Land Inheritance Transfer (Tor.Dor.8) EST-LAND-T8

Who

Court-appointed administrator + heirs

Gov Fee

Registration THB 50 + 2% of appraised value (waived for direct descendants in some cases)

Timeline

Same day at Land Office once documents ready

Legal Basis

Land Code §81–83; CCC §1599

Eligibility

Court appointment order (final, beyond 30-day appeal)
Original title deed (Chanote/Nor.Sor.3)
Death certificate

Required Documents

Court order + certified copy
Title deed
ID of administrator + heirs
Heir consent letters or distribution agreement
Tax clearance from Revenue Dept (if applicable)

Procedure

Wait 30-day appeal window after court order
Pre-check at Land Office for any encumbrance
Book appointment + pay fees
Sign transfer in front of Land Officer
Receive new title deed in heir name

Taxes & Fees

Specific business tax (3.3%) not applicable for inheritance; possible withholding waiver

Cross-Border Notes

Foreign heirs cannot inherit Thai land freehold (max 1-year window to sell, per Land Code §93).

Translation & Interpretation

Foreign documents need Apostille (HCCH member) or Thai-embassy legalization, then translation by MoJ-registered translators and certification by the Department of Consular Affairs. We provide MoJ-registered interpreters at court and Land Office hearings.

Post-Service Policy

If a document is rejected due to a defect on our drafting, translation, or notarization, we redo and resubmit at no extra service fee (court / government fees excluded). This is service responsibility, not a guarantee of any official or court outcome.

In-Depth Guide: Land Inheritance Transfer (Tor.Dor.8) (EST-LAND-T8)

Land Inheritance Transfer (Tor.Dor.8) is delivered under ILC's Thai Wills, Probate and Cross-Border Estate Administration practice, combining MoJ-certified translation, MFA legalization, embassy liaison, and Thai government filing under one project manager. Every case is handled by a NAATI-accredited translator, a Thai Notarial Services Attorney, and a dedicated case coordinator.

Thai succession is governed by Book VI of the Civil and Commercial Code and follows a forced-heirship model for statutory heirs. Foreign nationals with Thai assets — condominium units, bank deposits, shares, vehicles — must arrange either a Thai-law will (holographic, public, secret, or oral) or coordinate cross-border probate through the Central Civil Court. ILC's estate practice covers: (1) drafting bilingual Thai wills that dovetail with foreign wills to avoid revocation conflicts, (2) court-ordered administrator petitions (Kor Sor 1) for probate, (3) land / condominium / bank transfer coordination with the Land Office, (4) MFA + embassy-legalised foreign death certificates for use in Thai probate, and (5) inheritance fund repatriation through Bank of Thailand foreign-exchange approvals. Cases involving cross-border beneficiaries (child abroad, spouse in another jurisdiction) typically run 4–9 months depending on court district.

Why choose ILC for Land Inheritance Transfer (Tor.Dor.8)

With more than 15 years of practice, ILC covers every embassy in Bangkok and both MFA offices (Chaengwattana and Chiang Mai). We operate a two-tier QA review and refund the service fee if a document is rejected due to a defect in our translation or certification — government fees and officer discretion excluded.

How Land Inheritance Transfer (Tor.Dor.8) is Processed

The workflow below reflects current 2025–2026 practice with the relevant Thai authority and factors in queue seasonality, translation dependencies, and cross-agency handoffs.

1) Estate map
Inventory of Thai and foreign assets with valuation and legal-title status.
2) Will drafting or review
Bilingual Thai-law will drafted and coordinated with any foreign will to eliminate conflict clauses.
3) Court petition (probate)
Kor Sor 1 petition filed at the Civil Court where the deceased was domiciled.
4) Administrator appointment
Court issues the administrator letter within 30–90 days depending on opposition.
5) Asset transfers
Land Office title transfers, condominium transfers, bank fund releases, and share re-registrations.
6) Repatriation and reporting
Foreign-exchange approvals and tax reporting to Revenue Department completed.

