Thursday, May 29, 2014

Hua Hin property developments

Hua Hin property developments

Over the past three years the number of housing developments in Hua Hin has simply sky rocketed, it seems that new ones are appearing every week. Finding a property amongst all of these new developments can become a minefield if you don't know what to look for and what to look out for. Pick any road heading west from Hua Hin and you will be inundated with sign posts advertising new Hua Hin housing projects and property developments.

hua hin housing projects« Vast swathes of Hua Hin hinterland have been cleared over the past few years to make way for countless new houses and villages. Many have sold out and have started phase 2 and 3 developments, many have not been completed and remain under construction. Hua Hin remains to be one of the most desirable places for a second home in Thailand.


Wednesday, May 28, 2014

Yes , a  foreigner  may  have  a   chance  to  commit  an  offence  in  Thailand  if  he/she  is  not  careful,particularly  those  Who  are  ignorant  of  the  Thai  criminal  offences.  Note  that  an  offender  is  liable  not  only  for  criminal  punishment  but  also  for  payment  of  compensation  to  the  person  suffering  from  the  damages  incurred  by  that

 By KRAIVIT   BUSINESS  AND  HUAHIN REAL ESTATE LAWYER
 WWW.K- HUAHINLAWYER.COM  
Consideration on the law with regard to the lease of immovable property according to Thai law 

1. Civil and Commercial Code, Article 538 is stipulated that for the lease of immovable property, if there is no evidence in any letter signed by the liable party, it is stated that the prosecution of enforcement cannot be done, if the lease term is over 3 years up or stipulated through lifetime of the Lessee or the Lessor; if it is not done in letter or registered to the official, it is stated that such lease can be prosecuted to do enforcement for only 3 years.

- Consideration: being signed by the liable party; “who is the liable party?”; the answer is : both parties are the liable parties.
- The Lessee is the liable party for the payment of …………expense. The Lessee shall allow the Lessee to reside in the leased property or make a registration at the land office for the Lessee.

2. For the lease of immovable property over 3 years, unless the lease agreement shall be made, going to register the lease shall be done at the land office where such immovable property is located because according to the law, the lease agreement shall be effective and bound between the Lessor and the Lessee for only 3 years, for example; Mr. A makes the house lease agreement with Mr. B with its lease term of 10 years but going to register the lease is not done at the land office where the house is located; the lease agreement with its lease term specified for 10 years made with each other is certainly ineffective, it is equal that there is the lease agreement with each other for only 3 years. Therefore, if there is a case of dispute occurred after the 3rd will be the problem immediately.

- Consideration: the contractual party may prosecute again the other contractual party to register the lease but it must be prosecuted within 3 years from the date of making the lease agreement and in the agreement, it must be specified to have both contractual party go to register the lease at the land office and then it can be prosecuted to do enforcement. The information of lease in reverse of the title deed of such plot will be appeared.

3. The longest term of leasing the immovable property is not over 30 years. At present, there is the making of 30-year lease agreement plus for 30 years under another agreement. It is questioned how is the result? The answer is that the agreement plus for 30 years is not contradictory to the law as well as peace and order of the public and also can be enforced between both contractual parties but it will not be continuously effective automatically because both contractual parties shall go to make a registration again at the Land Office.

- Consideration: it must be understood that the Lessor can sell the leased property to other person but it will not impact to the lease agreement between the Lessee and the Lessor formerly. However, there is some problem whether the contractual clause regarding the renewal of this agreement will be bound with a new buyer or not; the answer is that it is not bound because it is not the direct right and duty as per the lease agreement unless a new buyer will agree to bind it in letter with the former conditions between the Lessee and the Lessor.

