How about other falsified objects are?

A falsified thing is bad in nature. It may benefit the offender but it injures others, particularly the innocent one. At a time a number of uneducated labors from Bangladesh were arrested in Thailand for holding fake passports. They were prosecuted and detained during judicial process. Knowing it, I stepped in to help them because I thought they did not know of the forgery. The court handed them over to their consular to send them back home. Though they were freed in the end, they suffered a lot of injuries. One could not walk while others suffered bad health. So every foreigner is advised to be careful of everything, particularly travel documents because forgery of a document under Thai law can be done in any manner likely to injure others or the public. It may be the fabrication of the whole document or part of it, adding a false word to it, taking out of it a word or phrase, such as erasing a figure out of the document or put a false signature or a false stamp on it, etc., can be forgery. You may not forge it, but if you use the forged document knowingly. You can be in jail like the person forging it, i.e., imprisonment not more than three years for ordinary document and five years for a document of right like a false power of attorney, or an official document like a false passport. And if the document is a very important one like a will, or a passbook depositing money with the bank, the imprisonment shall not be less than one year and the maximum imprisonment shall be more than ten years. If the thing forged is an electronic card, the offender shall be punished with imprisonment not lower than one year and not exceeding five years. And the person possessing such a forged card for use will be imprisoned from one year to seven years or fine from twenty thousand baht to more than a hundred thousand baht or both.

Whoever uses other person’s electronic card in such a way as may cause a detriment to other persons shall be imprisoned not more than five years and fin not more than a hundred thousand baht or both.

If the offence committed under this chapter is in connection with paying the price of goods or for cashing out of money, the punishment shall be half of the above mentioned punishments.

By KRAIVIT BUSINESS AND ESTATE LAW OFFICE :
WWW. K- HUAHINLAWYER.COM

Advice of consideration for supporting your decision

Advice of consideration for supporting your decision :

-          Category of the Land: In Thailand, there is the land with various types of title documents that give various legal effects; some categories of the land are prohibited by the law to buy and sell with each other. Therefore, you shall understand these points.

-          Category of the Contract: Especially a foreigner, he/she cannot possess the land according to the Thai Law. How you will therefore have the right of residence which is similar to the action of being the owner at the most? Surely, the contract in each category differently has good and bad points; it is up to the conditions of each person.

-          Conditions of the Contract: Using the words in the contract effects to the rights and duties against the contractual parties.  Surely, the person who will understand this matter shall be the legal officer only.

-          The Seller’s Status: in addition to the introduction and inducement to have you buy the house, is there anyone introducing the buyer to verify the seller’s status? Many persons think that it is the direct duty of the broker and sometimes, the benefit in his/her own commission may be lost but we shall accept that the seller’s status is the important matter to be considered; for example, verifying whether the seller is the bankrupt or not because according to the Bankruptcy Act, A.D. 1940, Section 24, enacting when the Court orders the comptrollership of the debtor’s property, the debtor is prohibited to do any action on his/her property or business unless this will be done as per the order or approval of the Court, comptroller, trustee or the creditor’s meeting as enacted in this Act.

Therefore, if the seller is the person who is during the process ordered by the Court for bankruptcy, the transfer shall be revoked afterwards. Surely, the unpleasant matter for the buyer is to verify whether the seller has any debt or not and the property to be bought is during the process of case prosecution in the Court or not. As a result, buying and selling the property may be prosecuted for revocation afterwards. According to the Civil and Commercial Code, Section 237 enacting that it is valid for the creditor to prosecute and revoke the juristic act done by the debtor that it causes disadvantage against the debtor. Although, the law protects the honest buyer who does not know the said fact, he/she will be protected but there is no buyer desiring to employ the lawyer to defend the case in the Court after buying and selling the property.

Accordingly, verifying the seller’s status is the matter which should not be neglected in order to prevent the prospective problems.

The Status of Property Relation between the Husband and Wife:

If the buyer has a spouse, for buying the property before marriage and buying the property after marriage, how will they be given effect to the Thai law? How will we do to be able to make a contract of exemption not to have these laws enforced him/her. It is one matter to be considered.

