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Hmm where have I pitched legal services here? Give it a rest mate. NEXT............

Ah 4 per year is not much. I had a guy with 3 this year turned around. Next guy that calls. I will give them your name and number to give to the officer at the airport. You can explain to the officer they let you in 4 times and everything will be ok and you insist they let him in. Please DM me your name and contact details.Thanks.

Ah yes. Integrity legal must also be wrong. I see. All the calls my firm gets must be fake. Alas, you must be correct and everyone else must be full of it.

The UK Thai embassy is even clearer. but says 2 times period.

Don't care. It's not relevant to this topic. Everyone must be wrong and you must be right. keep debating everything here and on the Thaigher forum. Do you even have time to eat and sleep. lol Next, call both Thai Embassies and give them a piece of your mind. Tell them they are wrong. Sign petitions. Call the office of the Prime-minister. How dare they spread these false regulations. How dare they make a 15 day typo. Go to demonstrate outside the Integrity Legal office and insist he resign as the MD of Integrity Legal and stop working as a lawyer. Alas.

There was a royal decree about this few years ago and here is the evidence from the real Thai embassy websites in the UK and the US. They are both up to date. Read it and weep boys. There are three links to supporting info and screenshots attached. It’s not a new law. Immigration can choose to enforce this at their own discretion or ask you to prove you are a legitimate tourist by asking to show proof of onward travel or return flight, proof of travel funds, and proof of accommodation. They will then decide to allow you to enter or not. Some may be successful and some may not. We take multiple calls a week from guys being refused entry due to this regulation. Most are under 50, stay here working without the proper visa and work permit and don't qualify for the STV or MTV as they have no money in the bank. The days of staying long term as a tourist are over. Just because one guy says he has entered 1 million times last year on visa exemption does not mean you will be treated the same way. Next time you get questioned or refused entry under visa exemption, what are you going to do? Show the post from Mike Smith on ASEAN now calling everyone crazy because they say you can only enter two times per calendar year on visa exemption. The officer will then say" Oh yes, an ASEAN now poster said you can enter more than that, so please move on through sir. I am sorry for the inconvenience" Lol Then there are the retirees that try to come often on visa exemption. They don't want to be bothered with getting a retirement visa, or they don't have the 800,000 Baht or don't want to show it, or they can't prove their income or don't have a good income and refuse to pay an agent to facilitate the visa because they can't even afford the 20-30K baht per year. Alas. In summary, UK website says 2 times per calendar year PERIOD and then 2 times per year by land and sea is specifically mentioned. The Thai Embassy site in the US is very specific about mentioning by air as well. Then Benjamin Heart from Integrity legal also confirms this as as well 7 days ago regarding the royal decree from a few years ago. But alas. There will still be someone on here saying the embassy websites are typos and Benjamin Heart is full of it. For those, keep trying to come 1 million times per year on visa exemption see what happens. Lol I swear you lot will debate about anything. Get a proper visa if you come often as a tourist and be done with it. stop mucking about and stop debating on public forums to make yourselves feel better. Immigration will do what they want and may let you in or they won't. They Arte not consistent at all. Even the state of their mood could be a deciding factor. Do you want to fall victim to this? I think not. GET A PROPER VISA. END OF STORY. https://london.thaiembassy.org/en/page/exemp-visa https://washingtondc.thaiembassy.org/en/page/visa-exemption https://youtu.be/Iewk1IYWFxc?si=UPm9QaQfIBWJoP6E

There is nothing wrong with the system. It never takes more than 24 hours to get an answer either. The only problem is guys try to use it with a browser that is not compatible, such as safari and also they make a mistake on the info they input.

It amazes me how people put millions of baht on the line to buy a house or a condo and are too cheap to seak legal advice to get the right info. Therefore, relying on a bunch of sofa lawyers sitting back in the UK in a pub or a retired guy in Pattaya.that troll the forums when they are bored. For god sake, call a lawyer.

Oh my god. I have never seen anything like this before in my life. This is what I read here. A few say get a lawyer. Most say don’t because it’s too expensive or they won’t help you because they’re lazy. One guy sending the OP to consumer protection with no Thai language support saying they have free lawyers. Then one bloke writes a book about how he knows an immigration officer who saved his ass on a business deal. One thing we do know is that if anyone living in a foreign country has issues, they should not be doing these types of things alone. However, in the end, the ops situation has somehow miraculously solved itself!!! Good job to all the sofa lawyers. Here’s to a job well done. No lawyer will make one Baht and the world is still safe.????????????

I have sent you a DM but you seem intent on dealing with what you think is a serious issue without proper legal advice. Relying on a forum full of sofa lawyers will not get you any further ahead.

I know a company that will review the lease, send a legal notice to the landlord and call on behalf of the client for a monthly membership fee of 795 Thai baht with no obligation to keep the membership. Of course there are also other benefits and many do keep it after their original issue is resolved. So, your assumption may be partially correct, but not 100%. Do some research and you will find good lawyers and companies to deal with things like this for reasonable fees.