Documents & Requirements for Land Inheritance Transfer (Tor.Dor.8)

The checklist below covers standard files. Complex or corporate matters can add supplementary certificates, board resolutions, or notarised affidavits; ILC brief these during the intake call.

Death certificate (foreign or Thai)
Passport of deceased and heirs
Marriage / birth certificates linking heirs
Property titles and bank statements
Any existing will (Thai or foreign)
Heir consent letters

Real-World Use Cases: Land Inheritance Transfer (Tor.Dor.8)

Real-world scenarios where clients rely on this service every month, spanning individual, family, and corporate mandates.

Expat with Thai condo

Bilingual Thai will covering the condominium plus foreign will for overseas assets.

Cross-border probate

Coordination between Thai Civil Court and foreign probate registry.

Inheritance fund repatriation

Bank of Thailand approval for transferring inherited funds overseas.

Trust-like structure

Life-time gift plus Thai company holding to smooth asset transition.

Alternative Paths for Land Inheritance Transfer (Tor.Dor.8)

Three delivery paths are usually available. We select the option that balances cost, deadline pressure, and destination-authority preferences.

Option	Pros	Cons
No will (intestate)	No upfront cost	Court-appointed administrator, forced heirship, longer timeline
Thai holographic will	Simple and low-cost	Formal defects easily invalidate the will
Bilingual public will	Robust and cross-border compatible	Requires notarial drafting and registration

FAQs about Land Inheritance Transfer (Tor.Dor.8)

คำถามที่พบบ่อย

Can a foreign will govern Thai assets?

Only if the Thai court recognises it under conflict-of-laws principles; a Thai will avoids this uncertainty.

Is inheritance tax payable in Thailand?

Yes above THB 100M per heir for direct descendants; 10% for others under the Inheritance Tax Act B.E. 2558.

Can a foreigner inherit Thai land?

Land ownership cannot be transferred to a foreign heir; sale within 12 months is required.

Do we need Thai lawyers for probate?

Yes; only Thai-licensed lawyers may appear before Thai courts.

Local Expert Insight

Expert perspective: Land Inheritance Transfer (Tor.Dor.8)

“The Land Inheritance Transfer (Tor.Dor.8) files we see most often are ones the applicant filed themselves and got rejected for an outdated template or a passport-name mismatch — that's why we audit every document before touching translation.”

กองบรรณาธิการ ILC

Legal Documentation Editorial Team

Cost ladder

Service tier	Fee range
เอกสารเดี่ยว / Single doc	1,500 – 2,500 THB
แปล + Notary / Translation + Notary	2,500 – 4,500 THB
MFA legalization	3,500 – 5,500 THB
Embassy chain / สถานทูต	5,500 – 8,000 THB

Timeline (Day 1 → Day N)

Day 1Intake, document audit, written quote & timeline
Day 2-3Certified translation + two-tier QA by NAATI/MoJ translators
Day 3-4MFA Chaengwattana legalization queued & retrieved
Day 5-7Destination embassy filing & EMS/DHL return to client

Case snapshot (anonymized)

A corporate client (name withheld) needed Land Inheritance Transfer (Tor.Dor.8) on a tight embassy deadline. ILC closed the matter in four business days without a re-file, saving the client roughly two weeks versus a DIY route.

Last reviewed: 2026-08-07 · Cross-referenced against MFA Consular practice + Lawyers Council of Thailand

Free quote — LINE @NAATI · Tel 080-5578887

A working guide to Will Estate Probate in Thailand

Will Estate Probate sits at the intersection of certified translation, notarial attestation, and consular filing, three disciplines our Bangkok office has run in parallel every business day for over two decades. That combined footprint is why a single case manager can quote, execute, and close a matter without handing it off between vendors. Every Will Estate Probate matter is scoped by a senior specialist on LINE Official @NAATI or by email at ilc@thainotary.co.th before any file moves.

How the workflow runs end-to-end

Once the audit is clean, translation and certification run in parallel by two credentialed linguists to compress the timeline, then legalization or notarization is queued at the relevant counter with a numbered chain-of-custody log the client can inspect at any time.

