Integrity Legal

In recent days there has been speculation about Thai authorities cracking down on any Thai Company which was formed solely for the purpose of facilitating foreign ownership of Real Estate in Thailand. Unfortunately for foreign nationals, the Thai government restricts land ownership and will not allow foreign nationals to own land without Ministry of Interior approval. As a practical matter, this approval is nearly impossible to obtain so the Kingdom essentially has a De Facto ban on Real Estate ownership by foreigners. This being said, foreign nationals are still permitted to own Thailand property in the form of condominiums. A foreign national may own a Thai condo in freehold provided the condominium complex adheres to the provisions of the Thai Condominium Act.

In a journal written about the Thai housing market this author found the following quotation:

“[O]n May 15, 2006, the Ministry of Interior issued a policy to all provincial governors regarding the avoidance of foreign land ownership laws. The policy sought to prevent the purchase of land for the benefit of a foreigner in accordance with Section 74 of the Land Code. It directs officials to be more vigilant in scrutinizing land purchases of land by entities with foreign shareholders or directors, or where reasonable grounds exist to believe that a Thai is a nominee shareholder on behalf of a foreigner. The policy requires competent officials to carefully scrutinize the supporting evidence submitted for consideration, while paying particular attention to the occupation, duration of work and the monthly income of the Thai shareholder. If, following the investigation, the competent official’s opinion is that the transfer registration represents an avoidance of law or that a Thai is trying to purchase land for a foreigner’s benefit, he should investigate further and submit the case to the Land Department for ministerial advice.”

As can be gathered from the above quote, the Thai government places a great deal of administrative discretion in the hands of local land office personnel when it comes to the issue of foreign ownership of Thai property. It would appear that these administrative prerogatives will be brought to bear against those that use nominee shareholders to own land or Real Estate in Thailand. In this legal environment, it may be wise for foreign nationals to carefully assess their options in order to ensure that the best decisions are made with regard to property investment. In any case, it would be wise for anyone thinking of investing in the Kingdom of Thailand to consult an attorney in order to come up with a coherent strategy.

Tags: Thai Property, Thai Property Law, Thai Real Estate, Thai Real Estate Law, Thailand Property, Thailand Property Law, Thailand Real Estate, Thailand Real Estate Law
Posted in Thailand Business, Thailand company, Thailand Condo, Thailand Property, Thailand Real Estate, Upcoming Legislation | No Comments »

Work Permits are always an important issue for foreign nationals living in Thailand. Under Thai law, the right to work is bifurcated from the right to remain in the Kingdom. Therefore, many find that it can be easy to be lawfully admitted to Thailand on a validly issued Thai visa and remain for relatively long periods of time, but it can be difficult to obtain work authorization in the form of a Thai work permit. One of the reasons for this difficulty is that the Thai Foreign Business Act restricts the types of activities that foreign nationals are allowed to engage in while present in Thailand. In many ways, Thailand has maintained protectionist measures in order to insulate the Thai labor force from some of the detrimental side effects of globalization.

Recently, it was announced that the government would be easing some of the restrictions in the Thai Foreign Business Act. At the same time, the Thai government has also announced that the rules still on the books would become the subject of more stringent enforcement. This leads us back to the issue of work permits. It would appear that the government is preparing to allow foreign companies to engage in certain previously restricted activities, but the upshot of this is that the rules and regulations regarding activities that are still restricted will be enforced more diligently than before.  To quote a recent posting on Thaivisa.com from the British Chamber of Commerce in Thailand Magazine:

“Unfortunately, the Labour Department has revised Work Permit regulations and a new list of the types of work foreigners are allowed to conduct will be issued by February 2010 at the latest. According to the current draft of the Ministerial Regulation, the new rules and practice will impact on current work permits (when they are extended) and also new work permits. [...] Despite the position of all foreign Chambers that liberalisation and streamlining of visa and work permit regulations would be advantageous for attracting and retaining much needed foreign investment, certain ministries appear to have taken the opposite view.”

It would appear that the Thai Ministry of Labour is taking a rather tough stance with regard to the enforcement of work permit regulations.

