For foreigners with assets in Thailand and Thai-foreign families who want their heirs to receive them without a struggle.
In Short
Foreigners with a condo, bank account or other assets in Thailand can make a will under Thai law. RPN Legal Office in Hat Yai drafts bilingual Thai-English wills, names an executor, checks that it does not conflict with the will in your home country, and handles the court petition to appoint an estate administrator when the time comes.
When a foreigner dies with assets in Thailand, heirs abroad often start from nothing: a foreign language, an unfamiliar court and banks they have never dealt with. A will made in the correct form under Book VI of the Civil and Commercial Code, with a named executor, shortens that process considerably.
Under the Act on Conflict of Laws B.E. 2481, immovable property in Thailand, such as a condominium unit, passes under Thai law even if the owner is a foreigner. That is why a separate will for your Thai assets is worth having.
What Do We Handle?
Wills & Estate Services
Bilingual WillBilingual Thai-English Will
A written will signed before two witnesses, drafted in both languages so you understand every clause and Thai authorities can use it.
Public WillPublic Will at the District Office
Made before an official at the district office, for those who want the will held on government record.
ExecutorExecutor Planning
Choose someone in Thailand, or able to travel here, so your heirs do not have to fly in for every step.
ProbateEstate Administrator Petition
After a death, we petition the court, collect the assets, and deal with banks and the Land Office for the heirs.
Cross-Border EstatesAssets in Several Countries
We check the wording so your Thai will does not accidentally revoke a will you made abroad.
Will ReviewReview of an Existing Will
We check the form, witnesses and wording of a will you already have, so it works when it is needed.
How Do You Make a Will in Thailand?
Four Steps
01
Assets & Heirs
List your assets in Thailand and abroad, and who should receive them.
02
Bilingual Draft
Review and revise the Thai-English draft online, with our fee quoted before we start.
03
Signing
Sign before two witnesses present together, or make a public will at the district office.
04
Safekeeping & Review
We advise on keeping the original and reviewing it when your assets or family change.
Who Needs a Will for Assets in Thailand?
If you are a foreigner and any of these apply, a will made under Thai law will help your heirs a great deal:
You own a condominium unit, a house, or leasehold rights in Thailand
You have money in a Thai bank account
You are married to a Thai or have children in Thailand
Your heirs live abroad and do not speak Thai
You already have a will at home but are unsure how far it covers your Thai assets
If someone has already died without a will, we can file the petition to appoint an estate administrator for the heirs.
Frequently Asked Questions
Wills & Inheritance FAQ
Can a foreigner make a will in Thailand?
Yes. Foreigners can make a will in any of the forms set out in the Civil and Commercial Code, the same as Thai nationals, and it can be bilingual so you understand every clause.
Is my will from my home country valid for my assets in Thailand?
It may be, but when it is needed it must be translated, legalized, and the foreign law proven to a Thai court, which is slow and costly. Many foreigners make a separate will for their Thai assets, worded so it does not conflict with the will at home.
What happens to a foreigner's assets in Thailand if there is no will?
Under the Act on Conflict of Laws, immovable property in Thailand, such as a condo, passes under Thai law, while movable property follows the law of the deceased's domicile. In practice the heirs must first ask a Thai court to appoint an estate administrator before they can deal with anything.
Who can witness a will in Thailand?
Witnesses must be adults and should not be beneficiaries or the spouses of beneficiaries, because such witnesses lose their entitlement under that will.
Can a foreign heir inherit a condo or land in Thailand?
A condominium unit can be inherited subject to the rules on foreign ownership of condominium units. Land is restricted under the Land Code, so if your main asset is land, plan for it when making the will.
How do heirs access a deceased foreigner's Thai bank account?
Banks generally release or close the account once there is a court order appointing an estate administrator. A will that names the executor makes this step easier.
Do I need to come to the office in person?
Drafting and revisions can be done online, but the will must be signed in the presence of two witnesses at the same time, so the signing needs an appointment at our office or the district office.
How much does it cost?
It depends on how complex your assets are and how many heirs are involved. We quote a clear figure before starting. Government fees are separate and charged at cost.
