What is The Jeeranont ?

The Jeeranont is an Asset Management Company for investment in Kingdom of Thailand in various sectors for profitable business for their international clients. The Jeeranont Wealth Management (TJWM) is a private wealth management firm, in business for over 20 years. The Jeeranont offers investment management and wealth planning solutions. The Jeeranont is owned by Sarochinee jeeranont, CFP, with 30 years of investment and investment management experience. As a Fee-Only investment advisory firm, our revenues are derived solely from fees paid directly to us by our clients. The relationship with our clients is that of a trusted advisor, not a broker or so-called advisor. We maintain a fiduciary responsibility, working in the best interest of each client, eliminating potential conflicts associated with commissions or proprietary investment products with several government agency.

How can i build equity in my house?

You can build equity in three ways. First (and easiest) is from market appreciation. Second, when making your monthly mortgage payment, try to send a little bit more. This will go directly to the principal of the loan, rather than the interest. Be sure your lender knows to put the extra toward principal, and not the next month’s payment. Even an extra $50 per month can quickly build equity, as well as knock years off of your loan. The third way to build equity into your house is to make improvements. There are a variety of ways to remodel and make positive changes to the interior and exterior of your home. One of the best ways is to add square footage/living space

What is an Appraisal?

An appraisal is an estimate of the value of a piece of property by a licensed, trained, and experienced individual called an appraiser. They are usually required by a lender to determine how much the property is worth in ascertaining how much they will loan on the property.

What is the minimum investment?

We work with qualified investors with a minimum of liquid investable assets of $1,000,000 to start. (We can at our discretion make an exception to our new client minimum account size for small accounts, check with our staff)

Who are your clients?

Our private client group consists predominantly of individuals ranging in age from 50 to 90 years old. Our clients are pre-retirees and retirees. Our clients tend to have similar concerns. They want their money managed without the conflicts of Wall Street, sales and commissions. They don’t have the time or interest to manage their own investments effectively. They may not have the knowledge to manage their own assets but they want someone to do it for them. They don’t have the discipline to manage their own assets.

What sets The Jeeranont apart from other wealth management firms?

We take a progressive approach based on the premise that personal happiness drives financial success. We start our relationship understanding you and then translate your personal strengths into your financial strength. This is distinct from a traditional approach, which only personalizes a financial plan based on your current balances, time-line, risk tolerance, and income needs. We use your inherent gifts as the basis for a plan to create wealth, manage wealth and then use your wealth to impact your world for the better. This is an integration of your life and your balance sheet.

Who destroyed Thousands of Wise Women ?

“Christianity destroyed thousands of wise women, burned them alive. Even the name “witch” – which means “a wise woman” and nothing else – became so condemnatory…and the same happened in the East. All the religions prohibited women, and I can see that the reason is a great fear that if women are allowed the same opportunity as is given to men, they will be far ahead in the experience of God. And that is against the ego of man.”

Why Man Suffers from a Great Inferiority Complex?

“Man suffers from a great inferiority complex because he cannot give birth to children. It is one of the deepest unconscious inferiorities in man. He knows the woman is superior, because in life there can be nothing higher than giving birth to life. “Man’s function, his participation in giving birth to life, is negligible. It is not more than a syringe injection. It can be done by a syringe – he can be absolutely relieved of taking part in reproduction. He must have felt it from the very beginning. And the only way to overcome this inferiority complex was to reduce the woman in every possible way to such an inferior position that man can forget his inferiority complex and start believing that he is superior. “All the societies of the world, all the cultures, all the religions in different ways have been doing the same: reducing the woman to a secondary category of humanity not equal to man.”

Why The Woman Has Been Enslaved?

