Power of Attorney to Register a Real Estate Encumbrance (Thai Department of Lands, T.D. 21)

หนังสือมอบอำนาจ (ท.ด. 21) is the standard power of attorney of the Thai Department of Lands (กรมที่ดิน). This version has the subject “ภารติดพันในอสังหาริมทรัพย์” printed on it — a real estate encumbrance: the land is charged in favour of another person (the beneficiary), who gets the right to live on it and use it for a stated number of years. With this power of attorney the land owner (principal) authorises another person (agent) to register the encumbrance at the land office: file the application, make statements to the officer and sign the documents until registration is complete.

The form records the land details from the title deed (โฉนด): map sheet, parcel number, survey page, deed number, sub-district, district and province. The authority text names the beneficiary (ผู้ได้รับประโยชน์), the term in years and whether there is consideration. The form is filled in in Thai. Real estate encumbrances are governed by the Thai Civil and Commercial Code (sections 1429–1434).

• the principal — the land owner on the title deed (ผู้มอบอำนาจ), who encumbers the land;
• the agent — the person who goes to the land office (ผู้รับมอบอำนาจ);
• the beneficiary — the person in whose favour the encumbrance is registered, named in the authority text;
• two witnesses who attest the principal's signature or fingerprint.

If the agent is the beneficiary or represents them, a note on the form requires adding consent for the agent to act both in their 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;
• name, Thai ID number, age, race, nationality, parents' names, address and phone of the principal and the agent;
• the encumbrance term in years (printed both in the heading and in the authority text);
• whether there is consideration for the encumbrance (no amount is written on the form);
• the beneficiary's title and name;
• signatures of the principal and two witnesses — by hand.

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

The exact list, fees, taxes, the permitted term and processing times are not stated on the form — check with the land office (สำนักงานที่ดิน) where the land is registered. Check the rules for foreigners in advance.

1. Open the chat on this page and describe the deal in any language: who the owner is, who the agent will be, which plot, in whose favour the encumbrance is and for how many years.
2. Send photos of the title deed and ID cards or answer the questions — the assistant writes the data in Thai script and converts the year to พ.ศ.
3. Review the fields and download the PDF.
4. Print, sign in front of two witnesses and hand it to the agent together with the title deed and document copies.

Thai Department of Lands sample power of attorney “หนังสือมอบอำนาจ (ท.ด. 21) — ภารติดพันในอสังหาริมทรัพย์”: dol.go.th — power of attorney samples; Department of Lands: dol.go.th. Checked 2026-10-08. This is not legal advice.