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Cross-Border Probate for Foreign Estates
Full-service probate when a foreigner dies owning Thai assets — condo transfer, bank closure, distribution to overseas heirs.
Quick Answer
When a foreigner dies owning a Thai condominium, bank account, or business share, heirs must open a Thai probate case — even if there is a foreign will. We handle apostille/legalization of the foreign will and death certificate, executor petition at the Thai court, and post-order transfer of the condo/bank/shares. From THB 95,000, typically 6–12 months.
Countries we regularly handle
USA · UK · Germany · France · Netherlands · Sweden · Norway · Denmark · Switzerland · Australia · Canada · New Zealand · Japan · Singapore · Hong Kong · UAE · Ireland · Italy · Spain · Belgium.
FAQ
- My foreign parent died owning a Thai condo — what do I do?
- You (or the executor named in the foreign will) need to open a Thai probate case at the court where the condo is registered. This requires: certified death certificate + translation + legalization, foreign will + probate grant + translation + legalization, birth/marriage certificates proving relationship, and a Thai executor petition.
- How long?
- 6–12 months typical for a straightforward Thai probate on a foreign estate. Delays if multiple heirs contest, if the foreign will isn't Hague apostilled, or if MOFA legalization is required from a non-Hague country.
- Do foreign heirs pay Thai inheritance tax?
- Thai inheritance tax applies only when the net estate exceeds THB 100 million per heir (Inheritance Tax Act B.E. 2558). Most foreign heirs of ordinary condo/bank estates owe zero. Real estate transfer taxes and specific business tax still apply on title transfers.
- Cost?
- THB 95,000 – 280,000 for full cross-border probate including foreign document authentication, court petition, hearings, title transfer, bank account closure, and distribution to heirs.
Contact: 083-2494999 · LINE @NYC168 · contact@nyclegal.co.th
Knowledge bases behind every service
7 knowledge bases, 4,882 keywords and 3,057 answered questions written by our lawyers and translators. Free to read, no sign-up.
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The cross-service index: certified translation, interpreting, visa/work permit/BOI, tax-legal-estate, cross-border M&A, aviation & maritime, and holding-company structuring.
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1,000 keywords · 649 questions · 10 clusters
- Certified translation — every language
Certified translation across civil, academic, corporate, contractual, financial, medical, technical and IP documents — with the Notary → MFA → embassy legalization chain handled end to end.
Thai–English THB 500–1,200/page · other languages THB 800–2,500/page
1,000 keywords · 500 questions · 16 clusters
- Thai MFA consular legalization
Thai MFA legalization workflow: fees, turnaround, inbound foreign documents, and how the chain connects to destination-country apostille requirements.
THB 200/stamp (3 working days) · express THB 400/stamp
882 keywords · 500 questions · 16 clusters
Official sources
The information on this page follows the official sources below. Always check the latest version before you file.
- กรมการกงสุล — บริการรับรองเอกสาร (นิติกรณ์)— กระทรวงการต่างประเทศ
- สำนักงานตรวจคนเข้าเมือง — วีซ่า รายงานตัว 90 วัน TM.30— Immigration Bureau
- กรมการปกครอง — ทะเบียนราษฎร ทะเบียนครอบครัว— Department of Provincial Administration
- สภาทนายความในพระบรมราชูปถัมภ์ — ทนายความผู้ทำคำรับรองลายมือชื่อและเอกสาร— Lawyers Council of Thailand
- สำนักงานคณะกรรมการกฤษฎีกา — ฐานข้อมูลกฎหมายไทย— Office of the Council of State
Related services
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- Certified translation
- Consular legalization
- Notary Public
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Talk to us first: 083-2494999 · LINE @NYC168 · contact@nyclegal.co.th
Frequently asked questions
- How does a foreigner register a marriage in Thailand?
- The foreign partner first obtains an affidavit of freedom to marry from their embassy in Thailand, has it translated into Thai and legalized by the Department of Consular Affairs, and then both parties register the marriage at any district office (amphoe) with passports and two witnesses. Since the Marriage Equality Act took effect on 23 January 2025, same-sex couples register on exactly the same basis.
- Do we need an interpreter at the district office?
- Yes in practice — most district offices require that a foreign party who does not read Thai be assisted by an interpreter, and many request that the interpreter present identification and sign the register. Some offices also expect a prenuptial agreement, if any, to be presented before registration, because a prenuptial agreement in Thailand is only valid when registered together with the marriage.
- Is a Thai marriage recognized in my home country?
- A marriage registered at a Thai district office is generally valid worldwide, but recognition procedures differ: many countries want the Thai marriage certificate and the Kor Ror 2 extract translated, legalized by the MFA and certified by their embassy before it is entered in their civil register. Some countries additionally require registration with their consulate within a set period.
- How is a prenuptial agreement made enforceable in Thailand?
- Under the Civil and Commercial Code a prenuptial agreement must be in writing, signed by both spouses and two witnesses, and registered with the marriage at the district office on the day of registration — an agreement signed afterwards is void as to property arrangements. It also cannot contradict public order or the rules on parental duties, so the drafting must be Thailand-specific rather than a translated foreign template.