Who this service is for

Client mix in a typical month is roughly one third individual visa applicants, one third corporate HR and legal teams, and one third overseas law firms or embassies using us as their Thailand-side execution partner. Each track has its own intake checklist because acceptance criteria differ materially across destinations.

Coverage, fees, and turnaround

Standard turnaround is 3–7 Thai business days end-to-end when all three consular tiers are engaged; single-stage matters such as a notarized copy or a stand-alone certified translation complete in 1–3 business days. Express and same-day options are available for time-critical filings at published surcharge rates.

Quality assurance and confidentiality

Physical documents are stored in a monitored office at all times and returned to the client or a nominated authority in one continuous chain of custody. Confidentiality is default: standard engagements are covered by our general NDA, and bespoke NDAs are executed within the same business day for enterprise clients, family offices, and law firms.

Start your Will Estate Probate matter today

Reach ILC on LINE Official @NAATI, email ilc@thainotary.co.th, or phone 080-5578887. Office hours are Monday to Sunday, 08:30 to 20:00 Bangkok time. A specialist responds to first-contact messages within one business hour on weekdays and within four hours on weekends and public holidays with a written price, realistic timeline, and a required-documents checklist tailored to your destination country. There is no charge for the initial consultation, and no obligation to proceed after receiving the quote — ILCearns repeat business by delivering the first Will Estate Probate matter cleanly and on time, not by locking clients into open-ended retainers.

Local Expert Insight

Expert perspective: Will Estate Probate

“The Will Estate Probate files we see most often are ones the applicant filed themselves and got rejected for an outdated template or a passport-name mismatch — that's why we audit every document before touching translation.”

กองบรรณาธิการ ILC

Legal Documentation Editorial Team

Cost ladder

Service tier	Fee range
เอกสารเดี่ยว / Single doc	1,500 – 2,500 THB
แปล + Notary / Translation + Notary	2,500 – 4,500 THB
MFA legalization	3,500 – 5,500 THB
Embassy chain / สถานทูต	5,500 – 8,000 THB

Timeline (Day 1 → Day N)

Day 1Intake, document audit, written quote & timeline
Day 2-3Certified translation + two-tier QA by NAATI/MoJ translators
Day 3-4MFA Chaengwattana legalization queued & retrieved
Day 5-7Destination embassy filing & EMS/DHL return to client

Case snapshot (anonymized)

A corporate client (name withheld) needed Will Estate Probate on a tight embassy deadline. ILC closed the matter in four business days without a re-file, saving the client roughly two weeks versus a DIY route.

Last reviewed: 2026-08-07 · Cross-referenced against MFA Consular practice + Lawyers Council of Thailand

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คำถามที่พบบ่อย

When do you use Land Inheritance Transfer (Tor.Dor.8)?

Land Inheritance Transfer (Tor.Dor.8) — Register the transfer of land title to heirs at the Land Office after court appointment.

Who is this for?

Court-appointed administrator + heirs

What are the fees and timeline?

Registration THB 50 + 2% of appraised value (waived for direct descendants in some cases); Same day at Land Office once documents ready

What is the legal basis?

Land Code §81–83; CCC §1599

What documents do I need to prepare?

Court order + certified copy; Title deed; ID of administrator + heirs; Heir consent letters or distribution agreement; Tax clearance from Revenue Dept (if applicable)

What is the procedure?

Wait 30-day appeal window after court order; Pre-check at Land Office for any encumbrance; Book appointment + pay fees; Sign transfer in front of Land Officer; Receive new title deed in heir name

What taxes apply?

Specific business tax (3.3%) not applicable for inheritance; possible withholding waiver

Anything cross-border parties should be aware of?

Foreign heirs cannot inherit Thai land freehold (max 1-year window to sell, per Land Code §93).

Rejection policy?

If rejection is due to a defect on our drafting, translation, or notarization, we redo and resubmit at no extra service fee (court / government fees excluded).