4. In principle, the lease agreement is the individual right of the Lessee. What does it mean? Let us see………….this is because the immovable property is the one with high value. Therefore, for the action to allow someone to take on lease of our immovable property, we shall certainly have confidence on such Lessee first; for example, we have confidence that this person can take care of the leased house very well because this person is fond of cleanness or this Lessee is not probable for missing to keep an appointment of paying the rental because the Lessee has the good financial status. The Lessor therefore specifies that it is given to have this Lessee take on lease only by specifying in the lease agreement also. Therefore, the law deems that the Lessee is the essential part of the lease. Then, if this Lessee who makes this agreement dies even before the lease agreement expires, the agreement is certainly terminated according to the law immediately. The succession of descendants cannot be made; for example, the lease agreement is scheduled for the term of 3 years but after the lease for only one year, the Lessee dies, the lease agreement is certainly terminated immediately. 

- Consideration, the solution is that both parties shall specify clearly whether the Lessor or the Lessee is the essential part of the lease agreement or not. For another solution, if the Lessor can stipulate in the lease agreement that “this lease agreement is given to devolve to the Lessee’s heir in case the Lessee dies before the lease agreement will expire”. 

For these problems and conditions of law, they are a part from the direct experiences of the writer especially in the locality of Hua Hin and other area. There are many more foreigners who do not understand this matter exactly. Kraivit Business and Estate Law Office is ready to give some advice and how to protect against the problem which is eventually occurred in the future as per the expression that “when knowing the problem, it is certainly not occurred” as well as the problem-solving occurred by means of exercising the right of prosecution via the Court by the lawyer who has the specific expertise about these matters.

  Kraivit    Prariyachattrakul
     Solicitor 
     Senior  Partner
    +66(0)84-9794714
    +66(0)32-900408
     E-mail : kraivit.huahinlawyer@gmail.com      
     www.k-huahinlawyer.com

PROPERTY SEARCH AND LOCAL SERVICES



Generally, when it is about looking for a house whether for residency or investment, you may turn to the land agency. However, we are another option for you if you want to obtain a real estate without any risk. Wecan advise you about all concerning laws, thorough procedure and the history and profile of the owner. Huahin property search and local services As a local law office in huahin , we are certain we can bring you into and get you through the game without disadvantaged by the rules and the opponent. We won’t just finish the deal and left you but we will always get your back.



Thursday, May 22, 2014

HUAHIN PROPERTY SEARCH


Condominium Wan Vayla : A  total of 14 buildings totaling 294 units of space in the room. Starting from 45 square meters to 316 square meters and facilities include a fitness room, sports , table tennis, a BBQ Pool and Wi-Fi access point system, Ozone 3 Swimming pool and indispensable . To fill your days be more complete , that is more than 7 acres of green park space and a multipurpose building on the beach with a starting price of 4.79 million baht .

Khao Tao Soi Hua Hin 101 Nongkae, Hua Hin, Prachuap Khiri Khan 77110.
Project Description: Low Rise condo building with 14 units, 294 Units Floor Area 20.00 - 0.00 to 98.80 acres.

Huahin property for sell 





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Thursday, May 15, 2014

WHAT IS WELFARE FUND?

