Property & Estate
Property, Wills & Estate Planning
Property and succession are inseparable for international families. A purchase is only secure once title is clean and the ownership structure is sound, and a will is only useful once it coordinates with assets held elsewhere. This page brings both together.
Property
Property Services
Foreign property ownership in Thailand follows specific rules. These are the services that make a purchase secure before, during and after the transfer.
Property Due Diligence
Title and background checks on land, houses and condominiums before any deposit, confirming ownership, encumbrances and the seller's right to sell.
- Title deed verification at the Land Office.
- Encumbrance, mortgage and court-order searches.
- Developer and company background for off-plan purchases.
Contract Review
Review and negotiation of reservation, sale and purchase, and lease agreements so the terms protect the buyer before signing.
- Payment stage logic tied to construction or transfer milestones.
- Default, completion and refund clauses reworked in the buyer's favour.
- Thai and English language versions reconciled for consistency.
Property Transactions
End-to-end conveyancing from deposit to transfer, including funds handling, Land Office attendance and registration of the new title.
- Transfer attendance and representation at the Land Office.
- Funds and documentation coordinated for the transfer date.
- Registration of the transfer and any connected mortgage or lease.
Condominium Purchases
Foreign-quota condominium purchases, the principal route to freehold property for non-Thai buyers, with quota and title verified.
- 49% foreign-ownership quota confirmed before deposit.
- Title and encumbrance checks on the unit and the building.
- Funds remittance and foreign-exchange documentation for registration.
Land Office Procedures
Registration of transfers, leases, mortgages and other interests at the Land Office, with the documentation and witnessing the office requires.
- Transfer, lease and mortgage registrations.
- Powers of attorney and witness documentation prepared correctly.
- Tax and fee calculations for the registration date.
Wills & Estate Planning
Wills & Estate Planning
Property and succession are inseparable for international families. These services keep the two aligned, across borders.
Thai Wills
Wills drafted under Thai law for assets in Thailand, executed and witnessed to the standard the courts require.
- Drafted to the testator's instructions and family circumstances.
- Lawful execution and witnessing in Thailand.
- Secure storage and executor guidance.
International Wills
Coordinated will structures covering assets in several countries, designed to avoid conflict of laws and duplicated probate.
- Thai will for Thai assets, foreign will for foreign assets, or a coordinated single structure.
- Conflict-of-laws analysis for cross-border estates.
- Coordination with foreign counsel in each relevant jurisdiction.
Probate
Court proceedings to validate a will and appoint an executor or administrator, the formal step before assets can be transferred.
- Petition for probate or administration in the Thai court.
- Executor and administrator appointment.
- Coordination with probate in other jurisdictions where assets sit abroad.
Estate Administration
Gathering, valuing and distributing the estate in accordance with the will or the law, including settling debts and taxes.
- Asset identification and valuation across jurisdictions.
- Creditor notification, tax clearance and distribution.
- Reporting to beneficiaries and closing the estate.
Guardianship
Appointment of guardians for minor children, including cross-border arrangements where parents and children live in different countries.
- Guardian nomination in a will or separate instrument.
- Cross-border recognition of guardianship arrangements.
- Coordination with family law positions in other jurisdictions.
Inheritance Matters
Advice on inheritance rights, intestacy and the distribution of estates where there is no will or where the will is contested.
- Thai intestacy rules and statutory shares explained.
- Rights of spouses, children and statutory heirs.
- Contested inheritance and mediation where disputes arise.
FAQs
Questions We Often Hear About Property And Wills
The questions that come up most often when someone buys property in Thailand or puts an estate plan in place.
Speak with an adviser about property or estate planning
Whether you are buying, making a will, or administering an estate, we start by understanding what you hold and where, so the plan holds across every jurisdiction involved.
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