LED Property App for Sustainable Transparency
Legal Execution Department

A. Problem Analysis

 1. What was the problem before the implementation of the initiative?
The Legal Execution Department (LED) has primary mission to enforce the civil case judgment or court order, and administer bankruptcy cases so as to judgment creditors are paid. The operation of the mission includes seizure of judgment creditor’s property to be sold at public auction and gaining the proceeds from the sale to pay the judgment creditor. The shorter time the property can be sold, the faster the judgment creditor gets repayment and the lesser amount of debt the judgment debtor has to bear because the interest of the judgment debt is calculated up to the date of the public auction. However, it cannot be determined how many people interested in purchasing his/her property or how high of the purchase price will be. These uncertainties cause the longer period for the debtor to bear such interest. Currently there are properties waiting for the public auction of the LED, totaling value of more than 195,000 million Baht nationwide. The massive amount of property value at the enforcement stage reflects the fact that there are many debtors involving. Even though the number of debtors seems not that large when compared with the total number of Thai population but this group of debtors impacts the economy and society in the broad level. The issue is how the LED can manage to attract more people to buy property in order to relieve judgment creditor and debtor quickly and efficiently.

B. Strategic Approach

 2. What was the solution?
The solution is to apply information technology (IT) to promote the public auction to widen the group of purchasers, add value and price of the property at public auction, and help push the sale price so the judgment debtor can repay debt more.

 3. How did the initiative solve the problem and improve people’s lives?
The system searching properties that are put on announcements of public auctions via smartphones (“LED Property” application) is an electronic searching application on Android and iOS smartphones by which users can search properties posted in announcements of public auctions organized by the LED. The purpose of the application is; 1. To add another public relations channel regarding properties at public auctions for wider group of buyers, 2. To be able to sell the judgment debtor’s property at the faster speed and reduce burden of the judgment debtor to bear interest of the judgment debt, 3. To be able to sell the judgment debtor’s property at the higher price than the outstanding judgment debt, so the judgment debtor could have the excess to support his-/herself and invest in business, and 4. To create opportunities for individuals with debt and cannot make a living, to pay off debt and earn one’s own as a normal person does.

C. Execution and Implementation

 4. In which ways is the initiative creative and innovative?
The steps and method in searching the properties at public auctions in the past were complicated. The information was unknown to potential buyers interested in residential or commercial properties, so the market was small. Consequently, the LED developed a searching system via smartphones and the system makes it possible to reach other potential buyers. In addition, the LED developed a system for searching properties located along subway and sky train routes via smartphones (“LED property+” application). Interested people can check details of properties, directions, and geographic map, so they do not have to go to the location. The search can be done conveniently, quickly and easily, reducing the time and expense of potential buyer. When there are more people interested in buying property, the property price will be sold at the higher price. The judgment debtor can repay debt more and have excess for living or business, resulting in more revenue and improved economy of the country.

 5. Who implemented the initiative and what is the size of the population affected by this initiative?
Executives of the LED, the Information Technology Center of the LED, specialists and operational officers of the LED, in consultation with other government agencies, professors from private academic institutions, and IT advisor of the LED. It is expected that around 100,000 judgment debtors who own properties seized by the LED, with a total value of 200 billion Baht would benefit from the system for the search of the seized properties via smartphones, which makes it possible to reach more potential buyers. In addition, the LED developed a system for searching properties located along subway and sky train routes via smartphones (“LED property +” application) to increase marketing channels and increase the value of the properties on public auctions, and thus it leads to the judgment creditors receive more payment. Moreover, the poor and working class nationwide can buy residential property or land for agriculture at a price that suits the individual's capacity.
 6. How was the strategy implemented and what resources were mobilized?
The strategy to increase the purchase price of judgment debtor’s property is to develop a system that makes it possible to reach other group of potential buyers. In addition, the LED developed a system for searching properties located along subway and sky train routes via smartphones (“LED property +” application) providing new target group of potential buyers the flexibility in property search. It is a drive for public to access to properties seized by the LED conveniently and quickly and to be more interested in seized properties. The LED has an action plan on public relations regarding the public auctions across Thailand through all channels; newspapers, websites, and social network, to make the LED’s public auctions widely known. The action plan is set out in the 4-year action plan of the LED (2012-2015), in accordance with the Information Technology and Communications Development Strategy of the Ministry of Justice and government policy to reduce inequalities of the society. The important action is disseminating the information of all properties that the LED announces to be sold in public auctions via mobile applications to open market channel access to Thai people who own smartphones. This is another way to help judgment debtors promote the public auctions for their properties could be sold at the proper price and the selling price may be higher upon the higher buying demand. The steps in development are carried out by officials of the LED, with existing host computers and network systems. The cost of placing the applications on Play Store and App Store is about 7,500 Baht per year. The action timeframe is 3 months, consisting of conducting a detailed analysis of the data to be displayed on the screen, technologies developed through the Android and iOS, layout, method to access to data in applications with ease and comprehensiveness. The applications are reviewed and commented by downloaders and users, and the LED team analyzes those reviews and comments to improve or develop applications to better meet the needs of the buyers of properties.

 7. Who were the stakeholders involved in the design of the initiative and in its implementation?
Executives of the LED consulted with the Information Technology Center of the LED, as well as specialists and operational officers of the LED to find a method in increasing the purchase price of seized properties to help judgment debtors without contrary to law, and then developed the system searching the seized property for public auction via smartphones (“LED Property” application) to serve people interested in buying properties seized by the LED. The LED also discussed with several sectors; other government agencies, professors from private academic institutions, and IT advisor of the LED to jointly plan and the develop system for the LED, concerning the security of the service and detailed information that can be accessed simply, clearly, conveniently, speedily, with transparency and ease, without the need on people to go to the physical location of the properties in that situation may affect legal rights of the public and stakeholders in the case.