1.  There  is  a  fund  called  “Labor  Welfare  Fund”  organized  in  the  Labor  Protection  and  Social       
Welfare  Department  with  the  objective  of  aiding  employees  in  case  of  termination  of  employment,  death  or  any  other  incident  as  prescribed  by  the  Committee  on  Labor  Welfare.
2.  This  Fund  obtains  money  from  many  different  sources,  namely:  the  money  deducted  from  employee’s  wages,  the  money  contributed  by  employers,  the  money  of  a  deceased  employee  with  no  one  receiving  it,  penalized  money  in  case  the  employer  fails  deliver  the  funding  money,  the  fined  money  paid  by  violators  of  labor  law,  contribution  by  an  individual,  contribution  by  the  State,  other  income  and  the  interest  of  the  Fund.
3.  The  said  Fund  shall  be  put  in  two  books  of  account:
3.1  The  Funding  account  indicating  particulars  of  the  money  deducted  from  employee’s  wages,  the  money  contributed  by  the  employer,  and  the  interest  yielded  by  the  fund  for  each  individual  employee,  and
3.2  The  account  of  common  money  indicating  the  particulars  of  other  moneys  besides  3.1
4.  The  delivery  of  the  fined  money  to  the  Fund  shall  be  prescribed  by  the  Committee,  which  will  be  announced  in  the  Government  Gazette.
5.  The  money  and  all  other  properties  belong  to  The  Labor  Protection  and  Social  Welfare  Department,  and  they  shall  not  be  delivered  to  the  State  Treasury.
6.  The  Labor  Welfare  Fund  Committee  shall  consist  of  the  Permanent  Secretary  for  the  Ministry  of  Labor  and  Social  Welfare  as  chairman,  a  representative  of Ministry  of  Finance,  a  representative  of  the  Office  of  National  Economic  and  Social  Development,  a  representative  of  the  Bank  of  Thailand,  and  5  representatives  from  the  employees’  side  and  another  5  from  the  employer’s  side,  as  committee  members,  and  the  Director – General  of  Labor  Welfare  Development  as  a  member  and  the  secretary  of  the  Committee.
7.The  said  Committee  is  empowered  to  law  down  the  policy  of  administering  the  Fund  and  paying  it  to  the  persons  entitled  to  receive  it  with  the  approval  of  the  Minister,  to  propose  its  opinion  to  the  Minister  to  enact  by – laws,  prescribing  rules  for  receiving  and  dispensing  money  as  well  as  the  custody  of  the  Fund,  setting  aside  not  more  than  10%  of  the  Fund’s  interest  for  the  expenditure  on  administration  and  other  activities  prescribed  by  law  including  those  entrusted  by  Minister.
8.  The  selection  of  representatives  of  employees  and  those  of  employers,  their  term  of  office  and  the  termination  of  their  term  are  the  same  as  those  prescribed  for  the  Committee  on  Wages.

