Your affairs in Thailand, handled without travelling.
Estates, condos, bank accounts and official documents: we act for owners, heirs and former residents who live abroad, by power of attorney and in writing.
Start your matterSomething in Thailand needs dealing with, and you live elsewhere.
Inheritance
- A family member has died owning a condo, land or bank accounts in Thailand, and the heirs live abroad.
- A deceased person’s Thai business has to be continued or wound up.
Property
- You have left Thailand and need to sell or transfer property you still own there.
Official documents
- A foreign authority or your embassy needs Thai documents certified, translated or legalised.
- You used to live in Thailand and need a Thai police clearance for a visa or a job elsewhere.
Before you travel
- You want to know whether there is a complaint, warrant or blacklist record before you travel.
Thai nationals living abroad with land, inheritance, family-registration or document matters at home are welcome too. Our legal team works in Thai.
Fixed-fee packages for each situation.
Each package has a written scope and a fee agreed before it starts. Estates usually begin with a roadmap, so you know the steps, documents and costs before anything is filed.
How packages are quoted is explained on Fees & process. Planning your own Thai estate while you are alive is a matter for our legal team directly; tell us in your message.
Court work, property and paperwork, through one contact.
- Your case managerYour single point of contact: the document list, signing and legalisation where you are, and every update.
- Our legal teamLicensed Thai lawyers: court petitions, the administrator process, transfers and legal documents.
- Our property teamThe practical side of selling or handing over property in Thailand.
Thai estates and documents: the points that matter.
Inheritance & assets
- Which law governs a Thai estate?
- Under Thailand’s Conflict of Laws Act, immovable property in Thailand (land, buildings, condos) passes under Thai law. Movables follow the law of the deceased’s domicile.
- Is a court order needed if there is a will?
- Usually yes. Releasing Thai bank accounts or transferring a condo usually requires a Thai court order appointing an administrator, even when there is a will.
- Can a foreign heir keep a condo?
- A foreign heir can take a condo unit within the building’s foreign quota.
- Can a foreign heir keep land?
- Generally not. Land inherited by a foreign heir must normally be sold within a period set by the authorities.
Documents from abroad
- Can Thai documents be apostilled now?
- Thailand acceded to the Apostille Convention on 30 June 2026; it is scheduled to enter into force for Thailand on 28 February 2027. As at 7 October 2026, Thai documents for use abroad still follow the legalisation process required by the destination country, usually through the Ministry of Foreign Affairs’ Department of Consular Affairs and that country’s embassy.
- Can I get a Thai police clearance from abroad?
- Yes. Former residents can apply through a Thai embassy or through an authorised representative in Thailand, with fingerprints and passport copies. Processing usually takes several weeks.
Frequently asked questions
My relative left a will. Do we still need a Thai court order?
Usually yes. Thai banks and land offices normally require a Thai court order appointing an administrator before they release accounts or transfer a condo, even when there is a will. The estate roadmap confirms what your case needs.
Do the heirs need to travel to Thailand?
In most estates, no. We act by power of attorney, and the documents needed from the heirs are signed where they live and certified or legalised as required, subject to applicable rules and regulations.
Can a foreign heir inherit land in Thailand?
A foreign heir generally cannot keep Thai land, which must normally be sold within a period set by the authorities. A condo unit can be taken within the foreign quota.
Can my Thai documents be apostilled for use abroad?
Thailand acceded to the Apostille Convention on 30 June 2026; it is scheduled to enter into force for Thailand on 28 February 2027. As at 7 October 2026, Thai documents for use abroad still follow the legalisation process required by the destination country, usually through the Ministry of Foreign Affairs’ Department of Consular Affairs and that country’s embassy.
Related services
Tell us what needs doing.
Start with the names of the people involved, for our conflict check. Please don’t send certificates, wills or deeds until we confirm we can act. If an authority or embassy has given you a deadline, include it in your message.