Remember the visa shop wants your business. But you don't need them if you meet the 800k requirement. Still useful to use an agent for peace of mind, but find one you feel completely confident about. Full service (ie including providing the 800k in your bank account for a few minutes) ranges from about 12,500 baht to a crazy 50,000 baht. Shop around, especially since you don't need to borrow their money for a few minutes.

The TM30 is filed by your host, hotel or condo, within 24 hours of you checking in, so not needed in advance. But do check with them that they will register you as staying there. If they don't for some reason, contact the local Immigration office to explain and they'll advise you

In my case, my HSBC regular UK domestic current account has the option to add a 'Global Money' account. It's run from the app. It's free. It allows you to hold money in a variety if currencies (but not Thai baht). You can make purchases abroad, draw cash at foreign ATMs and transfer money abroad with no fees.

There is no requirement to close all your UK bank accounts, but we have seen reports of some banks closing accounts for people living here. Ideally, you should maintain an address in the UK and have that as your address with your bank. I have a domestic UK current account with HSBC and they have never suggested I need to close it, although they know I transfer funds to Thailand every month

Yes. Technically the house owner has to report you within 24 hours. But you're the one who incurs the wrath of immigration if its not done. And you confirm you're still there every 90 days.

@Andi **********

This is my experience too.The OP may need to contact an agent in Pattaya, agree a price and then come here

@Kool ******

or possibly of being a mule

When I use Wise, money transfered regardless of whether either of the banks is open for retail banking business. It usually takes seconds but occasionally takes an hour or 2. Today was 2 hours, but nothing to do with bank opening hours in London or Bangkok

@Vanessa ***************

No. It doesn't have to be a one-year contract. Mine is 6 months. I believe you can also get one if you have a 'long' hotel booking. Best to ask your local Immigration Office what their requirements are

@Wabi *****

yep that's the way to go. Immigration offices differ in their approach. In Jomtien you need your original condo contract and passport, with photocopies for them to keep, and 2 passport size photos. I read recently Bangkok (and others?) require you to have reported your first 90 days before they issue a Residency certificate, but Jomtien/Pattaya does not. Also, I personally found having the certificate cuts through all the negativity you can get from banks who seem unwilling to open an account.