The Transfer of Property or Grant of Property in Succession to the Heir:

It is sure that everyone has no immortal life. Therefore, how will you do to have your property become in succession to your heir or beloved person? Then, it is up to the contract in each category whether it will give a chance of doing such action or not.

IS THERE AN CRIMINAL OFFENCE IN THE LABOR ACT?

Yes,  the  Labor  Act  prescribes  quite  a  number  of  offences  with  penalty  of  both  fine  and  imprisonment.  The  heaviest  penalty  is  imprisonment  term  of  one  year  and  the  highest  fine  is  200,000  Baht.  Let  me  elaborate  them  as  follows:

1.  Any  employer  who  fails  to  announce  the  regular  working  hours  or  announces  working  hours  

2.  The  following  offences  are  punishable  with  a  fine  not  exceeding  10,000  Baht.

2.1  Any  employer  fails  to  permit  a  child  employee  to  take  leave  for  participating  in  a  seminar  or  permits  him  or  her  to  join  such  a  seminar  but  fails  to  pay  wages  for  such  participating  time;

2.2   Paying  wages  outside  the  employee’s  work  place;

2.3  Failing  to  notify  the  employees  or  the  labor  inspector  of the  halt  of  business;

2.4  failing  to  put up  a  notice  of  minimum  wages;

2.5  Failing  to  put  up  a  notice  of  amendment  of  work  regulation;

2.6  Suspending  an  employee  from  work  without  paying  him  or  her  wages.

3.  Any  employer  committing  the  following  offences  may  be  fined  not  more  than  20,000  Baht,  namely:

3.1  Treating  male  and  female  employees  unequally;

3.2  Offending  against  a  child  or  female  employee.  However  the  employer  committing  the  offence  may  also  be  guilty  under  the  Penal  Code  which  imposes  heavier  punishment.

3.3  arranging  working  break  differently  from  that  allowed  by  law;

3.4  Arranging  weekly  holidays  contrary  to  law;

3.5  Announcing  traditional  holidays  in  contradiction  with  law;

3.6  Prescribing  vacation  leave  in  contradiction  with  Law;

3.7  Failing  to  notify  the  authority  of  employment  or  of  termination  of  employment  or  failing  to  keep  the  record  of  employment;

3.8  Fixing  the  rate  of  employment  of  female  employees  different  from  that  of  male  employees;

3.9  Payment  of  wages  in  any  other  currency  than  Thai;

3.10  Failing  to  pay  wages  for  eligible  holiday;

3.11  Failing  to  pay  wages  for  sick  leave  days  or  for  sterilization  leave  days;

3.12  Failing  to  pay  wages  for  the  duration  of  leave  for  military  services;

3.13  Failing  to  pay  wages  for  the  duration  of  leave  for  delivery  of  a  child;

3.14  Failing  to  pay  wages  for  the  over – time  work  of  an  employee  or  holiday  work  or  for  over – time  holiday  work  or  paying  it  in  contradiction  with  law;

3.15  Failing  to  pay  the  expenses  for  a  traveling  employee;

3.16  Failing  to  pay  special  severance  money  to  any  employee  in  case  of  winding  up  business;

3.17  Failing  to  make  a  written  consent  required  by  law  making  it  in  contradiction  with  law;

3.18   Failing  to  put  up  a  notice  of  welfare  arrangement;

3.19  Failing  to  pay  any  employee  the  wages  for  the  duration  of  haling  the  use  of  machine  or  its  accessories;

3.20  Failing  to  proscribe  the  rules  of  employees’  work;

3.21  Failing  to  keep  employees’  records;

3.22  Failing  to  keep  employees’  pay  record;

3.23  Failing  to  keep  the  employees’  records  or  pay  records   during  the  period  of  time  prescribed  by  law;

3.24  Failing  to  pay  any  employee  during  the  time  of  his  or  her  suspension  of  work;

3.25  Removing  the  work  place  or  terminating  the  employment  without  giving  notice  according  to  law;

3.26  Failing  to  explain  to  the  labor  inspectors,  or  failing  to  submit  the  things  or  documents  required  by  the  labor  inspector,  or  failing  to  comply  with  a  lawful  order  of  the  labor  inspector.