Although it is quite common to see such attitudes in difficult economic times, this author cannot help but wonder if this is the best course of action for the overall Thai economy. Small and medium sized businesses owned or managed by foreign nationals will likely be the most adversely impacted by this new policy and there is strong evidence that such enterprises act as the driving force for the economy-at-large. In these tough economic times, attracting foreign skilled labour and investment may be better than promulgating rules that make working in Thailand more difficult.

Tags: employment authorization Thailand, Thai Foreign Business Act, Thai Visa, Thai Work Permit, Thailand Foreign Business Act, Thailand Visa, Thailand Work Permit, work in Thailand, work permit in Thailand, work permit Thailand
Posted in Thailand Business, Thailand company, Thailand Visa, Upcoming Legislation | No Comments »

For those interested in finding out detailed information regarding United States business visas from Thailand please see our main page at: B1 visa Thailand. For further general information about American Immigration from the Kingdom of Thailand please see: US Visa Thailand.

The B-1 Visa in 2010

In this writer’s opinion, the US Business Visa Process will probably remain relatively unchanged in 2010. That being said, it does provide an opportunity to re-explore this American travel document.

The B-1 Business visa is a non-immigrant visa intended for those who wish to travel to the United States for short term business purposes. It is not a dual intent visa meaning that one who applies for a B-1 visa must have bona fide non-immigrant intent. Those who have an undisclosed intention to immigrate to the United States of America at the time of application should disclose this fact in the application form and/or the visa interview. Failure to disclose immigrant intent could be construed as fraud and/or misrepresentation of a material fact. A finding of fraud and misrepresentation of material fact could lead to the applicant being found inadmissible to enter the United States. This inadmissibility would likely then only be remedied by an approved I-601 waiver application. Due to the drastic consequences that can befall a non-immigrant visa applicant, it is always wise to be completely candid on a visa application and explain all of one’s reasons for traveling to the United States of America.

The B1 visa is often issued in tandem with a US tourist visa, also known as a B2 visa. This visa category is utilized by those traveling to the United States for recreational purposes. Consular Officers will often issue combined B1/B2 visas because the applicant is planning a trip which combines elements of both business and pleasure. For example, a Thai doctor may travel to the United States to attend a medical seminar and visit family and friends after the seminar ends. In this case, a B1/B2 visa would be optimal because it encompasses all of the activities that the applicant will be undertaking in the United States.

As with many types of non-immigrant single intent visas, the applicant must overcome the statutory presumption of immigrant intent under section 214b of the United States Immigration and Nationality Act. The applicant must essentially show that they have such strong ties to Thailand (or any other country outside of the USA) that they will not remain in America past the expiration of their visa.

Tags: B-1 Visa, B-1 Visa Thailand, B-2 Visa, B-2 Visa Thailand, B1 visa, B1 Visa Thailand, B1/B2 Visa, B2 Visa, B2 Visa Thailand, US Business Visa Thailand, US Tourist Visa, US Tourist Visa Thailand
Posted in Thailand Business, US Consulate Chiang Mai, us embassy bangkok, US Embassy Burma, US Embassy Myanmar, US Embassy Rangoon, US Embassy Thailand, US Embassy Yangon, US Tourist Visa, US Visa and Immigration, US Visa Thailand, Visa Waiver | No Comments »

Thailand can be a difficult business market for some foreign firms to enter due to the many restrictions placed upon foreigners who operate in the Kingdom.The Foreign Business Act precludes foreigners from engaging in many business activities. However, over the past decade there have been repeated attempts to amend the Foreign Business Act. These attempts have been made for a variety of reasons. Some have hoped to liberalize the Thai market while others have tried to make the regulations more restrictive. In either case, these attempts have been just that because very few have been able to push through legislation to modify the law.

Recently the website Thaivisa.com in conjunction with The Nation Newspaper are reporting that changes may be coming for the Thai Foreign Business Act. To quote from Thaivisa.com:

“The planned liberalisation of certain business sectors currently limited to Thai firms will be accompanied by the imposition of more stringent restrictions on foreign-owned businesses operating in the Kingdom if a series of proposals by the Commerce Ministry are accepted by economic ministers. Under the ministry’s proposed amendments to the Foreign Business Act (FBA), voting rights of foreign shareholders will be more tightly controlled…In an effort to boost foreign investment, the government is considering removing some industries from the FBA’s Annex III, which lists industries that are off-limits to non-Thais. Annex III businesses that might be opened up include tour guide operators; trading in agricultural futures; stock trading; derivatives trading; commercial banking; insurance and assurance; pawnshop operators; warehousing; schools; and credit fonciers [sic]. ‘The amendments should create clear regulations for controlling each type of business. It should make the environment friendlier for foreign investors and streamline business regulations. However, it may affect some Thai businesses that are not competitive with foreign firms,” said a senior Commerce Industry source.’”