I’ve sent you a DM these types of disputes are often handled by consumer protection. Check your DM.

I’m not assuming anything, as my message to the OP outlined the alternatives as well. However you assumed that you can’t terminate a lease before the end in Thailand under any circumstances without losing your deposit and you were wrong. So give your head a shake mate.

I’ve sent you a DM.

You don’t know Thai law so better not say.

What a ridiculous comment? You don’t know the law. Why even bother posting? Landlords with five or more residential properties will now fall under the Consumer Protection Bureau’s definition of a contract controlled business. The Contract Committee issued the“Notification of the Contract Committee Re: The Stipulation of Residential Property Leasing as a Contract-Controlled Business B.E. 2561 (2018)” and it was published in the Government Gazette on February 16, 2018. The new regulations will take effect on May 1, 2018. One of the new laws is the following: The lessee has the right to terminate the lease agreement early with a minimum of 30 days advance written notice given to the landlord.

Landlords with five or more residential properties will now fall under the Consumer Protection Bureau’s definition of a contract controlled business. The Contract Committee issued the“Notification of the Contract Committee Re: The Stipulation of Residential Property Leasing as a Contract-Controlled Business B.E. 2561 (2018)” and it was published in the Government Gazette on February 16, 2018. The new regulations will take effect on May 1, 2018. One of the new regulations is: The lessee has the right to terminate the lease agreement early with a minimum of 30 days advance written notice given to the landlord. Therefore, show your lease to a lawyer to confirm there is no clause about termination in your contract. Seems odd there is not. If the landlord has less than 5 properties for rent, it’s all down to your contract. Also how many months deposit did you give? These guys that have commented actually have no idea what they are talking about. Dangers of posting these types of legal questions in a forum. Speak to a lawyer unless the deposit amount is under 10,000 Baht, as that would not be worth fighting over and let’s take a look at what the termination clause says in your contract. The lawyer can also confirm the landlord’s property status.

Oh have you used one of the other services I mentioned and they were not accurate? I hope so. Because if not then you are just talking nonsense. And we all know that nobody on here does that right? Also, I’m curious to understand why websites such as this one should provide things like this? They only provide the forum and you can read thousands of posts and answers on one topic. If that’s what you want to do, so be it.

I do know that’s what it is about because I was the one that posted about 2 examples of companies that will teach you and guide you on how to do everything so you don’t have to hire an agency.

What’s not legal if you have the money and want an agency to help you skip the line or do your paperwork? Again your logic is twisted.

You are not that well versed in the visa agent fees is have been quoted 20k for a retirement visa extension if you have the 800k. It’s more like 6-10 k plus the 1900 baht. Don’t spread these rumors that aren’t accurate. 20k++ os the fee if you don’t have the 800K. However, some would still pay it to keep their 800K plus where it is and not in a Thai bank. Think

That’s strange. The services I referenced mostly give cheap and accurate legal advice so you can avoid paying an agency and getting 10 different answers to the same question on a forum. However, the people that want to use an agent don’t feel like waiting in line for a whole day. To use an agency or not is a choice. Some people value time more than a few bucks. Also it seems your post is belittling people that don’t qualify. That is not always the reason but so what. For example, let’s just say you have the 800K for the retirement visa, but you want to keep it invested. Does that make that person any less than you? Your logic is old fashioned and good for Cheap Charlie’s. Is it ok to be a Cheap Charlie? Yes as it’s everyone’s choice. But you shouldn’t talk this nonsense.

Dr. Jack is correct. This is an under consideration stamp. When your friend goes back, if approved, they will give him the Non O visa based on retirement. For the extension, some IOs are making you go back for a second time after you submit as well. It’s best to use an agent or sign up for some service like Thai Legal Protection or Thailand Concierge as they both provide accurate legal advice on visa options for a very cheap fee and can help walk you through options without having to hire a visa agent. Both will teach you how to do things yourself. However, a visa agent can just do it all for you. There are tons in Pattaya and Bangkok. Key visa, One stop visa service, TSL and Associate, just to name a few. All ranging in prices depending on your location and specific situation. Asking these things on a public forum will just get you half truths or speculation.

You are correct. Good boy for reading section 41. But, what you can’t convince me of is that the majority of these tourists will have a large savings. Therefore, they will be using income from the current year they are entering. Most are going to be using income they earn month to month.

Oh. Where did I say I was a lawyer? I insinuated that I may work in a law firm and I said foreign lawyers can’t go to court. Now back to more of your false statements. If you are here for more than 180 days on a tourist visa, you must have money right? So either you bring that money in with you that you earned abroad or you earn it inside Thailand. Duh there is no other option and both fall under the 180 day law. You don’t need to be a lawyer to see that your logic is out of whack. You came at me first with your false comments trying to argue, not me. How many times are you going to put me on ignore. ????????????