4.  Punishment  of  fine  not  exceeding  50,000  Baht  is  for  failing  to  organize  the  Committee  on  Welfare  in  the  work  place.

5.  The  following  offences  are  punishable  with  imprisonment  not  exceeding  1  (one)  month  or  fine  not  exceeding  2,000  Baht  or  both:

5.1  Any  person  concerned  fails  to  comply  with  a  lawful  order  of  the  labor  inspector  or  fails  to  accord  him  with  convenience  required  by  law.

5.2  Any  employer  who  fails  to  arrange  a  meeting  with  the  Committee  on  Welfare  of  Work  at  the  work  place;

5.3  Any  government  official  who  reveals  the  business  secret  of  the  employer  concerned.

6.  Any  employer  who  fails  to  submit  the  book  of  record  of  Labor  Welfare  Fund  is  punishable  with  imprisonment  not  exceeding  6  months  and  fine  not  exceeding  10,000  Baht  or  both:

7.  The  following  offences  are  punishable  with  imprisonment  not  exceeding  6  months  or  fine  not  exceeding  100,000  Baht  or  both:

7.1  Any  employer  requiring  a  money  guarantee  contrary  to  law;

7.2  Any  employer  failing  to  comply  with  the  Ministerial  Regulation  concerned;

7.3  Any  employer  getting  the  employee  to  work  against  the  prohibition  of  law;

7.4  Any  employer  getting  the  employee  to  work  on  holidays  against  the  law;

7.5  Any  employer  getting  the  employee  to  carry  an  object  heavier  than  the  weight  allowed  by  law;

7.6  Any  employer  getting  a  female  employee  to  work  on  a  job  prohibited  by  law;

7.7  Any  employer  getting  a  pregnant  employee  to  work  against  the  law;

7.8  Any  employer  failing  to  comply  with  the  order  of  the  authority  to  change  or  reduce  working  hours;

7.9  Any  employer  failing  to  reassign  a  new  suitable  duty  for  a  pregnant  employee;

7.10  Any  employer  terminating  a  female  employee  because  of  pregnancy;

7.11  any  employer  arranging  an  interval  time – break  for  child  employees  against  the  law;

7.12  Any  employer  getting  a  child  employee  to  work  against  the  prohibition  of  law;

7.13  Any  employer  getting  a  child  employee  to  work  over – time  or  on  a  holiday;

7.14  Any  employer  getting  a  child  employee  to  work  on  a  job  forbidden  by  law;

7.15  Any  employer  allowing  an  employee  to  work  in  a  place  forbidden  by  law;

7.16  Any  employer  demanding  a  money  guarantee  from  the  child  employee;

7.17  Any  employer  failing  to  pay  over – time  wages;

7.18  Any  employer  failing  to  pay  wages  for  an  eligible  holiday;

7.19  Any  employer  failing  to  pay  wages  for  over- time  wages  work  on  holiday;

7.20  Any  employer  failing  to  pay  wages  for  employee’s  vacation;

7.21  Any  employer  failing  to  pay  over – time  wages  within  the  period  of  time  prescribed  by  law;

7.22  Any  employer  failing  to  pay  wages  for  the  time  used  for  traveling  to  work  out  of  site;

7.23  Any  employer  deducing  wages  of  his  employee  contrary  to  law;

7.24  Any  employer  paying  lower  wages  than  that  allowed  by  law;

7.25  Any  employer  failing  to  contribute  welfare  fund  in  accordance  with  law;

7.26  Any  employer  failing  to  arrange  a  physical  check  up  in  accordance  with  law;

7.27  Any  employer  failing  to  pay  severance  money  or  special  severance  money;

7.28  Any  employer  failing  to  keep  the  document  or  record  as  required  by  law.

8.  Whoever  obstructs  or  resists  the  performance  of  an  authority  is  punishable  with  imprisonment

not  exceeding  one  year  or  fine  not  exceeding  20,000  Baht  or  boh.

9.  The  following  offences  are  punishable  with  imprisonment  not  exceeding  one  year  and  fine  not 

exceeding  200,000  Baht  or  both.