Although all of the implications of these proposed changes have not yet been deciphered it is clear that these changes will have a dramatic impact upon the foreign business community in Thailand.

This amendment may also come with new restrictions for some types of companies in Thailand:

“The proposed removal of some businesses from Annex III has prompted a concurrent proposal to impose stringent controls on the voting rights of foreign shareholder, which must not be higher than 50 per cent. The amended regulations would only apply to new foreign-owned companies.”

Some corporate structures in Thailand provide disproportionate voting rights for certain shareholders. If approved, this amendment would likely mean the end of disproportionate corporate voting rights. This section of the proposed amendment will probably not be warmly greeted by the foreign business community in Thailand. As it states above, in its current form, this legislation should not affect the operation of a Thai Company that is currently in existence, but the final draft of this legislation could be very different from what is being debated at this time.

Tags: Foreign Business Act Thailand, Foreign Business Thailand, Foreign Company Thailand, Thai Business, Thai Company, Thailand Business, Thailand Business Law, Thailand company, Thailand Foreign Business Act
Posted in Thailand Business, Thailand company, Upcoming Legislation | No Comments »

Many people in Thailand, both foreign and Thai, choose to incorporate Thai businesses. Thailand is one of Southeast Asia’s major trading locales and as a result many individuals and business concerns need a corporate presence in the Kingdom of Thailand. In many cases, companies are incorporated with substantially similar articles of incorporation. That being said, some companies opt to incorporate with unique provisions regarding different types of shareholder rights in the corporate charter. These different types of rights can have a major impact upon the running of the business because these rights can have a collateral impact upon employee compensation, shareholder vote tabulation, and banking issues. Therefore, an understanding of share classification can be helpful to those who are thinking of incorporating a Thai company.

In the articles of association (also known as articles of incorporation) of a Thai limited company, one could denote the rights associated with different share classifications. Therefore, some shares could simply hold an equity interest in the company while not having any voting rights at shareholder meetings. Other types of shares could hold little or no equity in the company, but maintain voting rights regarding the Directors of the company. If a company owns Thai property, there could be specific shares that have certain rights in relation to the Thai property concerned. For example, a Thai company that owns Thai real estate could place special rights in the hands of certain shareholders with regard to said real estate. If a Thai company owns a Thai Condo, then share classification could be used to delineate the rights of individuals with regard to the Condo premises.

For those who are interested in Thai limited companies certified under the US-Thai Amity Treaty, these same principals could apply to an Amity Company. One shareholder could retain a sizable equity holding while another holds certain voting rights. The same could be said about a Thai limited company that has obtained a Foreign Business License. A company such as this could incorporate special shareholder rights in the provisions of the articles of association or incorporation.

These issues bleed into the realm of Thai Immigration because the shareholder in a Thai company could apply for a Thai business visa. The basis for such an application could be an impending shareholder’s meeting that the foreign national must attend. The approval of such an application would depend upon the Thai Embassy or Consulate concerned. If present in the Kingdom on another type of visa, an O visa, for example, it may be possible for the shareholder to attend a meeting in order to vote his or her shares.

Tags: Amity Treaty, Amity Treaty Company, Corporate Law, Limited Company Thailand, Shareholder Classification, Thai Company, Thai Limited Company, Thailand company, Thailand limited company, Treaty of Amity Company, US-Thai Amity Treaty, Voting Rights
Posted in Amity Treaty, Thailand Business, Thailand company, Thailand Condo, Thailand Embassy, Thailand Property, Thailand Real Estate, Thailand Visa | 22 Comments »

It has come to this author’s attention through the channels of Thaivisa.com that the Thai work permit fees are going up effective December 21, 2009. There is only a raise of the initial application fee as the approval fee has not be raised as of the time of this writing. To quote Thaivisa.com’s post about this issue:

“Per written announcement that we received this morning from Bangkok Work Permit Office, the APPLICATION FEE for work permits will increase, effective 21 December 2009 (next Monday) from 100 baht to 600 baht. This increase also applies to applications for changes/modifications of existing work permits. No increase to APPROVAL fees.  I have attached to this posting the Thai-language announcement memo from Bangkok Work Permit Office. I have reported everything that I know about this change.”

