Bangkok · Pattaya · Phuket · nationwide
Property and family matters in Thailand
Property checks before you buy, marriage registration and divorce, wills and inheritance. Sensitive matters handled in confidence.
Services
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01
Property check and purchase
Buying a condo, leasing land for a villa, checking a property
Legal support for buying a condo or villa, or leasing land in Thailand — from checking the property to registration at the Land Office. As a foreigner you can own a condominium unit outright, while land, with rare exceptions, is available only on a registered lease of up to 30 years. We check the documents, the seller and the developer, prepare a contract in English and Thai, set up payment control through a bank letter of credit or a contractual escrow arrangement and register the deal.
Learn moreWhat's included
- Everything in the Property check
- Contract in English and Thai
- Instructions for your bank on the currency transfer
- Payment control through a bank letter of credit or a contractual escrow arrangement
- Registration at the Land Office
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02
Divorce and family law
Divorce, children and prenups for mixed and foreign couples
We help foreigners and mixed couples with divorce, child arrangements and prenuptial agreements in Thailand. A divorce by mutual consent is registered at the Amphur, the district office, if the marriage was registered in Thailand. If there is no agreement, or the marriage took place abroad, the Juvenile and Family Court decides. We draft the agreement in Thai and a language you understand, go with you to the Amphur or court, and help get the divorce recognised in another country — in confidence.
Learn moreWhat's included
- Divorce agreement in Thai and English
- Terms on children: parental power and support
- Division of marital property in the agreement
- Check of the spouses' and witnesses' documents
- Going with you to the Amphur and interpreting there
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03
Wills and inheritance
A will for your assets in Thailand and estate settlement
A will under Thai law and estate settlement for foreigners who have a condo, a house, a bank account or a spouse in Thailand. Property in Thailand passes under Thai law, so it is usually covered by a separate Thai will. We draft the will in Thai and English and, once an estate is open, prepare the court petition for an administrator, release the bank funds and transfer the assets to the heirs.
Learn moreWhat's included
- Collecting and translating death and family documents
- Court petition to appoint an estate administrator
- A lawyer at the court hearing
- Certificate that the order is final
- Releasing bank funds together with the administrator
Frequently asked questions
Can a foreigner buy land in Thailand?
As a rule, no. The Land Code allows it only under an international treaty with the Minister's permission, or for an investor of at least 40 million THB — up to 1 rai for residence, also with the Minister's permission. For most buyers the legal options are a freehold condominium unit or a registered land lease of up to 30 years.
Can I put land in the name of a Thai company or a Thai friend?
A company in which foreigners hold more than 49% of the capital, or which has a foreign majority of shareholders, is treated as a foreigner by law. Holding land on behalf of a foreigner carries up to 2 years in prison, a fine of up to 20,000 THB, or both, and the Department of Lands can force the sale of the plot. We do not set up nominee schemes.
How long does an Amphur divorce take?
If you both agree, you married in Thailand and the agreement is ready, registration usually takes one visit. Most of the time goes into preparation: terms on children and property, translation, witnesses. Our timeline is 5–10 working days.
We married outside Thailand. Can we divorce here?
Not at the Amphur: it does not register a divorce if the marriage was registered outside Thailand. That leaves the Thai court, which will divorce foreigners only if the national law of each spouse permits divorce. Depending on your home country's rules, a divorce there may also be possible. Russian citizens living abroad, for example, can divorce a spouse who also lives abroad in a Russian court, or at a Russian consulate if both agree and have no minor children together (Russian Family Code, art. 160 and 19).
Can a foreigner make a will in Thailand?
Yes. Anyone may dispose of their property by will (s. 1646 of the Civil and Commercial Code). A foreigner's capacity to make a will is governed by the law of their nationality at the time the will is made (s. 39 of the Act on Conflict of Laws). Most people make a separate Thai will for their assets in Thailand and a will at home for everything else.
Is a will made in my home country valid in Thailand?
As to form, yes, if it follows the law of your nationality or of the country where you signed it (s. 40 of the Act on Conflict of Laws). But a Thai court needs it translated and legalised, and succession to real estate in Thailand still follows Thai law (s. 37). A separate Thai will saves your heirs extra steps.
Tell us about your situation — we reply within 15 minutes
Every day, 9:00–21:00 (Bangkok time)
A Sabai Legal lawyer will reply — in English, Russian or Thai