9.1  Any  employer  causing  his  or  her  employee  to  work  in  contradiction  with  the  law  resulting  in 

the  physical  or  mental  injuries  or  the  death  of  the  employee;

9.2  any  employer  getting  the  employee  to  work  over -  time,  on  a  holiday  or  a  dangerous  job,  as

Against  the  law;

9.3  Any  employer  employing  a  child  under  15  years  of  age;

9.4   Any  employer  failing  to  arrange  security  measure,  occupational  hygienic  measure,  or 

environments,  as  required  by  law;  or 

9.5  Any  body  with  the  duty  to  fill  out  a  form  certifying  false  statements  in  the  examination  of 

papers  or  document.

10.  A  juristic  person  committing  an  offence,  its  authorized  representative  who  gives  out  the  order 

to  refrain  from  doing  an  offensive  act  shall  have  to  be  jointly  or  severally  liable  for  such 

penalty  with  its  representative.

By  huahin   Business   lawyer

www.k-huahinlawyer.com

WORK PERMIT IN THAILAND

To legally work in Thailand, a foreigner must apply for a work permit. Work permit is a legal document that states a foreigner’s position, current occupation, or job description and the Thai company he is working with. It also serves as a license to perform a job or an occupation allowed for foreigners inside Thailand.

Foreigners entering Thailand are not permitted to work, regardless of their type of visa, unless they are granted a work permit. Those who intend to work in Thailand must hold the correct type of visa to be eligible to apply for a work permit.

To secure a work permit in Thailand, a foreigner needs an initial visa, which is a non-immigrant visa. The non-immigrant visa must be obtained before entering Thailand.

Once the foreigner has a non-immigrant visa, he may begin to process the work permit. The work permit process would take 7 business days to accomplish. Work permit application is processed in the Ministry of Labor office.

A foreigner is eligible to apply for a work permit as long as he has a non-immigrant visa or a resident visa, has an available employer who will provide documents for work permit, and the occupation he will perform is not prohibited to foreigners.

The applicant has to submit the following documents:

• 2 inches photo

• medical certificate

• original passport

• letter of employment

• certificate of degree

• address in Thailand

The employer has to provide the following:

• company certificate and objectives

• list of shareholders

• application for VAT

• withholding tax of the company

• financial statement

• photocopy of the director’s passport and work permit with signature affixed

• office map

• letter of employment stating position and salary of applicant

• employment agreement

Once granted, the foreigner has to bring the work permit all the time especially at the work place and during working hours. Please note that the foreigner can only perform the job stated in the work permit and on the specific employer.

Credit By Kraivit : huahin law office.
If you are in Thailand, Hua Hin, you can request a consultation  huahin solicator at K-huahinlawyer.com. 

HOW TO CHECK CONDOMINIUM UNIT BEFORE PURCHASING

In case the condominium is not yet completed:
1.         Every condominium projects require the construction license granted from the local           authorities under the Building Control Act B.E. 2522.
2.         The land where the condominium is situated must be evidenced only by “Chanode”          land deed. Check if the land is owned by the project owner. Also check if there is no any encumbrance other than mortgage on the land because the land with any encumbrance other than mortgage cannot be registered for condominium construction. If you do not trust the evidences provided by the project, the evidences can be rechecked at the local land office.
3.         Check the layout plan around the building if there is an access or not and if such access is public or private. In case of private access, check who owns such access and if such access is registered the servitude allowing the land where the condominium is situated to use such access.
4.         Keep all brochures and advertisement of the project safe. It may be used as an evidence for the future dispute or lawsuit.
 5.         Check the name, address and legal status of the project owner. Also check if it is normal person or juristic person and if it has the right over the land where the condominium is situated or not. In case of juristic person, check if it is legal established or not and check its registered capital, its paid capital and a name list of its managing director. All above information can be checked at Department of Business Development.
6.         In case the condominium project has more than 80 units or has the utility space more than 4,000 square meters, the Environmental Impact Assessment (EIA) report approved the committee under the proclamation from Ministry of Natural Resources and Environment is needed.
7.         Check and keep record when the construction of the condominium will start and when the condominium will be completed.