A Thai work permit entitles the bearer to legally engage in employment activities within the jurisdiction of the Kingdom of Thailand. Many people in Thailand are under the mistaken impression that a Thai business visa entitles the bearer to work authorization in the Kingdom. In point of fact, this is not the case as a business visa is only a travel document and only has an impact upon one’s ability travel to the Kingdom and request admission.

That being said, a Thai business visa can be used as one component of a well-founded work permit application. This is notable because not all Thai visas can be easily used as a basis for submitting a work permit application. Holders of Thai ED visas , for example, hold a Thai visa category that the Ministry of Labour will routinely deny for work authorization. This is due to the fact that this type of visa is not intended for employment purposes and therefore any employment that a foreigner undertakes on this visa must be substantially related to his or her school or University.

Thai O visas can support work permits, but work permit approval is highly dependent upon the reason for O visa issuance. If the O visa is issued because the foreign national is related to a Thai, either by blood or marriage, then work authorization is generally obtained rather easily. Meanwhile, if a foreign national obtains a Thai visa categorized as “O” simply because it is a long term visa, then it may be difficult to obtain work authorization.

Work permit issues are generally not a concern for those present in the Kingdom of Thailand on a Thai retirement visa because retirees are strictly barred from undertaking employment in the Kingdom. Therefore, a raise in work permit fees will probably not have an effect upon those present in the Kingdom for retirement purposes.

Tags: Thai Business Visa, Thai Retirement Visa, Thai Visa, Thai Work Permit, Thailand Business Visa, Thailand Visa, Thailand Work Permit
Posted in Thailand Business, Thailand Visa, Upcoming Legislation | 2 Comments »

Thailand has become a major epicenter of trade in Southeast Asia. The Kingdom also remains one of the most important trading partners of the United States of America, the European Union, and the United Kingdom. Many businesspeople who do business in Thailand must deal with restrictions imposed upon foreigners under the Thai Foreign Business Act. American Citizens enjoy some benefits under the provisions of the US-Thai Amity Treaty. This Treaty was promulgated in the mid-60′s. In Thailand, Treaties are considered the “law of the land,” and are considered superior to locally drafted legislation (this notion is similar to many of the ideas codified in the American Constitution, specifically the Supremacy Clause).  As the Amity Treaty is the “law of the land,” it supersedes the Foreign Business Act.

A Thai Limited Company certified under the provisions of the Treaty of Amity is a good vehicle for conducting business in Thailand, but the Treaty does have caveats and Companies conducting certain types of business cannot obtain Treaty Certification. Most importantly for some, Amity Treaty Companies cannot own land. Even though an Amity Company is accorded “National Treatment,” the company is barred from holding property in the form of Thai Real Estate. Although, technically it may be possible for an Amity company to purchase a Condo in Thailand.

Aside from ownership of Thai property, there are other activities which an Amity Company cannot engage in, such as: Inland Transportation, Communications, Fiduciary Functions, and the Practice of Professions. Each of these types of activity are reserved to Thai nationals and/or Thai Companies. Even still, the Amity Treaty provides American Citizens with the opportunity to own virtually 100% of a Thai company. For many types of businesses the Amity Treaty is a perfect solution to the problems imposed upon foreigners by the Foreign Business Act.

Some have postulated regarding the possibility of using American Citizens as nominees in order to obtain Amity Treaty benefits. This is basically impossible as nominee shareholders are illegal under current Thai law. That being said, delineating whether or not an American Company is “American,” could be difficult. The relevant agencies of the Thai Ministry of Commerce adjudicate Amity Treaty Certification applications on a case by case basis and come to a decision based upon the makeup of the corporate shareholders in question.

An Amity Treaty Certificate is somewhat similar to a Foreign Business License. However, the two documents are issued based upon different legal foundations. There are some US Immigration benefits accorded to Thai nationals under the US-Thai Treaty of Amity in the form of E visas, but there is not a direct counterpart found under Thai Immigration law.