“Almost all the religions have denied women the possibility of entering into paradise from the body of a woman. She can be virtuous. Her husband is her god. She should serve the husband with total commitment and devotion. This is the only religion as far as the woman is concerned. This will bring her into the body of a man in her next life, and then the doors open. Then she can strive for spiritual heights. Then she can become an enlightened master. “There are religions which don’t allow women to read the religious scriptures. There are religions which don’t allow the women to enter their temples. The woman has been enslaved. She has been reduced into producing children, taking care of them her whole life. She has not to be respected as a human being. She is just a reproductive mechanism. “Man has done everything wrong that can be done, everything inhuman that can be done. In Hinduism, if the husband died, the woman had to jump alive into his funeral pyre. This was thought to be something spiritual. This is pure murder – and a very crude and primitive murder. For thousands of years it was a great spiritual thing, but it is strange that the man never did such a great spiritual thing. No man in the whole of history has ever jumped into the funeral pyre of his dead wife. No brahmin followed the rule that he has made for women. If it is true, then is it not very strange why the man is not doing the same?”

Can A Foreigner Legally Own A Land In Thailand?

Normally, a foreigner cannot own land in Thailand; however, there are other alternatives exist for a foreigner to acquire land or property.

Am I Allowed To Own Any Structure On Land?

• Legally, any building is considered as being a part of land over which such building is constructed. However, a building may be considered as a separation part when it is a tenant of land who builds a building under a leasing agreement. Therefore, a foreigner may own any building on his rented land.
• If your spouse is Thai, and you are planning to build a house on his/her land, you are recommended to sign a lease agreement with your spouse indicating that you are a tenant. This way, you shall have a joint ownership over such construction, not a land, together with your spouse.

How Do I Obtain Construction Permission?

Construction permission may be obtained at the Local Administration organization (Aor Bor Tor), or the Municipal Office, where your land is located. Structure Plans submitted shall be certified by an architect or an engineer. A building must have the specifications indicating in the permission.

My Land Was Secretly Transferred What Are My Rights?

Any unregistered action, with the Land Department, regarding a land is not recognized under Thai Property Law. You are a sole owner of the land.

What Are The Thai Laws Regarding A Land Lease?

• A land lease for duration of 3 years and more must be registered with the Land Department, and some fees must be paid. The maximum duration is 30 years, which may be renewable for another 30 years. In case the parties agree for a lease of 60 years (30 years with an option to renew for another 30 years), a deposit payment against the rent payable during the 2 nd part of contract shall be made at the same time a payment of 1 st half's deposit. The land title deed should be in possession of tenant to ensure his rights under an agreement. This sort of leasing agreement may become problematic in case a land passed on to a tenant's heirs.

What Is A Condominium Under Thai Law?

The Condominium Act (The Commonly-Owned Housing Act of 2522) defines a condominium as a building featuring privately-owned property and common property. The owners of condominium unit own the land through a juristic person of condominium.

Can A Foreigner Legally Own A Condominium Unit In Thailand?

• Any foreigner who has legally entered into Thailand may have a freehold ownership over a condominium unit, constructed on a land of less than 5 rai, of certain projects in municipal jurisdictions of the Kingdom, such as Bangkok, Pattaya, and Phuket. However, condominium units owned by a foreigner shall not exceed 49% of the total space of the condominium project. Other restrictions are applicable. A non-Thai owner of a freehold condominium unit may transfer a property to other foreigners. If you wish to buy a condominium in Thailand, there are certain points of which you should be aware before choosing your new property:

Can I Buy A Property In Thailand At My Absence?

• Yes. A person wishing to buy a land, including a foreigner, may purchase a land without being present at the time of registration of ownership at the Land Department. This shall be done by appointing, by a power of attorney, a lawyer to act on your behalf.
• Nevertheless, if you are married to a Thai, you, a foreign spouse of a Thai, is required to declare in a written agreement that a fund, of a purchase of land, is purely of your Thai spouse as her personal affair before marriage. This procedure may be done by signing such declaration abroad, and demand for a certification at the Consulate of Thailand in your country.