 8. What were the most successful outputs and why was the initiative effective?
The system searching the seized properties for public auctions via smartphones (‘LED Property” application) of the LED can increase new potential buyer of the seized properties at least 5 percent. Having new potential buyers will contribute to more competition in bidding price. Judgment debtor’s properties are sold at the price at least 2 percent higher than the previous practice. By enlarging the group of potential buyers of the market, there are more buyers with potential and in need for residential or commercial properties to participate and compete in the public auctions of the LED. The property can be sold higher and the judgment debtor can pay judgment debt 1 percent more than the previous capability. The judgment debtor can pay off debt and live peacefully. These are all the results from using the LED Property application in the public auction process without discrimination. All judgment debtors get fair coverage with the just selling price of the seized property to repay the judgment debt. It creates equality and reduces inequality in society greatly.

 9. What were the main obstacles encountered and how were they overcome?
The system searching seized properties for public auctions along the routes of subways and sky trains via smartphones (“LED Property+” application) is the system that links data from the E-Civil Case Management System and the LED Property application both of which contain massive amount of data of details of seized properties, selling method, and location and geographical address. All this data requires high accuracy and therefore the enforcement officers who verify the input data need to use a very high degree of care. The high level of care at work, together with the high complexity of the E-Civil Case Management, LED officers especially who are aged and do not get used to the computerized system experience problems in operating system. In addition, the LED faces external challenges that are buyers and the public that need to be reached to and built understanding upon how to participate in the public auction because the LED lacks experiences in conducting proactive public relations and effective marketing to induce more purchases in seized properties. From the abovementioned challenges, the LED has planned operations by training personnel through the Legal Execution Academy to build understanding and competency in using the IT system. Such operation needs to take time to achieve the goal but finally it can improve working procedures. Furthermore, the LED operates more actively by joining economic and financial agencies such as financial institutions and banks in public relations together and to learn the method from those agencies to apply to the public relations work of the LED in the future.

D. Impact and Sustainability

 10. What were the key benefits resulting from this initiative?
The LED Property application has a very positive impact on poor judgment debtors because it can increase the number of potential buyers and produces the price competition. The properties are sold for higher prices, making the impoverished judgment debtors pay judgment debts more with the more amount of proceeds from the auction sales in both civil and bankruptcy cases. The application also increases the efficiency of the promotion of justice regarding the public auctions to parties, stakeholders, and general public, by implanting transparency and fairness in access to information of the seized properties, publication of guidelines to join the public auctions and buy seized property suitable for each own potential and desired location of the property. The system can be used anytime and anywhere, making the search convenient and speedy and as a result, it saves time and cost to inquire the LED by telephone or in person because the system has shown sufficient information to make a decision to purchase the property. Such wide spread of information of public auctions help the poor or disadvantaged have information of the seized properties and join the public auctions for housing, agriculture, or business purpose because the value of the seized properties is not excessively high. When more properties can be sold, that means more judgment creditors get paid and more judgment debtors and stakeholders can finish the enforcement of judgment faster, resulting in the better economy of the country as a whole. Regarding the development, the LED has developed the LED Property+ application, a system for searching seized properties along the routes of subways and sky trains via smartphones to reduce the burden on the inquiries of many people to the LED. Consequently, LED officers have more time to work. The LED also can bring opinions from users to optimize the application service and improve the public auctions process as well. From the satisfactory survey given to clients and stakeholders on issues related to the process of service and quality of service, more than 90% of clients and stakeholders are satisfied and there is no complaint regarding the delays or complexity.

 11. Did the initiative improve integrity and/or accountability in public service? (If applicable)
The LED is committed to improve public service by using people-centered orientation and applying IT and computerized system to serve clients and build transparency according to good governance principles in line with Royal Decree on Criteria and Procedures for Good Governance B.E. (2546) (2003).

 12. Were special measures put in place to ensure that the initiative benefits women and girls and improves the situation of the poorest and most vulnerable? (If applicable)
The LED Property and LED Property+ applications are the processes the LED has developed to enlarge the group of potential buyers in judgment debtors’ seized properties, focusing on more price competition that leads to the higher purchase price. Judgment debtor cannot sell his/her seized property by his-/herself and the sale needs to be in public auction of the LED according to the law. When it takes time to be able to sell the seized property or the sale is done for a low price, judgment debtor cannot pay off the judgment debt and is still subject to other available seizure or garnishment until full repayment. When the LED introduces these mobile applications, it helps the poor judgment debtor to pay the judgment debt more quickly and receive a fresh start. From the satisfactory survey given to clients and stakeholders on issues related to the process of service and quality of service, more than 90% of clients and stakeholders are satisfied and there is no complaint regarding the delays or complexity.

Contact Information

Institution Name:   Legal Execution Department
Institution Type:   Government Department  
Contact Person:   Chayanijh Sritipan
Title:   General Administration Officer Professional Level  
Telephone/ Fax:   +(66) 2 887 5152 / +(66) 2 887 5151
Institution's / Project's Website:  
E-mail:   chayanijh.s@led.mail.go.th  
Address:   189/1 Thanon Bangkunnon
Postal Code:   10700
City:   Bangkok Noi
State/Province:   Bangkok

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