Proof of Funds vs FET Certificate: Thailand Property

Quick answer: Proof of funds shows a developer or seller you can complete the purchase. The FET Certificate is what the Land Office needs to register foreign freehold in your name. You may need both, but only the FET unlocks the Chanote. No FET usually means no freehold transfer.

Document	Who asks for it	Why it matters
Proof of funds	Developer or seller	Confirms you can complete the purchase
Source of funds	Thai bank compliance	Explains salary, business sale, inheritance or savings trail
FET Certificate	Land Office	Allows freehold condo registration in a foreign buyer’s name

MORE Group field note (Jul 2026): Missing or late FET paperwork still causes roughly 4% of delayed Phuket freehold registrations in files we reviewed this year. Practical floor remains $50,000 USD per inbound wire for Land Office-compliant FET. Budget 5 to 14 business days after funds hit a Thai bank (SCB often 5 to 7 days, Bangkok Bank 7 to 10).

Start here: wire foreign currency from outside Thailand, use a Thai bank that can issue FET documents, keep the purpose line tied to the property purchase, and start the process before the Land Office transfer date. For most Phuket buyers, the safest route is Bangkok Bank or SCB plus a lawyer/developer letter confirming the unit and Chanote details. If you are still choosing the unit, compare verified Phuket projects first, or browse by budget: condos $200K-$300K, pool villas $300K-$500K, relocation villas. Indian buyers: LRS desk.

If you are a foreigner planning to buy a condominium freehold in Thailand, the single document that decides whether your name actually goes on the title deed is the FET Certificate, the Foreign Exchange Transaction Certificate (formerly the FET Form, before that the TT3). No FET, no Chanote in your name. It is that simple, and that strict.

Proof Of Funds Thailand Property, Part of the Phuket Property Legal & Taxes Master Guide 2026, our complete pillar covering everything in this cluster.

This guide walks you through what the FET certificate actually is, when you need it, how to get it from each of the five major Thai banks, the 10-step process from wire to Land Office, the $50,000 threshold, the seven mistakes that get applications rejected, and what happens if you skip it. All updated for the Bank of Thailand regulatory changes effective Q2 2026.

What Is a FET Certificate? (And Why You Cannot Buy a Condo Without One)

A FET certificate is the Thai bank document that proves foreign currency entered Thailand for a property purchase. The Land Office requires it to register freehold condo ownership under the 49% foreign quota. Without it, transfer day fails even when the buyer has paid in full. MORE Group files show missing FET paperwork causes 4% of delayed Phuket registrations each year.

The Foreign Exchange Transaction Certificate (FET Certificate) is issued under Thailand’s Exchange Control Act BE 2485 and the Bank of Thailand notification BE 2547 (2004), which govern how foreign currency enters and exits the Kingdom.

The FET serves three legal purposes simultaneously:

1. It satisfies Section 19 of the Thai Condominium Act, which requires foreign buyers of freehold units to demonstrate that purchase funds came from overseas in foreign currency.
2. It creates the paper trail for repatriation: when you eventually sell the condo, you can wire the sale proceeds back abroad up to the FET amount without exchange control restrictions.
3. It documents compliance with anti-money laundering rules under FATCA, CRS, and Thailand’s AMLO framework.

TT3 vs FET Form vs Digital FET: A Short History

Older guides still reference the TT3 form, which was the paper certificate used until around 2004. From 2004 to 2019 the document was renamed the FET Form but remained largely paper-based. Since 2019, all major Thai banks issue the digital FET Certificate through the Bank of Thailand’s electronic reporting system. You receive both a digital PDF (with QR verification code) and a stamped paper copy. The Land Office accepts either, but most provincial offices in Phuket still prefer the printed version.

The 2026 Threshold Update

Historically, the practical threshold to obtain a FET was $50,000 USD per inbound transfer (or equivalent). Following Bank of Thailand reforms effective Q2 2026, banks now have discretion to issue FET documentation for transfers as low as $50,000 while applying enhanced due diligence on transfers above $200,000. Below $50K, banks may issue a standard credit advice but not a Land Office-compliant FET, which means the $50,000 floor remains the practical buying threshold for a freehold registration.

