taxes, and any outstanding payments. Determine if there are any outstanding utility bills or other financial obligations related to the property.
6. Physical Inspection and Survey: Conduct a physical inspection of the property to assess its condition, structural integrity, and any potential issues or defects. Consider engaging professionals for a comprehensive survey, including building inspectors, engineers, and environmental experts.
7. Contracts and Agreements: Review any existing contracts or agreements related to the property, such as leases, rental agreements, or service contracts. Understand the terms and conditions, rights, and obligations associated with these agreements.
8. Financial and Investment Analysis: Evaluate the property's market value, potential for capital appreciation, rental income, and return on investment. Consider factors such as location, market trends, demand, and future development plans in the surrounding area.

Remember, property due diligence can be complex and country-specific. Engaging qualified legal professionals, property consultants, and experts with local knowledge is crucial to ensure a thorough and accurate assessment of the property's legal and financial aspects in Thailand.