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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: 083-249-4999 · LINE @NYC168 · contact@ilc.ltd