.  Membership  of  Fund
                1.  Employees  of  a  business  with  10  or  more  in  number  shall  have  to  become  member  of  the  Fund  except  those  who  have  been  members  of  a  Life  Supporting  Fund  or  and  other  like  welfare  fund  under  the  Ministerial  Regulation  concerned.  As  for  a  business  having  employees  of  less  than  10  in  number,  its  employees  may  become  members  of  the  Fund  in  accordance  with  the  requirements  prescribed  by  the  Royal  Decree  concerned.
                As  for  the  business  not  required  by  law,  its  employees  may  apply  for  membership  of  the  Fund  in  accordance  with  the  rules  set  up  by  the  Committee  and  with  the  approval  of  their  employer.
                2.  The  employer  whose  employees  are  members  of  the  Fund  shall  have  to  submit  the  employee’s  name  list  to  authority  for which  the  Department  of  Labor  Welfare  shall  issue  certificates  of  registration.  If  there  is  any  subsequent  change,  the  employer  shall  have  to  notify  the  Department  and  apply  for  amendment  to  the  list  according  to  the  rules  prescribed  for  that.
                3.  The  employer  shall  have  to  withhold  part  of  the  wages  of  his  or  her  employees  according  to  the  Ministerial  Regulation  concerned  which  shall  not  exceed  5%  of  the  sum  of  employee’s  wages,  and  the  employer  shall  contribute  an  equal  amount  and  deliver  the  combined  amount  to  the  Fund.  Even  if  the  employer  fails  to  pay  wages  to  his  employees,  he  still  has  to  deliver  the  sum  of  money  to  the  Fund.  Failing  to  do  so,  he  is  obliged  to  pay  an  extra  sum  of  5%  per  month  of  the  sum  to  be  delivered.  The  balance  of  15  days  or  more  is  regarded  as  one  month.  The  delivery  of  the  money  shall  be  in  accordance  with  the  rule  prescribed  by  the  Committee.
                4.  The  labor  inspector  concerned  shall  warn  the  employer  who  fails  to  deliver  the  contributing  money  or  delivers  only  in  part.  He  is  also  empowered  to  assess  the  amount  of  a  contributing  money  which  is  not  ascertainable.
                Note 
                This  Welfare  Fund  is  like  the  Social  Security  Fund  existing  before  the  enforcement  of  this  law,  but  they  are  not  the  same.  Do  mot  mix  then  up.  The   Social  Security  Welfare  Fund  is  just  like  social  insurance,  while  this  Welfare  Fund  is  like  Pension  Welfare  Fund  of  Government  officials.  Both  are  comparatively  good.  If  any  employer  not  wishing  to  abide  by  this  law,  he  or  she  may  organize  the  so – called  Life  Supporting  Fund  before  this  law  comes  into  force.
.  payment  of  Welfare  Fund 
                1.  In  case  of  retirement,  the  Department  of  Labor  Welfare  shall  pay  the  retiring  employee  the  moneys  contributed  by  both  the  employee  and  the  employer  together  with  the  interest  yielding  by  the  two  amounts.
                In  case  of  death,  the  money  shall be  paid  to  the  person  whom  the  deceased  employee  mentioned  in  his  or  her  testament.  In  case  of  death  before  making  such  a  document,  the  money  shall  be  distributed  among  the  parents,  children,  the  wife  or  husband  who  are  still  alive  equally.
                In  case  of  no  not  receiving  it,  the  money  shall  belong  to  the  Welfare  Fund.
                2.  Payment  in  other  cases  shall  be  made  in  accordance  with  the  rules  prescribed  by  the  Committee  and  from  other  moneys  not  the  money  paid  under  1.
                3.  The  Fund  gives  the  power  to  the  labor  official  on  duty  to  summon  the  person  who  is  responsible  to  pay  compensation  the  employee,  such  as  the  person  committing  a  wrongful  act  against  the  employee,  to  pay  such  compensation  to  the  Fund.  The  law  prescribes  the  period  of  time  for  bringing  such  action  as  long  as  10  years.
                4.  The  labor  inspector,  having  given  to  the  employer  a  written  warning,  has  the  power  to  seize  or  makes  an  attachment  of  the  person’s  property  and  auctions  it.  This  also  applies  to  the  property  of  the  person  having  duty  to  deliver  the  money  either  contributed  by  the  employee  or  that  contributed  by  the  employer  to  the  Fund  in  accordance,  however,  with  the  provision  of  the  Civil  Procedure  Code.
                5.  The  right  to get  money  from  the  Welfare  Fund  is  not  transferable;  neither  is  it  liable  for  execution.
6.  Within  120  days  from  the  end  of  the  preceding  year,  the  Committee  shall  submit  to  the  Office  of  National  Financial  Inspection  the  balance  sheet  together  with  the  statement  showing  income  and  expenditure  for  the  immediate  past  year  of  the  Fund  for  auditing  before  passing  it  on  to  the  Minister  of  Labor  and  Social  Welfare,  who  will  go  over  it  and  proposes  it  further  to  the  Cabinet  for  information  and  publication  in  the  Government  Gazette.
By  huahin   Business   lawyer
www.k-huahinlawyer.com

OCAS ​​HUA HIN

Ocas ​​Hua Hin :  the perfect holiday beach of Hua Hin, the "opportunity" of the value of a happy family and loved ones. Mia can not live together in the end. 

Project area         : 17 acres 
Number of homes : 179 back 
House Size           : from 380 to 450 sq.m. 
Utilities                 : parks, club house, swimming pool, security guards. 
Location                : Petchkasem Road, Hua Hin.






CONDOMINIUM WAN VAYLA

Condominium Wan Vayla a total of 14 buildings totaling 294 units of space in the room. Starting from 45 square meters to 316 square meters and facilities include a fitness room, sports , table tennis, a BBQ Pool and Wi-Fi access point system, Ozone 3 Swimming pool and indispensable . To fill your days be more complete , that is more than 7 acres of green park space and a multipurpose building on the beach with a starting price of 4.79 million baht .