When a foreign national passes away in Thailand — or owns assets here — the estate must be administered through the Thai court system before any inheritance can be distributed. We guide you through every step, in English, from petition to final distribution.
Under Thai law, when someone dies leaving assets in Thailand — regardless of their nationality — no property, bank account, land, or other asset can be legally transferred to heirs without a court appointing an estate administrator first.
Section 1711–1713 — The court has the power to appoint an estate administrator upon petition. An administrator must be appointed to manage and distribute the estate lawfully. Without this appointment, banks, the Land Department, and other institutions will not release or transfer assets.
The Land Department requires a court order before transferring any registered land title or condo ownership. Without it, the property is frozen.
▸ Court administrator appointment requiredThai banks will freeze the deceased's accounts upon notification of death. Funds can only be released after the court appoints an administrator and issues a formal order.
▸ All major Thai banks require court orderCars, motorcycles, boats, and other registered assets require a court-appointed administrator to effect a legal transfer of ownership to heirs.
Shares in a Thai company or other registered investments held by the deceased cannot be transferred or liquidated without a court administrator in place.
Even if the deceased left a valid Thai will or a foreign will, it must be submitted to the Thai court for recognition and appointment of the executor before any distribution can proceed.
▸ Foreign wills may need translation & authentication⚖️ Whether the deceased had a will or not — Thai courts must appoint an administrator before any asset can be released. We handle the petition in English.
Add LINE Now →From the first call to final asset distribution — our English-speaking team manages every step so you don't have to navigate the Thai legal system alone.
We assess the estate — what assets are in Thailand, whether a will exists, who the legal heirs are, and which court has jurisdiction. No charge for the first consultation.
Free of chargeWe identify all required documents — death certificate, heir documents, asset evidence, will (if any) — and arrange certified Thai translations of foreign documents as required by the court.
1–3 weeksWe draft and file the petition for estate administrator appointment at the appropriate court — typically the Civil Court or the court in the province where the deceased was domiciled or where assets are located.
Court filingWe represent you at all hearings. If heirs agree, this is typically an uncontested proceeding. The court issues an order appointing the estate administrator and defining the scope of authority.
1–3 months typicalThe administrator formally inventories all estate assets, settles outstanding debts, and obtains valuations as required before distribution proceeds.
Administrator's dutyAssets are transferred to heirs according to the will or, if no will, according to Thai statutory succession order. We handle the Land Department, banks, and all registering authorities to complete transfers.
Estate closedGather these before your first consultation. We will advise on what additional documents may be needed based on the specific assets and heirs involved.
"Losing a loved one is difficult enough. Navigating a foreign legal system at the same time should not add to that burden. We handle the paperwork, the court appearances, and the institutions — so you can focus on what matters."
— Waris Songhong, Thai Barrister Class 78 · KORATLAWYERForeign estates in Thailand often involve complications that require experienced handling. Here are situations we regularly advise on.
A will made in the deceased's home country is generally recognised in Thailand but must be authenticated, translated, and submitted to the Thai court. We coordinate with foreign lawyers when needed.
A Thai spouse of the deceased is a statutory heir. If the marriage was registered in Thailand or abroad, we verify and document spousal rights to ensure the Thai spouse receives their legal share.
Foreign-owned condos (under the foreign quota) can be transferred to foreign heirs. Long-term land leases require careful review of the lease terms — some are assignable, others terminate on death.
Thai statutory succession applies in a fixed order: spouse, children, parents, siblings, and so on. We identify all legal heirs, advise on each person's share, and manage any disputes between heirs.
When heirs disagree on the administrator, the distribution, or the validity of the will, we represent your interests before the court in contentious probate proceedings.
▸ Litigation experience across Nakhon Ratchasima courtsTell us about the estate and what assets are involved. We offer a free first consultation by phone or LINE. All communications are strictly confidential.