In case the condominium has already been completed:
 1.         Check if the building is registered as the condominium and who apply for such register. The evidences can be rechecked at the local land office.
2.         Check and record the land deed’s number, layout plan of the building and the access of the building.
3.         Check if the list of private properties and common properties match with the project’s brochures and advertisement.
4.         Check all expenses aside of the condominium unit cost such as public services and utilities fee, common fee, maintenance fee and the fund under Section 40 of Condominium Act which should be paid in advance by the purchaser.
5.         Check if the regulations of the condominium’s juristic person are acceptable and legal.
6.         Keep all brochures and advertisement of the project safe. It may be used as an evidence for the future dispute or lawsuit especially in case of over-advertising or false advertising.
7.         Check the name, address and legal status of the project owner. Also check if it is normal person or juristic person and if it has the right over the land where the condominium is situated or not. In case of juristic person, check if it is legal established or not and check its registered capital, its paid capital and a name list of its managing director. All above information can be checked at Department of Business Development.

In case the condominium is not yet completed:
1.         Every condominium projects require the construction license granted from the local           authorities under the Building Control Act B.E. 2522.
2.         The land where the condominium is situated must be evidenced only by “Chanode”          land deed. Check if the land is owned by the project owner. Also check if there is no any encumbrance other than mortgage on the land because the land with any encumbrance other than mortgage cannot be registered for condominium construction. If you do not trust the evidences provided by the project, the evidences can be rechecked at the local land office.
3.         Check the layout plan around the building if there is an access or not and if such access is public or private. In case of private access, check who owns such access and if such access is registered the servitude allowing the land where the condominium is situated to use such access.
 4.         Keep all brochures and advertisement of the project safe. It may be used as an evidence for the future dispute or lawsuit.
 5.         Check the name, address and legal status of the project owner. Also check if it is normal person or juristic person and if it has the right over the land where the condominium is situated or not. In case of juristic person, check if it is legal established or not and check its registered capital, its paid capital and a name list of its managing director. All above information can be checked at Department of Business Development.
 6.         In case the condominium project has more than 80 units or has the utility space more than 4,000 square meters, the Environmental Impact Assessment (EIA) report approved the committee under the proclamation from Ministry of Natural Resources and Environment is needed.
7.         Check and keep record when the construction of the condominium will start and when the condominium will be completed.

  In case the condominium has already been completed:
1.         Check if the building is registered as the condominium and who apply for such register. The evidences can be rechecked at the local land office.
2.         Check and record the land deed’s number, layout plan of the building and the access of the building. 3.         Check if the list of private properties and common properties match with the project’s brochures and advertisement.
4.         Check all expenses aside of the condominium unit cost such as public services and utilities fee, common fee, maintenance fee and the fund under Section 40 of Condominium Act which should be paid in advance by the purchaser.
5.         Check if the regulations of the condominium’s juristic person are acceptable and legal.
6.         Keep all brochures and advertisement of the project safe. It may be used as an evidence for the future dispute or lawsuit especially in case of over-advertising or false advertising.
7.         Check the name, address and legal status of the project owner. Also check if it is normal person or juristic person and if it has the right over the land where the condominium is situated or not. In case of juristic person, check if it is legal established or not and check its registered capital, its paid capital and a name list of its managing director. All above information can be checked at Department of Business Development.

 
Credit By Mr. Kraivit : Huahin law office.