MORE Group FET snapshot for Phuket foreign buyers in 2026: The Foreign Exchange Transaction Certificate is the Thai bank document that proves foreign currency entered Thailand for a property purchase. The Land Office requires it to register freehold condo ownership under the 49% foreign quota. The standard process runs in four steps: open a foreign currency account in your own name at a Thai commercial bank, wire funds from abroad in USD, EUR, or GBP with “property purchase” in SWIFT field 70, wait 5 to 14 business days for certificate issuance (SCB averages 5 to 7 days, Bangkok Bank 7 to 10 days), then present the original FET at the Land Office on transfer day with your passport, SPA, and Chanote. The minimum practical inbound transfer is $50,000 USD per tranche. Each off-plan milestone over $50,000 needs its own FET. Without the certificate, freehold registration is refused. Keep all FET PDFs permanently: Thai banks allow outbound repatriation up to the total FET-documented amount only.

When You Need a FET, When You Don’t

A FET certificate is mandatory in exactly one case: registering a freehold condo in a foreign buyer’s name under the 49% quota. Leasehold deals, purchases under $50,000, and units registered to a Thai spouse do not legally require one, though a FET still protects future repatriation. MORE Group checks this scenario on every foreign buyer intake before reservation.

Scenario	FET Required?	Notes
Freehold condo (foreign quota 49%)	YES, every transfer	Single most common case. No FET, no Chanote in your name.
Leasehold villa or condo (30+30+30 years)	NO, but recommended	Optional, but protects future sale proceeds
Cash purchase under $50,000	NO (under threshold)	You keep the unit but forfeit repatriation rights
Spousal Thai company structure	YES for the foreign spouse share	Complex case, lawyer required
Resale from another foreigner	YES, new FET needed	The previous owner’s FET cannot be transferred
Off-plan purchase paid in milestones	YES, one FET per milestone over $50K	Each tranche needs its own paper trail
Spouse Thai national, condo registered in their name	NO	But the foreign spouse loses ownership rights
Inheritance from foreign family member	NO for inheritance, YES if you sell later	Special probate process applies

The single most common mistake is assuming a leasehold deal needs no banking paperwork at all.

When a FET still helps on leasehold:

• Repatriate sale proceeds without Form Tor Tor 3 per tranche over THB 50,000.
• Document inbound foreign currency if you later convert to freehold resale.
• Match Thai bank compliance records if you refinance or sell within 5 years.

Which Thai Banks Issue FET Certificates in Thailand 2026?

Five Thai commercial banks issue most Land Office-compliant FET certificates for foreign property buyers: Bangkok Bank, SCB, KBank, Krungsri, and Krungthai. Processing ranges from 5 to 14 business days, certificate fees run THB 500 to THB 1,500, and the minimum inbound transfer remains $50,000 USD per tranche for Land Office registration.

Bank	Min Transfer for FET	Processing Time	Fee for FET	English Service	Branches
Bangkok Bank (BBL)	$50K	7-10 days	THB 1,000	Excellent	1,200+
SCB (Siam Commercial)	$50K	5-7 days	THB 800	Excellent	1,000+
KBank (Kasikornbank)	$50K	7-14 days	THB 1,200	Good	850+
Krungsri (Bank of Ayudhya)	$50K	10-14 days	THB 1,500	Good	700+
Krungthai (KTB)	$50K	7-10 days	THB 500	Limited	1,150+

MORE Group routes 52% of FET files through Bangkok Bank or SCB because branch experience in Phuket reduces first-submission rejections.

Bangkok Bank: The Industry Standard

Bangkok Bank is the bank most Thai property lawyers recommend by default. Its New York branch makes inbound USD wires from American buyers especially smooth, and the London branch helps EU and UK buyers. The Phuket relationship-management team in Patong, Cherngtalay, and Chalong has handled foreign condo purchases continuously since the early 1990s. Documentation is consistent across branches, and the FET PDF arrives by email within 7-10 business days. The downside: account opening for non-residents now requires an in-person appointment, and walk-in service can be slow during high season.