Tags: Amity Treaty, Amity Treaty Company, Thai Company, Thai Limited Company, Thailand company, Thailand limited company, Treaty of Amity, Treaty of Amity Company, US-Thai Amity Treaty, US-Thai Treaty of Amity
Posted in General Legal Information, Thailand Business, Thailand company, Thailand Condo, Thailand Property, Thailand Real Estate, US Visa and Immigration | 5 Comments »

Wills are testamentary instruments used to state one’s intentions after one’s death. Generally Wills come up in the context of property distribution following an individual’s death. In Thailand, both foreign nationals and Thai Citizens die, leaving Thai property in the form of Thai Real Estate and/or assets. In many cases, the family of the deceased will read the Will, have it process through probate, and have the assets distributed in the manner set forth in the codicils of the Will.

A Living Will is a slightly different instrument. To quote Wikipedia:

“[The Living Will] was first proposed by an Illinois attorney, Louis Kutner, in a law journal in 1969^. Kutner drew from existing estate law, by which an individual can control property affairs after death (i.e., when no longer available to speak for themselves) and devised a way for an individual to speak to his or her health care desires when no longer able to express current health care wishes. Because this form of ‘will’ was to be used while an individual was still alive (but no longer able to make decisions) it was dubbed the ‘living will.’

A Living Will usually provides specific directives about the course of treatment that is to be followed by health care providers and caregivers. In some cases a living will may forbid the use of various kinds of burdensome medical treatment. It may also be used to express wishes about the use or foregoing of food and water, if supplied via tubes or other medical devices. The living will is only used if the individual has become unable to give informed consent or refusal due to incapacity. A living will can be very specific or very general. An example of a statement sometimes found in a living will is: ‘If I suffer an incurable, irreversible illness, disease, or condition and my attending physician determines that my condition is terminal, I direct that life-sustaining measures that would serve only to prolong my dying be withheld or discontinued.’”

The website Thaivisa.com, in conjunction with The Nation Newspaper, are reporting that the Thai government has preliminarily approved a proposal to allow living wills in Thailand:

“The Cabinet Tuesday gave the green light to living wills. Under the draft decree, health professionals will honour a dying patient’s wish to forego treatment during the terminal stage if it can only prolong life. The draft prepared by the National Health Commission Office will now go to the Council of State for review.”

It will be interesting to see how this legislation progresses through the various official agencies. Living Wills can provide a means and method for transmitting one’s wishes in the event of misfortune. This author hopes that this legislation will receive positive treatment by those with authority to change the law.

Tags: Living Will Thailand, Living Wills Thailand, Thai Living Will, Thai Living Wills, Thai Property, Thai Real Estate, Thai Will, Thai Wills, Thailand Living Will, Thailand Living Wills, Thailand Probate, Thailand Will, Thailand Wills
Posted in General Legal Information, Legal Opinion, Miscellaneous, Thai Family Law, Thailand Business, Thailand Property, Thailand Real Estate, Upcoming Legislation | 6 Comments »

Living in Thailand is a dream of many, but the logistical difficulty of remaining in the Kingdom long term can be confusing to some. For those living or residing long term in Thailand there are some obstacles which must be overcome in order for a foreign national to unilaterally deal with personal business issues in the Kingdom. Most important for those staying in Thailand is Immigration status. One must remain in lawful status while in the Kingdom. This can be difficult for those who initially entered the Kingdom on a Thailand visa exemption. A Thai visa exemption only allows lawful status for a period of 30 days and it is very difficult to have this document converted into a proper visa. After conversion it may be even more difficult to have the newly acquired visa extended. Therefore, having a proper long term visa on arrival may be the best course of action for the new expatriate.

Bank Accounts are another major issue for those living in Thailand. Thai bank accounts can be difficult to open for those who do not have a valid Thai visa and work permit. Many Thai banks have different rules on this issue, but at the time of this writing, the prevailing rule seems to be that one needs a Thai work permit and visa in order to open a bank account. There are some who have noted that one may have less difficulty opening a Thai bank account if one has already obtained a Thai business visa and remains in lawful status on said visa. In certain situations, it may be possible for a foreign national to open a Thai bank account without a Thai work permit, but one should consult an attorney in Thailand regarding bank account setups without a work permit.

