Cambodia property resale

Cambodia property seller document pack

A review-ready file reduces friction without hiding gaps. This guide shows what to collect, how to index it and which sensitive data should not be published.

Practical guidance, not legal, tax or valuation advice. Verify the documents and transaction-date requirements for the specific deal.

Updated 23 July 2026

In short

This is one organised file of current evidence about the seller, ownership, unit, money, tenancy and completion. It helps the buyer, lawyer and bank review the transaction efficiently, but it does not replace independent due diligence.

Separate durable records from items that expire. The title and acquisition agreement remain part of the history; arrears statements, authority, calculations, bank evidence and tenancy information require a date suitable for the intended completion.

1. Seller and authority

Prepare records identifying the seller and connecting that person or entity to the asset. For an individual, this normally includes identity evidence and a name matching the property records. Where names changed or transliterations differ, assemble linking evidence in advance.

For a company seller, include current corporate information, signatory authority and any resolution or other approval required for the specific act. A project brand or director’s business card is not a substitute for the legal entity file.

For a representative, include the power of attorney, representative details, duration and scope. Confirm separately whether the transaction or registry participant will accept that document form. Do not expose passport data in a public listing; release sensitive files only to a verified reviewing party.

2. Asset and right

The pack must identify exactly what is being sold. Reconcile the project, building, unit, floor, area, layout, common-interest element, parking, storage and other appurtenances. Where the marketing name differs from the legal description, show both and explain the link.

For a registered unit, include the available title records and current verification material. For a pre-title asset, include the original SPA, annexes, payment evidence, remaining balance, assignment terms and required consent. Do not label a contract position as a completed resale where no registered right yet exists.

List originals separately: where they are held, by whom and when they can be produced or delivered. A photograph of a document does not prove custody of the original.

3. Payment and obligation history

Assemble evidence of the original price, all payments, discounts, credits, refunds, penalties and remaining balance. Reconcile bank evidence, project-seller receipts and the unit account statement. Where figures differ, do not choose the convenient one; create a reconciliation table and obtain a written explanation.

Include any mortgage, pledge, security, disposal restriction, dispute or other encumbrance that exists or is being checked. If debt will be repaid from the price, the pack should state the amount at a chosen date, payee, release process and evidence the buyer will receive after payment.

Do not place “no debt” as an assumption in marketing material. Use dated evidence identifying the covered period and issuer.

4. Building, charges and operation

Include recent service-charge, reserve-fund or other building-charge invoices and payment evidence where applicable. Obtain a current balance and clearance process from the management side. Where no formal certificate is issued, keep written confirmation and state its limitations.

Add utility bills, meter details, account transfer or closure rules, keys, access cards, parking passes and deposit information. The buyer needs to understand not only whether a balance exists but what must happen on the day after handover.

Include current house rules and any obtained restrictions on letting, works, pets, access and common-area use. Do not promise short-term letting merely because it appears to occur in the building.

5. Condition, inventory and defects

Create a dated inventory covering fitted items, loose furniture, appliances, air-conditioning, keys, remotes, cards, parking and anything the seller will remove. Photographs should reflect current condition, not the purchase date.

Assemble handover records, warranties, material repair history and open defects. A buyer does not require a perfect unit but should understand known issues and responsibility for resolving them.

Where there was leakage, moisture, an insurance event or a management dispute, do not conceal material correspondence. Prepare a short chronology with the key evidence rather than an unstructured archive.

6. Tenancy and cash flow

For a tenanted unit, include the signed lease and annexes, term, current rent, payment schedule, actual receipt history, deposit, inventory, arrears and material breach correspondence.

State who holds the tenant deposit and how it will pass to the buyer. In the closing statement, the tenant deposit is a separate liability, not seller income.

Where the unit is marketed with a yield, show the calculation from actual rent and actual costs. Do not present the past rent as a guaranteed future amount.

7. Index and access rules

Create a master index with document number, title, date, issuer or party, status, format and note. Useful statuses are ready, refresh required, requested, missing, not applicable and under review.

Separate access levels. Public material contains safe property facts. A verified buyer receives redacted copies. Full identity records, banking information and originals are released only through a justified process.

Use one fact version for the listing, agent and data room. When price, area or status changes, update the master factsheet and date rather than sending corrections across multiple chats.

What to do when a document is missing

A missing record does not always stop a sale, but it must not be disguised. State why it should exist, who has been asked, what temporary evidence is available, when a response is expected and whether receipt is a deposit or completion condition.

Do not replace an available official record with a chat screenshot. Keep correspondence as evidence of the request and party statements, but identify its lower evidential weight.

Where the missing record changes the transaction route—for example, no registered right exists and only an assignment is possible—update the deal description, contract and buyer expectations before marketing.

Transaction route and pack index

The file for a registered resale, pre-title assignment, mortgaged unit and tenant-in-place sale is different. Start with a route memo stating what is sold, who sells, which document creates the right, required consents, payment recipient and completion events.

Do not collect files merely for volume. Every document should answer a buyer, lender, registry or tax-adviser question and have an update owner.

Identity, capacity and authority

For an individual record name, citizenship, ID, address, personal or representative status and consistency with title and bank account. For a company collect registration, directors, beneficial ownership where required, sale approval and signatory authority.

For an heir, spouse, incapacity or representative, a passport alone is insufficient. Redacted copies may support early review; originals or certified records should be controlled.

Continuous chain of right

For a titled unit the file links title to owner, acquisition SPA, cadastral record, plan, area and encumbrances. For an off-plan position include reservation, SPA, amendments, payments, consent requirements and release of the former buyer.

A scan does not prove the current registry position. Keep transaction-date verification and explanations for differences in name, number, floor and area.

Payment history and acquisition cost

Collect the acquisition agreement and annexes, receipts, bank evidence, fees, tax, furniture, material improvements and other documented expenditure. The file supports an explanation of acquisition cost and the questions needed for tax and net-proceeds calculations.

Keep evidence separate from estimates. For each amount, record currency, date, recipient, purpose and supporting record; a specialist determines tax treatment for the particular seller and date.

Current statements and arrears clearances

Before completion, refresh evidence on building charges, utilities, tax, mortgage or other security and obligations that must be cleared. Each record should identify the issuer, property, period, amount, issue date and any condition still outstanding.

Proof of payment and release of an encumbrance are different evidence. Where release follows payment, the closing conditions must state the sequence, retention and responsible person.

Building and actual unit condition

Include rules, service charges, access, parking, major works, insurance, letting restrictions and current management only where they affect the unit. Add a dated inspection, defects, repairs, warranties, inventory and photographs.

A brochure does not replace operating evidence. Closed amenities, an incomplete phase and changed rules should be shown from current sources.

Versions for buyer, lender and adviser

Create a public teaser, qualified-buyer pack, professional-review pack and closing-originals list. A mortgage buyer may need a different format from a cash buyer; counsel needs originals and verification, while the agent needs approved facts.

One master index controls the versions: owner, date, language, status, confidentiality, reviewer and next update.

Versioning and security

Give every file a stable name, date and version; replacement should not erase the previous record without a log. Grant access by need, expire links, record downloads and transfer sensitive records separately.

Before closing create a final index showing the document used for each conclusion and the signed version. This reduces the risk that parties relied on different files.