SCB (Siam Commercial Bank): Fastest Turnaround

SCB has invested heavily in digital banking since 2022, and the FET process is the fastest of the five major banks, often 5 to 7 business days end to end. The English-language private banking service for property buyers is excellent, and the SCB Easy app lets you track the FET status without phoning the branch. Slight downside: SCB requires a higher minimum balance (THB 50,000) to keep the account open after the transaction.

KBank (Kasikornbank): Strong in the Resort Provinces

KBank has the densest branch network in Phuket, Koh Samui, and Krabi, with English-speaking staff in most resort branches. Processing time is variable (7 to 14 days), depending on how busy the compliance team is. The fee is slightly higher at THB 1,200, but the service is reliable and the K-Plus app is the best of the five banks for tracking transfers from abroad.

Krungsri (Bank of Ayudhya): Owned by MUFG, Strong for Japanese Buyers

Krungsri is majority-owned by Mitsubishi UFJ Financial Group, which makes inbound JPY transfers from Japan particularly efficient. Processing time is the longest of the five banks (10 to 14 days), and the THB 1,500 fee is the highest, but Japanese, Singaporean, and Hong Kong buyers often prefer Krungsri because of the parent group’s regional reach.

Krungthai (KTB): State-Owned, Cheapest

KTB is the state-owned bank, and at THB 500 it has by far the lowest FET fee. The trade-off is limited English-language service outside Bangkok and the Phuket main branch. We recommend KTB only for buyers who have a Thai-speaking lawyer or representative who can interface with the branch on their behalf.

Practical recommendation: For most foreign buyers in Phuket, Bangkok Bank or SCB is the right choice. KBank is excellent if your project is in the Bang Tao or Chalong area. Krungsri makes sense for Japanese buyers. KTB only with a Thai-speaking proxy.

Step-by-Step FET Process (10 Steps)

The FET process runs in 10 steps from Thai account opening to Land Office transfer day and typically takes 3 to 5 weeks end to end. Expect 1 to 2 days to open the account, 2 to 5 days for the inbound wire, and 5 to 14 business days for certificate issuance. MORE Group coordinates this sequence on 700+ Phuket closings since 2016.

Phase	Typical duration	What happens
Account opening	1 to 2 days	Passport, visa stamp, Thai address on file
Inbound wire	2 to 5 days	Foreign currency arrives in your Thai account
FET issuance	5 to 14 business days	Bank compliance review and certificate PDF
Land Office day	Scheduled separately	Original FET presented with SPA and Chanote

Here is the full sequence.

1. Open a foreign currency account in Thailand (1-2 days). You need a passport, valid visa or visa exemption stamp, and a Thai address (the developer’s office address is acceptable for new buyers). The account must be in your own name, not the seller’s, not the developer’s.
2. Wire the funds from your home country in foreign currency (USD, EUR, GBP, SGD, AUD, or JPY all work). In the SWIFT message field 70 (remittance information), write “For property purchase” or “For condominium purchase - [Project Name]”.
3. Bank converts USD/EUR/GBP into THB at the daily TTM (Telegraphic Transfer Middle) rate. You can request the exact rate before authorising the conversion.
4. Submit the FET application form at your branch, attaching your passport, the property reservation agreement, and the developer’s letter confirming the project name and unit number.
5. Provide Chanote (title deed) details: the developer or the seller must give you a copy of the Chanote with the freehold quota status confirmed. Without this, the bank cannot complete the FET.
6. Bank verifies the source of funds under FATCA and CRS rules. For amounts over $200K, you will need to provide salary slips, business bank statements, or other source-of-funds evidence.
7. FET certificate issued as a digital PDF (with QR verification) plus a stamped paper copy. The bank emails the PDF and you collect the stamped paper at the branch.
8. The original goes to the Land Office on transfer day, together with the SPA, the Chanote, your passport, and the developer’s release letter.
9. Keep a digital copy for your future repatriation claim: when you sell, you will need the FET to wire the sale proceeds out of Thailand.
10. Funds released to the seller via cashier’s cheque (the standard method) on the day of registration at the Land Office.

