What is an N.S. 4 Jor (N.S. 4 J) title deed?

The "Nor Sor 4 Jor" (N.S. 4 J)—often referred to as the "Red Garuda Title Deed"—is a specific type of land title deed. Each type of title deed carries distinct characteristics and legal regulations.

This article addresses common questions: Can the Nor Sor 4 Jor be used for land transactions? What are the procedures for purchasing land held under this title?

It also covers essential information regarding land purchase registration to ensure a smooth transaction when buying your desired property.

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What is the Nor Sor 4 Jor, and can it be used for land transactions?

The Nor Sor 4 Jor, or "Red Garuda Title Deed," is an official document certifying land ownership issued by the Department of Lands. Visually, it features a red Garuda emblem and includes an aerial photographic map, accurately detailing the land's boundaries and location.

The holder of this title deed possesses full legal ownership rights over the land. They can legally exercise various rights, such as buying, selling, or transferring the land, as well as using it as collateral for mortgages or guarantees.

Compared to other types of title deeds—such as the "Green Garuda" or "Black Garuda" deeds—the Red Garuda deed is the most widely used document for land transactions.

However, those intending to use this title deed for mortgages or guarantees should carefully plan for its redemption, as ownership rights can be affected if the land is held by another party. The law stipulates that the original owner's rights may be extinguished if another person occupies the land for a period of 10 years.

Crucially, any purchase, sale, or transfer of land must be executed in the presence of an official; otherwise, the transaction is considered void, and the legal transfer of ownership is not fully valid.

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Want to buy land with a Nor Sor 4 Jor title? What should you do and what should you check?

There are various types of land title deeds involved in land transactions. If you are interested in purchasing a plot of land, it is essential to carefully examine the land title deed first.

1. Checking the "Red Garuda" Title Deed
Originally, there were six types of "Red Garuda" title deeds (so named for the Red Garuda emblem at the top):

• N.S. 4 Kor (น.S.4 ก.)
• N.S. 4 Khor (น.S.4 ข.)
• N.S. 4 Khor (Khwai) (น.S.4 ค.)
• N.S. 4 Ngor (น.S.4 ง.)
• N.S. 4 (น.S.4)
• N.S. 4 Jor (น.S.4 จ.)

The reason for the existence of multiple types is that each was issued in accordance with ministerial regulations from different years. When certain regulations were repealed, the title deeds issued under them became obsolete, leading to the creation of new types of Red Garuda deeds under newly enacted regulations.

The N.S. 4 Jor is the most recent version of the Red Garuda title deed issued by the government to the public. Regardless of which type of Red Garuda deed you hold, the land can still be bought, sold, or transferred.

However, before any transaction, it is crucial to read the document details carefully. There is another type of official document that bears the Red Garuda emblem at the top, similar to the N.S. 4 Jor: the **S.P.K. 4-01** (or "Permit to Utilize Land within the Land Reform Area").

This document merely grants farmers permission to cultivate the land; it does not confer ownership rights that would allow for the buying, selling, transferring, mortgaging, or pledging of the land as collateral.

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2. Understanding Land Title Deeds

Apart from the N.S. 4 Jor—or the Red Garuda title deed— There are other types of land title documents that can be used for buying, selling, transferring, mortgaging, or using as collateral: the "Green Garuda" title and the "Black Garuda" title.

However, the characteristics and ownership details of these two types differ from the "Red Garuda" title. It is important to understand these differences, especially if you are dealing with landowners holding these types of documents.

– **Green Garuda Title (or N.S. 3 Kor):** This is a document certifying the right to utilize the land, with clearly defined boundaries or aerial survey references.

Although it does not grant full legal ownership title to the holder, it can be used for buying, selling, transferring, or mortgaging the land with financial institutions, and it can be upgraded to a full land title deed (Chanote) in the future.

– **Black Garuda Title (or N.S. 3 / N.S. 3 Khor):** This is also a document certifying the right to utilize the land, but it lacks clearly defined boundaries or aerial survey references; instead, it may rely on surrounding landmarks or trees for reference.

This means the document does not confer full legal ownership title. While the land can be bought or sold, a land survey and a 30-day official public notice period are required.

In summary, buying or selling land using the N.S. 4 Jor (Red Garuda) title deed grants complete and legally valid ownership of the land.

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3. Land Transfer
Transactions involving land with an N.S. 4 Jor (Red Garuda) title deed must be registered before an official at the Land Office. The transfer process is as follows:

1. Complete the application form and attach the required documents for the land transfer as specified above.

2. Submit the application and documents to the information officer. Once the documents are verified, the officer will issue a queue number for you to wait for the specialist officer.

3. When your number is called, both the transferor (seller) and the transferee (buyer) must sign the documents in the presence of the specialist officer.

4. The specialist officer will assess the land value and calculate the various costs associated with the transfer. Once the total cost is determined, you will receive a cost calculation slip from the officer.

5. Take the cost calculation slip to the finance department to make the payment; you will then receive both blue and yellow receipts.

6. Hand the yellow receipt to the specialist officer and obtain the blue receipt copy from the seller (the seller retains the original).

7. The specialist officer will print the endorsement on the back of the title deed and present it for your review. Once the details are confirmed correct, you will receive the title deed along with the sale and purchase agreement (Tor.Dor. 13). This concludes the land transfer process, and ownership of the land is fully vested in the buyer or transferee.

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This covers everything you need to know about the N.S. 4 Jor, or "Red Garuda" title deed. In summary, this document allows for the buying, selling, transferring, mortgaging, or pledging of land as security.

If you intend to buy or sell land using this document, you must properly register the transaction before an official at the Land Office. Otherwise, it will be considered void.

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Thanks to DD Property for the useful information.