Probate & Inheritance

Foreigners do not buy a landed house in Thailand in the normal freehold way because Thai law restricts land ownership by non-Thai nationals. A landed house sits on land. Land ownership is the main legal right. Thai policy keeps land ownership mainly in Thai hands, linked to sovereignty, long-term control of territory, and protection against speculative land holding by outsiders. A condo works differently. Condominium law allows foreign freehold ownership of a condo unit, with

You wrote a will. You signed correctly. You stored the original. Your family still needs probate in Thailand. Many people feel confused at this point. Probate is not a sign your will failed. Probate is the legal process the court uses to confirm who has authority to manage the estate. A will explains your wishes. Probate gives legal power to act on those wishes. Without probate, your executor has no court-recognized status. Banks, land offices, and many institutions will not

A will in Thailand succeeds or fails on form. You choose a type of will. You follow the signing rules. You store the original. If you miss the rules, the court treats the will as invalid. Your assets then follow intestate rules. Your heirs face delay and conflict. You lose control over who receives what. Thai law recognizes several types of wills. The best fit for most people is a written will signed with two witnesses. You prepare a written document. You sign in front of two