Insider tip from MORE Group closings: buyers who email the FET PDF to their lawyer on issuance day complete Land Office registration 5 to 7 days faster than buyers who wait until transfer week to gather documents.

FET vs Proof of Funds vs Source of Funds: What’s the Difference?

FET, proof of funds, and source of funds are three different documents that answer three different questions: did the money enter Thailand correctly, do you have the money now, and where did the money originally come from. A condo purchase over $200,000 typically requires all three from three different parties. MORE Group pre-screens proof of funds before reservation, then manages the Thai bank FET timeline separately.

Document	What It Proves	Where It Comes From	Who Asks for It
FET Certificate	Foreign currency was received and converted in Thailand	Thai bank that received the wire	Land Office, for freehold registration
Proof of Funds	You currently have the money to complete the purchase	Bank statements from your home country	Developer or seller, for sales screening
Source of Funds	Where the money came from originally (salary, business, sale, inheritance)	Employer letter, business accounts, contracts	Thai bank compliance, for AML checks over $200K

Typical document count on a $250,000 Phuket condo: 1 proof-of-funds bank statement, 1 source-of-funds pack, and 1 to 3 FET certificates depending on payment milestones.

Proof of Funds is a commercial screening document. Developers in Phuket increasingly ask for a recent bank statement before they will hold a unit at a discount or accept a low deposit. This is not a legal requirement, it is sales discipline.

Source of Funds is a regulatory document. Under Thailand’s Anti-Money Laundering Act, banks must understand where large sums of foreign currency originated. For transfers over $200K, expect to provide payslips, employment contracts, business sale agreements, or notarised inheritance documents.

FET Certificate is the only one of the three that is issued in Thailand by a Thai bank and is the only one accepted by the Land Office for freehold registration. The other two are inputs into the FET process, not substitutes for it.

7 Common Reasons FET Applications Are Rejected (And How to Avoid Them)

About 10 to 15 percent of first-time FET applications stall before the Land Office sees them, usually because the SWIFT purpose code, wire amount, or source-of-funds file is wrong. Across 700+ MORE Group closings since 2016, wrong field 70 wording alone caused 25% of preventable delays for foreign buyers.

Rejection cause	Share of MORE Group FET delays	Fix
Wrong SWIFT purpose code	25%	Use code 318059 plus “condominium purchase” in field 70
Missing source-of-funds over $200K	22%	Submit payslips and bank statements with the application
Multiple small wires below threshold	18%	Send tranches of $50,000 or more per wire
Name mismatch vs passport	15%	Match initials, hyphens, and accents exactly
Grey-list country origin	10%	Route via UK, EU, US, or Singapore account first
Crypto trail without bank leg	7%	Show regulated exchange to home bank to Thailand
Wire to wrong account type	3%	Send to your own Thai foreign currency account

1. Wire transfer purpose code is wrong. Your home bank must use SWIFT code 318059 (“property purchase”) in field 70 of the MT103 message. If your bank uses a generic “personal transfer” code, the Thai bank may classify the inbound funds as a personal remittance and refuse to issue a property-grade FET. Ask your home bank to use the exact wording “For condominium purchase in Thailand” alongside the 318059 code.

2. Multiple small transfers instead of one large one. Sending six wires of $30K each instead of two wires of $90K each is a classic AML red flag. Compliance teams treat this pattern as potential structuring (smurfing). Send the largest tranches your bank will allow, and never split below the $50K threshold unless your lawyer specifically advises it for a reason. MORE Group case study: a 2024 UK buyer split a $180,000 purchase into four $45,000 wires to stay under perceived bank limits; Bangkok Bank rejected all four, the buyer lost 6 weeks and paid penalty interest to the developer, and ultimately rewired two tranches of $90,000 to resolve. Total cost of the mistake: $4,200 in FX spreads and penalties.

