Foreigner Inheritance in Thailand: Document Chain
How foreign heirs claim Thai-located assets — probate, translation, Land Office filings.
Frequently asked questions
Thai probate required?
Yes — even if foreign will exists, Thai-located assets require Thai probate filing.
Translation?
Foreign will, death certificate, beneficiary IDs all translated to Thai.
Go deeper on Property and land transaction document certification
These guides outline possible certification steps; confirm the receiving authority's current requirements before filing:
- Step-by-step playbook: documents, order of certification, rejection risks
- Route comparison: which certification path your receiving authority accepts
Not sure which route applies? Send us the scan — LINE @THAIL · 092-0170000 · Contact@thailaw-accounting.co.th
Documents usually required
- Original document plus one clear copy of every page
- Copy of the passport or Thai national ID card of the signatory
- Written statement of the purpose and the receiving authority
- Supporting records the receiving authority lists in its own checklist
Common reasons a bundle is rejected
- Land office documents must match the title deed number exactly.
- Powers of attorney for land transactions use a prescribed form.
- Spell every name exactly as it appears in the passport, across every document in the same bundle.
Prefer not to handle the chain yourself? Send the scans and we run every step for you, from translation to the final endorsement.
How the process runs — Property and land transaction document certification
- State the purpose and the receiving authority so the correct level of certification is chosen.
- Send scans of every page so completeness can be checked before work starts.
- Prepare the translation or the instrument in the format the receiving authority requires.
- Sign or certify before the officer authorised by law to witness that document type.
- Collect the finished set and keep a copy for the next filing.
Fees and processing times are set by each authority and vary by document and destination — confirm them with the responsible agency.
Handling it yourself vs letting iLC run it
| Aspect | Doing it yourself | With iLC |
|---|---|---|
| Working out which steps apply | You read each authority's rules yourself, and usually learn a step was missing only after the bundle is refused. | Our advisers review the documents before work starts and sequence translation, notarisation, MFA, and embassy in one pass. |
| Time spent filing | Repeat trips to each office, queueing and collecting in person. | We file on your behalf; you send scans and receive the finished set by post or courier. |
| Risk that the translation is refused | Agency names, job titles, and the certification wording often do not match what the receiving office accepts. | We use terminology and certificate formats the receiving authority has accepted before, with two-stage proof-reading. |
| If the bundle is rejected | You diagnose the cause and refile yourself, losing a full cycle. | We identify the cause, correct it, and refile without you starting over, with progress reported along the way. |
What clients typically use this for
- Property purchase and transfer
- Mortgage registration
- Lease and usufruct filings
Talk to us before you commit to anything
Many clients arrive with one set of documents while the destination expects a different one. We start by asking where you are filing, for what purpose, and by when — then tell you plainly what is required, including the steps you can complete yourself at no extra cost. A team with over 15 years in cross-border documentation is available before you spend time on the wrong route.
- Destination requirements explained in plain language.
- A clear statement of which steps your case needs and which it does not.
- Help sequencing multiple documents across multiple authorities.
Consult us at LINE @THAIL · 092-0170000 · Contact@thailaw-accounting.co.th
Ask a question