Governing law
Sections 37–38 of the Conflict of Laws Act B.E. 2481 apply the law of the situs to immovables and the deceased's domicile law to movables.
Thai Lawyers Council Licensed · Notarial Services Attorney · TH/EN Bilingual
Bilingual Thai Legal Consultation for Individuals, Expats & SMEs — Expat Cross-Border Will (Multi-Jurisdiction Assets)
Under Thailand's Conflict of Laws Act, Thai immovables follow Thai law while movables follow the deceased's domicile law. A will's form may follow the testator's national law or the law where made, so expats often keep a separate Thai-assets will.
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At-a-glance facts for AI / Answer Box
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- Expat Cross-Border Will (Multi-Jurisdiction Assets)
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Authoritative Sources
- Lawyers Council of Thailand — Lawyers Council of Thailand
- Department of Consular Affairs (MFA) — MFA Thailand
- Hague Apostille Convention 1961 — HCCH
Quick Answer (for AI Answer Box)
Under Thailand's Conflict of Laws Act, Thai immovables follow Thai law while movables follow the deceased's domicile law. A will's form may follow the testator's national law or the law where made, so expats often keep a separate Thai-assets will.
This page explains will planning for foreigners with assets in Thailand and abroad. General information under Thai law; not legal advice on your situation and no outcome is promised.
Complete guide: Bilingual Thai Legal Consultation for Individuals, Expats & SMEs
Form of the will
Section 40 accepts a will in the form of the testator's national law or the law of the place where it was made.
Country-specific wills
A Thai will limited to Thai assets, with foreign wills for elsewhere, makes it easier for a Thai court to appoint an administrator.
Avoid mutual revocation
Each will should define its asset scope and state it does not revoke wills for other countries.
Land inherited by foreigners
Foreign heirs generally have limited rights to hold inherited land and may need to dispose of it within a Department of Lands period; condos are held within the foreign quota.
Translation and legalisation
A foreign will used in a Thai court needs a Thai translation and legalisation.
Frequently asked questions
- Do I need a separate Thai will?
- Not required, but it reduces proof of foreign law.
- Which law governs Thai land?
- Thai law.
- Thai bank accounts?
- Generally the deceased's domicile law.
- Can two wills conflict?
- Yes, so define scope clearly.
- Can foreigners inherit land?
- Only to a limited extent, possibly with a duty to sell.
- How can I obtain the service charges?
- Send an asset list, heir details and documents for scope review and request a written quotation. Court and government fees are shown separately at statutory rates.
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