3. The recipient name does not exactly match your passport. “John A. Smith” on the passport but “John Smith” on the wire will trigger a verification hold. Middle names, initials, hyphens, and accents must all match exactly. Foreign buyers from Spain, Latin America, and the Arab world (where two surnames are common) need to be especially careful.

4. Source-of-funds documentation missing for amounts over $200K. For transfers above $200,000, expect the bank to ask for at least two of the following: 12 months of personal bank statements showing the funds accumulating, a notarised employment letter, a business sale contract, or audited company accounts. Provide them upfront, chasing them later adds two weeks.

5. Transfer originates from a country on the FATF grey list. As of 2026 the FATF grey list includes the UAE, the Cayman Islands, Panama, the British Virgin Islands, and a handful of others. Wires from these jurisdictions trigger automatic enhanced due diligence and can take an extra 4 to 6 weeks. If you have funds parked in a UAE or BVI account, transfer them to a UK, EU, US, Singapore, or Hong Kong account first, then onward to Thailand.

6. Crypto-converted USD without a clear bank trail. Coins to USD to Thailand is technically allowed, but the bank needs to see the bank-side leg of the transaction, a normal wire from a regulated exchange (Coinbase, Kraken, Binance.US) to your home bank account, then onward to Thailand. Direct OTC crypto-to-fiat conversions in Dubai or Singapore typically get rejected by Thai compliance teams.

7. Wire sent to the wrong account. This sounds obvious, but it happens. The wire must go to your own Thai foreign currency account at the receiving bank. Wires sent directly to the seller’s account, the developer’s escrow, or a lawyer’s client account do not generate a Land Office-compliant FET. Always wire to your own account first.

What Happens If You Buy Property in Thailand Without an FET Certificate?

Buying without a FET certificate triggers three consequences in rising order of severity: the Land Office refuses freehold registration, repatriation requires Bank of Thailand approval per tranche over THB 50,000, and your tax cost basis becomes undocumented. Fixing the mistake after transfer takes 2 to 6 weeks and is sometimes impossible. MORE Group resale files show 4% of foreign owners arrive without FET records from the original purchase.

First, the Land Office will refuse to register the freehold transfer in your name. The Chanote stays with the seller. You may have paid in full, but legally the property is still theirs. This is the worst-case scenario, and it does happen, typically when buyers wire money directly to the developer instead of through their own Thai bank account.

Second, even if you complete a leasehold or company-structured purchase, you lose the right to freely repatriate the eventual sale proceeds. Without a FET on file, you can still sell the property, but to wire the proceeds out of Thailand you will need a Bank of Thailand approval (a Form Tor Tor 3) for each tranche over THB 50,000. This adds bureaucratic friction every time you want to move money home.

Third, your tax position becomes harder to defend. The Thai Revenue Department uses FET records to confirm that capital flowing in and out matches your declared cost basis. Without a FET trail, capital gains claims become a subjective conversation rather than a documented calculation.

Available workarounds if you have already made the mistake:

• Convert to leasehold with the same seller, so the legal structure matches what you can document.
• Spousal Thai structure if married to a Thai national, transferring the unit into the spouse’s name (you lose foreign-buyer protections but keep the property).
• Retroactive FET is possible but rare, the bank must agree that the original wire matches the property file, which is a discretionary call.

In every workaround scenario, you are reducing optionality and increasing risk. The right answer is to do the FET correctly the first time.

Off-Plan Purchases: One FET Per Milestone

Off-plan purchases in Phuket typically use a 20-30-30-20 payment schedule over 24 to 36 months, and each tranche over $50,000 needs its own FET certificate before Land Office registration. MORE Group off-plan files average 2.8 FET certificates per completion versus 1.2 for ready purchases.

Milestone	Typical %	FET required if over $50K
Contract signing	20 to 30%	Yes
Structure complete	10 to 20%	Often yes
Transfer day	30 to 40%	Yes

Best practice for off-plan FET tracking:

1. Log each milestone date, foreign currency amount, FX rate, and THB received.
2. Request a separate FET for every tranche over $50,000 before paying the developer.
3. Store the FET PDF in the same folder as the SPA page referencing that payment.
4. Confirm with your lawyer that total FET-documented inflows match the purchase price before Land Office day.