HOW TO PROTECT YOURSELF FROM SCAM AND FRAUD

HOW TO PROTECT YOURSELF FROM SCAM AND FRAUD
1.         Always keep the land deed safe. In case of document lost, immediate informing to the police is recommended.
2.         Avoid making the loan agreement and take the land deed as collateral without a lawyer because such land deed may be a counterfeit or illegally obtained. Even the land deed is real and legal, the owner may inform the police that it is lost and issue a new one.
3.         If not keep it with yourself, only entrust the land deed with someone you can trust.
4.         Avoid signing any blank document especially a power of attorney.
5.         Before purchasing, accepting a mortgage or a sell with the right to redemption, self-check the location of the land and check the ownership of the land at the local land office. If possible, a prior survey of the land by the expert is recommended.
 6.         Recheck your own land at the land office at least once a year whether you have any transaction concerning such land or not.
 7.         Every transaction concerning the land must be registered at the land office. In case of purchasing, the land must be immediately transferred if the cost of the land is fully paid.
8.         Avoid making the contract with installment payment more than 2 times. In case you are unable to avoid such, please contact us. We have methods that can protect you but we cannot publicize such methods.
9.         Avoid purchasing the land that has its registration changed frequently. In case you are unable to avoid such, checking the status of the land and its owner more thoroughly by the expert is recommended. (Purchasing the land from the owner who has held the title of such land continuously for more than 5 years does not need to pay for the special business tax at a rate of 3.3% except that such owner is the juristic person.)

HOW TO PROTECT YOURSELF FROM SCAM AND FRAUD
1.         Always keep the land deed safe. In case of document lost, immediate informing to the police is recommended.
2.         Avoid making the loan agreement and take the land deed as collateral without a lawyer because such land deed maybe a counterfeit or illegally obtained. Even the land deed is real and legal, the owner may inform the police that it is lost and issue a new one.
3.         If not keep it with yourself, only entrust the land deed with someone you can trust.
4.         Avoid signing any blank document especially a power of attorney.
5.         Before purchasing, accepting a mortgage or a sell with the right to redemption, self-check the location of the land and check the ownership of the land at the local land office. If possible, a prior survey of the land by the expert is recommended.
6.         Recheck your own land at the land office at least once a year whether you have any transaction concerning such land or not.
7.         Every transaction concerning the land must be registered at the land office. In case of purchasing, the land must be immediately transferred if the cost of the land is fully paid.
8.         Avoid making the contract with installment payment more than 2 times. In case you are unable to avoid such, please contact us. We have methods that can protect you but we cannot publicize such methods.
9.         Avoid purchasing the land that has its registration changed frequently. In case you are unable to avoid such, checking the status of the land and its owner more thoroughly by the expert is recommended. (Purchasing the land from the owner who has held the title of such land continuously for more than 5 years does not need to pay for the special business tax at a rate of 3.3% except that such owner is the juristic person.)



Credit By Mr. Kraivit : Huahin law office.

LITIGATION

Generally, the lawsuit in Thailand is not much different from the other countries except that the Thai court seems to be strict with the court’s procedure. Therefore, the preparation of the case for both suing and defending must not focus only on the laws but also the procedure as well such as the procedure concerning the temporary protection order from the court before the making the judgment.

In case there is a breach of agreement, under the law, you have 2 options;
1) file the case enforcing the defendant to comply with the agreement and
2) terminate the agreement and file the case claiming the paid money and damages from the defendant. The temporary protection order from the court must be in line with the essence of such lawsuit, therefore, if the option 2 is taken and the agreement is terminated, it may not be able to ask for a temporary protection order and may cause a problem in the enforcement after winning the case because the defendant may not have any properties left for seize, for example; Mr. A made prospective sale and purchase agreement for a land with Mr. B by paying in installment. Mr. B then sold the land to Mr. C provided that Mr. C already knew of the agreement between Mr. A and Mr. B, which means, according to the law, Mr. C was not honest. Mr. A will have such abovementioned 2 options to take. If a bad option is taken and Mr. A sue the case requesting the revocation of the sale and purchase between Mr. B and Mr. C, during the proceeding of the court, Mr. C may transfer the land to the third party and the judgment in the case will not affect the third party. In the end, even if Mr. A win the case, Mr. A won’t have the land and may not get a money back from Mr. B because Mr. B may transfer or hide his properties away. This is just one of an example from a real story that can ruin your life if you don’t thoroughly understand the law. Our team is full with lawyers all graduated from the law school and the Thai Bar and have a lot of work experiences in both government and private sections, so our team possesses with profound and in-depth knowledge making us to be able to handle with many complicated cases including family case, business and trading case, real estate case, criminal case and more.

In  Thailand , Huahin.  You can contact Mr.Kraivit : Huahin Legalization