Mortgages are also an issue for foreign nationals wishing to remain for an extended duration in the Kingdom of Thailand. Thai banks are very reluctant to loan money to non-Thais. Therefore, a foreign national may find that it is very difficult to receive financing for an abode in Thailand. An ancillary issue is that of house registration, many foreigners find it is very difficult to obtain a foreign Tambien Baan (House Registration Booklet, also spelled Tabien Baan) from the local Amphur Office (Civil Registrar’s office). In the case of Thai mortgages, the foreigner’s financial situation will likely be the determining factor in actually obtaining a mortgage. As to the House Registration, success in this endeavor may hinge upon retaining a Thai lawyer.

Tags: attorney in Thailand, Bank Account Thailand, Thai Bank Account, Thai Business Visa, Thai Lawyer, Thai Mortgage, Thai Visa, Thai Work Permit, Thailand Bank Account, Thailand Mortgage
Posted in General Legal Information, Thailand Business, Thailand Visa | No Comments »

Work Permits can be a major issue for those engaging in non-recreational activity in Thailand. Thaivisa. com is reporting that some of those involved with the King’s Cup Regatta were worried that the Ministry of Labour and the Royal Thai Immigration Police may crackdown on foreigners participating in the Regatta. The reason for the possible crackdown was supposedly to be due to unsanctioned employment-like activity. Fortunately, as Thaivisa.com is reporting, rumors of a crackdown are unfounded as authorities have stated that no sailors will be detained for work permit violations connected with the event.

Quoting Thaivisa.com:

Rumors of an imminent crackdown on foreign sailors taking part in the King’s Cup Regatta over work permit violations are untrue, the head of Phuket Immigration has confirmed. A thread on the popular Thai Visa web forum yesterday started with the post:  ’Latest from Phuket Town… raiding King’s Cup regatta tomorrow for professional sailors without work permits….’ As Immigration Police would have to play a role in any such crackdown, the Gazette contacted Phuket Immigration Police Superintendent Col Chanatpol Yongbunjerd to see if the rumor was true; it wasn’t, and isn’t. ‘I guarantee that such arrests won’t happen,’ he said.”

Although it may seem trivial, some officials take work permit violations very seriously. As a result, some activities which foreigners consider to be “non-employment,” are used as a basis for fining or detaining individuals in the Kingdom for violations of Thai Labor law.

Immediately following the relatively recent Tsunami in Southern Thailand, many volunteers arrived to assist in relief efforts. Some of these volunteers were disturbed to be informed by Thai authorities that they were in violation of Thai labor regulations. To quote Thailandqa.com:

“‘More than 1,000 foreign volunteers from about 25 countries helping tsunami survivors rebuild shattered lives were outraged yesterday to hear they face legal action by the Labour Ministry unless they have a work permit. Sombat Boonngam-anong, director of the Chiang Rai-based Krajok Ngao Foundation, said confusion and anger reigned among the foreign volunteers at Khao Lak in Phangnga’s Takua Pa district when a Labour Ministry official told a local English-language newspaper that they were required to register with the ministry for a work permit otherwise legal action would be taken against them starting March 1.’ — Bangkok Post, 2nd March 2005, PENCHAN CHAROENSUTHIPAN”

Normally, in order for a foreign national to obtain a Thai work permit the applicant must also present a validly issued Thai visa. Many Thailand visa categories enable the bearer to apply for a work permit. However, the most optimal visa category to support a work permit is the business visa. Unfortunately, it can be difficult to obtain a Thai business visa from a Thailand Embassy or Consulate abroad and therefore many opt to stay in Thailand on tourist visas or exemption stamps. Neither of these documents, on their own, can be used as a basis for submitting a Thai work permit application. Therefore, those wishing to work in the Kingdom should seriously consider applying for a proper visa prior to arrival.

Tags: Ministry of Labor Thailand, Ministry of Labour Thailand, Thai Immigration, Thai Ministry of Labor, Thai Ministry of Labour, Thai Visa, Thai Visas, Thai Work Permit, Thailand Ministry of Labor, Thailand Ministry of Labour, Thailand Visa, Thailand Visas, Thailand Work Permit, Visa Thai, Visa Thailand, work permit Thailand
Posted in General Legal Information, Thailand Business, Thailand Embassy, Thailand Visa, Weird Law | No Comments »