Bank Choice and Branch Experience

Branch selection typically changes FET timing by 3 to 8 days compared with bank logo alone. Foreign buyers in Phuket should use resort branches that process condo FET files weekly, not low-volume regional offices that may idle compliance reviews for 10 to 17 days in peak season. For purchases over $300,000, request a relationship manager on day one.

Branch (MORE Group 2024-2026 data)	Avg FET days	Notes
SCB Cherngtalay	6.2 days	Fastest Phuket resort branch in our files
Bangkok Bank Patong	7.8 days	Strong English service, high foreign volume
KBank Boat Avenue	9.1 days	Good for Bang Tao and Cherngtalay projects
Low-volume regional branches	12.4 days	May not have processed a property FET in months

Branch selection checklist for foreign buyers:

• Confirm the branch processed a property FET in the last 30 days before you wire.
• Ask for a named relationship officer if the inbound transfer exceeds $300,000.
• Prefer Patong, Cherngtalay, Chalong, or Phuket Town over inland branches.
• Email the SPA unit number to the branch before the wire arrives.

Phuket main branches handle foreign condo registrations weekly.

MORE Group case study: a 2025 German buyer at Bangkok Bank Rawai wired $420,000 without a relationship manager. Compliance flagged source-of-funds review and 17 days passed with zero updates.

After escalation to the Phuket Regional Manager, a relationship officer cleared the file in 3 days.

Document Retention: Keep Your Paper Trail Forever

Keep digital copies of every FET certificate, wire confirmation, SPA, Chanote scan, and bank correspondence for at least 7 years after registration, ideally indefinitely. Cloud storage costs almost nothing; reconstructing a missing FET 10 years later when you want to sell costs weeks of branch visits and THB 500 to 1,000 per replacement certificate.

Document	Minimum retention	Why it matters on resale
FET certificate (original + PDF)	Indefinitely	Caps tax-free repatriation amount
SPA and transfer receipt	7+ years	Proves cost basis for capital gains
Wire confirmations	7+ years	Matches FET amount to inbound transfer
Chanote scan	Indefinitely	Confirms freehold quota and unit details
Bank correspondence	7+ years	Speeds outbound compliance if questioned

The single highest-leverage habit foreign buyers can build: a named folder in Google Drive or iCloud per property with sub-folders for FET, SPA, Chanote, tax, and rental records from reservation day.

Repatriation rules foreign owners should know:

• Thai banks wire sale proceeds abroad without Bank of Thailand approval only up to total FET-documented inflows.
• A seller with $250,000 of FET-documented inflows can repatriate $250,000 in 2 to 5 business days.
• Capital gain above the FET total requires SPA, transfer receipt, and tax clearance (adds 2 to 4 weeks).
• Lost FET records mean certified replacements at THB 500 to 1,000 each, then a full outbound review from zero.

Insider tip from MORE Group closings: ask your bank for the FET PDF and stamped paper copy on the same day, then email both to your lawyer immediately. Buyers who centralised documents with the lawyer from day one completed Land Office registration a full week faster on average.

Frequently Asked Questions

What is a FET certificate in Thailand and why can transfer fail without it? +

A FET Certificate is the Thai bank document proving foreign currency was sent into Thailand for a property purchase. Foreign buyers need it because the Land Office uses it to register freehold condo ownership under the foreign quota; without it, the transfer can be refused even if the buyer has the money.

Is proof of funds the same as a FET certificate? +

No. Proof of funds shows a seller or developer that you can complete the purchase; a FET certificate proves to the Land Office that foreign currency entered Thailand correctly. For a foreign freehold condo transfer, the FET is the critical document.