What Are Measurements Using For Land In Thailand?

n Thailand, Land is measured in Rai, Ngan and Wah. 1 Rai = 4 Ngan (or 1600 Sq.m.) 1 Ngan = 100 Wah (or 400 Sq.m.) 1 Wah = 4 Sq.m. 1 Acer = 2.5 Rai 1 Hectare = 6.25 Rai Land prices are usually expressed in Baht per Rai or Baht per Wah. Condominium prices are usually expressed in Baht per sqm (square meter).

Can I Legally Rent Out A Property In Thailand?

Yes. A foreign-owned property may be rented out. Some banks may allow you to open an account to collect the rents. You, as a non-resident, must be aware that personal income tax shall be deducted from your income earning in Thailand.

What are the Thailand Title Deeds for land?

• A land 'awaiting' a full title deed is granted the document Nor Sor 3 Kor.
• The land is measured by the Land Department; therefore, it has its exact boundaries.
• This type of land may be sold, transferred, or mortgaged in the same manner as land with freehold title deed (Chanote) as long as it is ready to be a full title deed.
• In order to change the title to a Chanote, the owner of the land may file a petition to the Land Department to file a request to change it to a full title deed (Chanote), and the Land Department may do so if there is no opposition made against the petition.

Land Measurement in Thailand in Sqm?

Converting Rai and Wah can be complex and can create legal issues when people do not understand what it is that they are signing at the contract stage. Ensure that you understand what you are buying and how best to deal with this. Below is the land conversion from rai to square meter.

Thailand Property Taxes for Condo, Villa, or House?

• The following is an overview of property taxes in Thailand and how they are calculated. Please consult one of our property lawyers with regards to your property taxes in Thailand.
• Thailand Property Taxes
• Transfer fee2% of the registered value of the property
• Stamp Duty0.5% of registered value. Only payable if exempt from business tax
• Withholding tax1% of the appraised value or registered sale value of the property (whichever is higher and if the seller is a company). If the seller is an individual, withholding tax is calculated at a progressive rate based on the appraisal value of the property.
• Business tax3.3% of the appraised value or registered sale value of the property (whichever is higher). This applies to both individuals and companies.

