Buying land in Thailand, what should I pay attention to?

Do not buy land without sha-not.
If you know someone who is friends with an official from the land office, you can agree on a lower land price on paper.
That again saves tax.

Dear Hans,

The government has issued subsidies to remove the rubber trees and plant other crops.

Some people then go and sell the land and do nothing. That is the problem.

If you then buy the land, all costs will come to you.

So watch out!

Yours faithfully,

Erwin

1. Ensure that there is always a chanot of the purchased land
2. Make sure your name is on this chanot (use off fruct = usufruct). This way you can live for life and your wife doesn't get the chance to throw you out.
Of course that won't happen to you. However, many for you do!

Hans,
Much has already been said.
Location is important, both the place with regard to social facilities (hospital, town hall tec etc)
Do you have your own transport to get around? (can also drive your partner)
The place. Do you buy in a city or in the province. In the city, ask the neighbors about the water drainage during the rainy season. In the province, never buy in a low-lying area.
About the amenities. Electricity is not an immediate problem anywhere in Thailand. But the security of supply is more of a problem in the province (power outages of several hours to days are no exception)
At the water supply. Also in Bangkok the supply of water is not what we are used to in our western countries. The water pressure is not high and for a shower on the higher floor the pressure is often too low. Moreover, here too, supply (a lot in the provinces) is not guaranteed every day. So take care of any water storage. Even if you don't live there until later. If you cannot be connected to the water and electricity, provide alternative ones. A small generator often gives an extra. Digging a well is also a solution. If you buy land in a high-lying area, the depth of the groundwater is important. (I myself had to have a well dug 73 meters deep in my house on a hill)
Then there is the legal aspect.
It is important whether you can just build there (Someone already mentioned a chanoot)
It is also important whether you are married under Thai law. If you buy the land together (I'm not talking about owning the land (because that can only be a Thai) it is important that the money really belongs to your wife (let her open an account separately (for example already in your home country) And deposit an agreed amount upon purchase and then transfer it to her account in Thailand to evade a government money laundering investigation.
For further legal advice, ask a local lawyer (there is one in every county seat). Don't go to a lawyer suggested by your wife's family.
Try to follow your own feeling as much as possible.
Then for the future
The building.
Do you do it in-house or do you outsource it.
When outsourcing, you record requirements and have them signed by the builder. (example: do you want the electricity on or in the wall. Do you want the water pipes in or on the wall. (Experimental advice here applies that the water pipe in the wall must be tested with reasonable water pressure due to leakage before tiling AND BE THERE YOURSELF (the average thai construction worker is easy))
The difference between the province and Bangkok (nowadays) is that people in Bangkok are not surprised, but in the province it is often said and argued that it is not allowed or not customary in the wall.
At the supply of electricity to the house to be built. In Thailand, all supply goes through the cables along the road. Often also from there (in the air) to the house. I myself chose to connect from my connection point on the road (where the meter is) via the ground (and a PVC pipe) to my home. (Through a curved system (which prevents rain) and gauze or pur-foam that keeps the mice out of the PVC))
The drainage of the toilets. There are no sewers anywhere in Thailand. Toilet drain goes to a sinkhole. You can buy it ready-made or have it installed with cement rings. Then make sure there is enough depth (and overflow). If you have several toilets in the house, use several sinks if necessary. Separate the water from the shower/washbasins from the toilet drain (already during construction) and drain that water separately (not sinkhole)

These are things I have experienced with regard to a home in 17 years.
I still enjoy living in Thailand..

But especially read the hints that others give you. Most have written these hints because they encountered them themselves when moving to Thailand.
They are (like my hints) valuable comments. Print them out and keep them if you decide to buy land and build a house.

Greetings Janderk