Which Thai banks issue FET certificates? +

All major Thai commercial banks can issue FET certificates. The five most commonly used by foreign property buyers are Bangkok Bank, SCB (Siam Commercial Bank), KBank (Kasikornbank), Krungsri (Bank of Ayudhya), and Krungthai (KTB). Bangkok Bank is the industry standard for foreign condo purchases. SCB has the fastest processing time at 5 to 7 days. KTB has the lowest fee at THB 500.

How long does it take to get a FET certificate? +

The full process, from inbound wire arriving in your Thai account to receiving the FET certificate in your hand, takes between 5 and 14 business days, depending on the bank. SCB is the fastest at 5 to 7 days. Bangkok Bank and Krungthai average 7 to 10 days. KBank takes 7 to 14 days. Krungsri is the slowest at 10 to 14 days. Plan your transfer at least three weeks before your Land Office appointment.

How much does a FET certificate cost in Thailand? +

FET certificate fees range from THB 500 at Krungthai Bank to THB 1,500 at Krungsri. Bangkok Bank charges THB 1,000, SCB charges THB 800, and KBank charges THB 1,200. These are nominal fees compared to the inbound wire costs (typically 0.25 to 0.5 percent of the transferred amount) and the FX spread the bank earns on the conversion.

What is the minimum amount for a FET certificate? +

The practical minimum is $50,000 USD (or equivalent) per inbound transfer. Below that threshold, Thai banks may issue a generic credit advice but not a Land Office-compliant FET certificate. If your purchase price is $180,000, the standard structure is three tranches of $60,000 each, each generating its own FET certificate.

Can I get a FET certificate retroactively? +

Retroactive FET issuance is possible but discretionary. The bank must agree that the original wire can be matched to the specific property purchase, which usually requires the SPA to have been signed after the wire arrived and the funds to still be in your Thai account. If the funds have already been released to the seller, retroactive FET is rarely possible. Always issue the FET before transferring funds to the seller.

What is the FET document Thailand requires for property transfer? +

The Land Office requires the original FET certificate (or stamped paper copy of the digital FET) issued by a Thai commercial bank, listing your name as the remitter and beneficiary, the amount in foreign currency and Thai Baht, the FX rate applied, the date of the transaction, and the purpose of the transfer (property purchase). The certificate must be presented on the day of freehold registration, alongside the SPA, the Chanote, your passport, and the developer's release letter.

Is the FET certificate the same as the TT3 form? +

No, but they serve the same purpose. The TT3 was the original paper form used until around 2004. From 2004 to 2019 the document was renamed the FET Form. Since 2019 all major Thai banks have issued the digital FET Certificate, which includes a QR verification code and is valid in both PDF and printed form. Older guides and some lawyers still use the TT3 terminology, they are referring to the same document.

What happens if I lose my FET certificate? +

Contact the issuing bank as soon as possible. Banks keep FET records in their internal systems for at least 10 years and can issue a certified replacement copy for a small fee (typically THB 500 to 1,000). Provide the original transaction date, amount, and your passport details. If you lose the FET before completing the freehold transfer, the Land Office cannot accept a verbal confirmation, you must obtain the replacement document first.

About MORE Group:

MORE Group is a Phuket real estate advisory for foreign buyers, not a hotel chain or spa brand. Since 2016 we have guided 700+ property transactions across 100+ nationalities with 0% buyer commission. We coordinate Thai bank introductions, FET timeline management, and Land Office transfer support for freehold condo purchases.

Fact	Detail
Founded	2016 by Maksim Shchegolev
Focus	Foreign freehold and off-plan condo buyers in Phuket
FET support	Bank introductions, SWIFT wording review, timeline tracking
Transactions	700+ closings since 2016
Commission	0% paid by the buyer
Contact	info@moregroup.estate · +66 65 119 5327 · moregroup.estate

What MORE Group handles on FET files:

• Thai bank introduction and branch selection for your nationality
• SWIFT field 70 wording review before you send the wire
• FET timeline tracking against developer payment deadlines
• Land Office document pack assembly on transfer day

Further reading: foreign exchange for Thai property, FET step-by-step news update, Thailand property tax, buying property in Phuket, hidden costs, due diligence, and verified project reviews.