9 Top Mistakes When Buying Thai Property?

• There are certain pitfalls when buying property in Thailand. Buying Real Estate is an experience that should be taken with some advanced planning and forethought. Many foreigners come to Thailand to purchase property for various reasons : for their retirement, as a second home or for investment purposes. Purchasing a second home is gaining popularity in many places in the world. For example, in 2004 just over a third of all homes owned by UK citizens abroad were located outside Europe. Thailand is fast becoming a destination of choice as a location for a second home. In this article, we will look at ten pitfalls which are most common in purchasing property in Thailand.
• No Title Search
• A comprehensive examination of title deed recorded at the Land Department should be done prior to placing on a deposit or signing of a reservation agreement. You need to verify that the Seller has clear and legal title of the land before you enter into any contractual agreement. The title search will trace the land to its first possession, as well as checking for any encumbrances such as liens, leases or mortgages on the title.
• This investigation will also verify zoning, environmental and planning codes in the area. Moreover, any mortgage, liens or encumbrances will be discovered during this process. There have been a number of cases where foreign buyers have purchased property only to discover later that they are restricted in terms of structural height on the land and therefore rendering the land virtually worthless. This is especially true for beach resort communities where there are height limitations closer to the beach. This is the number one pitfall since a title search can be completed within a few days. Failure to conduct this step is a grave error and could be fatal to your plans to build your dream house on that wonderful piece of property.
• Failure To Conduct Due Diligence
• Every financial transaction requires some sort of due diligence on behalf of the purchaser to verify that it is a sound investment. When you purchase shares of a listed company in the stock market or a mutual fund you will generally research the profile and performance of the company or fund. The same is true when you purchase a property from a developer. You should check with the previous buyers to see if they are satisfied with the quality and time frame of the construction. If you don't have time to spend on checking the history of the developer, a local lawyer near the development will know or can check the project, who their directors are and their performance history. This Due Diligence report will also outline all the information consisted in a title search mentioned above.
• Buying Without A Lawyer
• It is often possible for individuals to purchase a property in Thailand without the services of a local law firm. This may be risky unless you are familiar with the country, the language and its legal system. Contracts in Thailand do not always adhere to the international standards that we are used to back home and may seem quite unfamiliar to us hence why prior to purchase you should take the time to sit down and discuss the purchase process with a lawyer or a solicitor. That is why before you sign any deposit agreement or contract, you should take some time and sit down with a lawyer or solicitor to discuss the process. You need to know the correct legal process in Thailand for a foreigner to acquire property. Remember that you are spending part of your life savings to acquire this property and you must carefully plan your steps in the process. Your lawyer back home can give you general advice about the contracts and agreements; however they will not be familiar with the country's laws as they may not have the experience in dealing with matters here.
• Buying Without An Estate Agent
• Back home, We are always told that when we invest in property, we should always invest in an area that we are familiar with. This is because property markets are affected by so many variables. It is important to know the market and manage the potential risk which may be involved in any transactions.
• Investing in Thailand is no different. You will need a local expert who is experienced in real estate transactions in the local area that you intend to make your purchase. The agent knows how to communicate in Thai and they're familiar with the location and the general geographical area. They can show you many quality properties in their inventory based on your needs and desires. Typically, a good agent will weed out the poor quality units. They want satisfied clients and they will avoid problematic developments. Think about it: you may not really know the community and it would be wise to find someone who has in-depth knowledge and experience with the property market. The most telling benefit of a using an estate agent is that they will act as a conduit between you and the seller. They will obtain a fair price for you and act on your behalf to respect your best interest throughout the entire process. Several international estate agent firms have recently established themselves in Thailand. This provides you access to the same international standard of business practice as in your home country.
• Putting The Deposit Down Too Early
• Sellers and agents obviously want to sell properties. When you have found the ideal property and you are satisfied that it will meet your expectations, the usual process in a transaction is to put down a reservation fee or an earnest deposit. In return, the seller or agent will reserve the property for you and begin the process of drafting the contracts for the acquisition. This is normally a nominal amount of 10-15% of the purchase price. This will in most cases be deducted from the original purchase price, if the contract is fully performed by both parties. However, in the event that you are not going to go through with the purchase, it is the Seller's right to retain the initial reservation deposit. If in case, it is through Sellers default, this amount is usually refundable. Be sure to retain a receipt and terms of agreement in respect of the reservation deposit.
• This is not always the case as sellers and agents sometimes keep this fee for the opportunity cost involved while the property was reserved. Unless you specifically draft an "exit" clause in the deposit agreement, for example "subject to a clear title" or "subject to agreement on contract terms," the money deposited is non-refundable. Exit clauses can be items of fundamental importance such as 'subject to clear title' or 'subject to a new title deed being issued' and so on.
• Buying In A Mismanaged Project
• Several areas in Thailand have recently seen a surge in new property developers arriving on the scene to build homes. These developers do vary in size and experience. There are many new developers who see the potential in property development as a lucrative business in Hua Hin and decided to venture in this industry. They may not have the necessary experience to manage the project so you would often see delays and other fundamental problems. However, these developers do tend to offer much better prices and are more flexible in their approach to cater to your needs.
• The larger developers, on the other hand, are more established and many of them are publicly listed companies. They have the resources, experience and expertise in completing construction projects on time. They generally will not negotiate on the price of the property and some do not offer any advice on variations that you would like to make to the designed plan. They are, therefore, less flexible but the commercial risks are much less. The key factor is to find a developer in which you feel comfortable with. It is recommended to check their previous projects for the quality of their work and ask questions from people who have purchased from them before. You will know them by the fruits of their labour.
• Consider The Surrounding Area
• If you purchase in a popular development, most likely the developer will be eager to repeat their success and start a Phase II right next door. You should plan for this accordingly in your plot selection. It would be most unfortunate after having waited for one year while your new home to be build is being built, and then to move in to endure another one or two years of construction noise next door. You must also be aware of the surrounding areas in general so as to avoid blockage of views from other buildings if you are going to purchase on a high floor.
• Choosing On The Basis Of Price
• There are many variables involved when evaluating the price. In general, you may wish to check the prices of adjoining projects in the surrounding area and that would give you a fairly good idea whether you are paying too much for your property. Back home, Usually in foreign countries, it is possible for us to check the value of various properties through a regulated body and also by looking at tax receipts of a particular area. Thailand is advancing in this area In Thailand, you are able to check these, However, you will still see large discrepancies between the government's assessed value and the actual price paid for a property.
• Forgetting Your Heirs
• It is strongly recommended that you have a Last Will & Testament prepared in both your home country and in Thailand to include your newly purchased property. It is not a pleasant thought to think of your demise; however you should plan in advance regarding your estate so the affairs are in order in the unfortunate event of your passing. The last thing you want to do is cause additional stress to your family during this period. Your property in Thailand becomes of value once you sign the contract and make an initial payment. Hence even before the handover of the property you, will have an asset to consider for your estate planning.
• The document will detail your assets in Thailand, such as property, bank accounts, vehicle, and personal items. Typically upon the death of a foreigner in Thailand, the government officer will ask the family for a copy of a Will or they will seek the deceased person's lawyer or executor for this document. Having a Will drafted in your home country to cover assets in Thailand may be problematic and burdensome to your family as documentations will need to be translated, notarized and approved by a government body. We It is highly recommended that you have a separate Will for your assets in Thailand. It may be interesting Please also note that Thailand does not have any inheritance tax in general; however, the beneficiary will have to pay certain fees payable to the Land department upon transferring of title, to effect their name in the title deed.

Buying Off Plan Properties ?

• Firstly, pre-construction real estate acquisition is the practice of buying properties very early on in the construction process.
• Developers are selling these future properties to customers in order to finance the development itself.
• The customers, on the other hand, are banking on the appreciation of the property once the land has been subdivided all infrastructures and amenities have been put in place.
• There are certainly advantages to buying a pre-construction property such as the relatively discounted price, the choice of selecting a more appealing plot within the project or other added incentives offered by the developer to early buyers.

How to Obtain a Retirement Visa in Thailand?

• Passport (at least one year remaining before expiration)
• You must be holding nationality or permanent residence of the country of application
• Proof of Funds

Meeting the Financial Requirements for a Retirement Visa ?

Financial Requirements are as follows:

1. Bank Account showing THB 800,000
2. Monthly income of at least THB 65,000
3. Combination (Bank Account + Income x 12 = THB 800,000)

Thailand Visa ?

Thailand visa is required for most foreign nationalities to travel and stay in Thailand for purpose of tourism, business, investment, study, medical treatment, mass media, religion, employment, visiting family and other activities. The foreigner is required to apply for the appropriate visa from a Thai embassy or consulate. There are 57 countries that have bilateral treaties with Thailand and their nationalities are granted visa exemption. Under the Visa Exemption Program and Bilateral Agreements, there are 5 countries that are granted 90-day permit to stay and 50 countries are granted 30 days and 2 countries are granted 14 days stay in Thailand.

• Transit Visa
• Tourist Visa
• Non-immigrant Visa (B, O, ED, OA etc.)
• Diplomatic/Official Visa
• Courtesy Visa

• Here are the types of visas available depending on the purpose of travel that you can obtain from the Thai embassy or consulate:
• Here are the most common types of visas foreigners obtain for Thailand:

Special Note

You may request for more time for your stay from Thai Immigration. This is called an “extension of stay.” Typically, a short term extension of stay is granted up to 30 days for Tourist Visa or Non-Immigrant Visa. Most people who come to Thailand want to extend stay. They may apply for an extension of stay for one year, but it must be for one of the following purposes: Business, Education, Marriage or Retirement. If you hold a tourist visa, you must first convert to a non-immigrant status before the long term extension of stay.