Thai inheritance law

 Second part
The prerequisite to take possession of an inheritance in Thailand is to obtain a nomination as "Executor" from the competent court and the declaration of "Final sentence" (jugement définitif). The document, can be requested only 30 days after the first sentence.
Unfortunately, even though the "Final Sentence Certificate" is essential it might be not enough and more documents are requested to complete the procedures. If your heirs reside in Thailand, having plenty of time and being familiar with the local rhythm and ways of doing things, it won't be a big problem. Things drastically change if your heirs do not live in Thailand, haven't  much time to wait and maybe they have come on purpose for a last salute and to quickly unravel the knot of the inheritance.
 
In such, very common case, here follows some advice that can really help anybody inheriting in Thailand  :
 
COURT DOCUMENTS
It is essential to:
- ASK the court to give back all the original documentation that the appointed executor has previously presented to obtain the nomination.
- Make several copies and always keep the originals for they will be requested everywhere (Banks, Land Department, etc.), no matter that one has been already officially declared Executor by a Court of Justice.
HOW TO GET THE BANK DEPOSIT FUNDS
- The minimum time to withdraw the funds from a bank in case of inheritance, provided that all requested documents have been presented, can be a week or more. In case of fixED accounts or stock market investmentS the time necessary to cash the sum invested can reach a month or longer.
Do not forget that the heirs are legally entitled to export the money inherited only if they can show a clear proof that the de cuius, (the deceased) had previously transferred it from abroad (TT3 form).
HOW TO MANAGE CONDOMINIUM PROPERTIES
In case of inheritance of a condominium registered in the name of the deceased, the heirs will be entitled to transfer it to their own name or to sell it, but they will be allowed to transfer abroad only the amount corresponding to the Land Department's estimateD sale-price as shown in the official and registered sale-contract, not one baht more.
Furthermore, in case of inheritance of real estate, remember that if you transfer the property (title deed) TO your own name then resell it before 5 years, you will pay an extra, very heavy tax which can reach 10% of the estimated value.
Also remember that to transfer the property of a condominium unit, it is  necessary to present an  "non debt certificate" officially issued by the condominium's juristic person manager. If the buyer is a foreigner, he must provide the documentation (TT3) that the money corresponding to the price of the sale came from abroad.
WHAT HAPPENS TO LAND AND HOUSES
- If the de cuius owned houses or land, and HAD registered them in the name of a company, the heirs will inherit only the shares that were officially registered in the name of the de cuius and this opens a very delicate issue and a real conandrum.
What will be of the property? As you possibly know, according to the law, a foreigner can not own more then 49% of the shares of a Thai company. The remaining majority of 51% must be in Thai names. As we all know many foreign nationals "buy" houses and land "in company names" using Thai nominees as share holders. In such a case, unless the deceased had wisely provided to name one of his heirs as co-director, the company's share holders are supposed to call a general meeting and ARE entitled to appoint a new director. This will open the door to a dangerous and very uncertain situation. The best way to protect our interests and the ones of our heirs would therefore be to appoint a co-director among the heirs or to stipulate a long term lease specifying in a last will and in the lease contract that the right will be transferred to his/her heirs.
 
Conclusions: remember that to get an inheritance, in Thailand, is not as easy as it used to be.
Shouting and demanding your rights won't help you at all and in most cases the demands of the various authorities FOR double checking are very justified.
I have personally assisted to incredible cases of stealing of land, condos and houses (which will be the subject of our next article...don't miss it!) and the authorities' extra prudence should be welcomed and appreciated rather then criticized. If you care for your heirs try being provident...until you can.

FAQ - INHERITANCE IN THAILAND
My wife was born Thai and 20 years ago became a British citizen having married me in the UK just over XX years ago. Her family will agree that it was a happy, loving and trusting marriage. She died in Thailand on xxxxx xxxxxxxx and was cremated after 4 days of ceremony.
She has 2 Thai sons by a previous marriage, one is in xxxx, the other is married with a son and wife and a son & daughter. I bought a house in xxxxxxxx in her name for cash less than 5 years ago - not an expensive house probably about £xxxxxxxx for land and building. My stepson and his daughter do not seem particularly happy to see me. My wife’s sisters & cousins have been incredibly helpful and supportive.
I actually want the 2 sons to have equal shares in her residual estate (the house less expenses) and I want to make a small bequest - say xxxxxx baht to her old school. I want her bank account, which has xxxxxx baht in it for our 4 month holiday in Thailand released to me as soon as possible. Funds were electronically transferred from my personal bank account to my wife's Thai bank account proving that it is my money and not part of my wife’s estate. I want the house sold and my expenses such as medical expenses of £xxxxxx and funeral expenses of about £xxxxxx repaid to me from the estate - from which I will make my donation. I would expect your fees to be covered by the estate.
We lived in England for most of our married life and have now moved to xxxxxxx. The house in xxxxxx is owned in my name only. I expect that as she died without a will in any of the 3 countries each will treat her death in their own way and limit themselves to their national borders.

Dear Sir,

Your request, due to its complexity, does require a thoroughly examination which cannot be done online or via email.

However, I can anticipate that it would be extremely difficult, if not impossible, to appoint as EXECUTOR a third party rather than one of the legit heirs, especially if there will be any possible quarrels, contestations or disagreements between the heirs.
Provided that there will be no contestations, to be appointed as executor, you will be requested to exhibit the WRITTEN CONSENT of all legit heirs and to physically appear in court the day of the hearing; then return to Thailand a SECOND TIME to take possess of your part of the heritage.

I remind you as, if your wife has deceased without leaving a testament (last will), the legit heirs will be:
- The spouse in the measure of 50% of all assets acquired during a common-law marriage.
- The remaining assets will be assigned in equal parts between the spouse, the children and, if still alive, the parents of the deceased.
- You will be obliged to sell your share of the land and house within one year

In other words, we strongly suggest you to find an agreement with the other legit heirs.

The standard cost of the procedure to be appointed as executor, assuming that you will be able to provide all the requested documentation as described in our website  will be xxxxxxxxxx THB, to be paid in advance, in two instalments, no later than the first hearing, after we will have controlled the completeness of the requested documentation.

Please note that the estimate does not include a legal suit in case of litigation.

We are not competent for the attribution of heritage outside Thailand.

FAQ
Dear Estate Lawyer Thailand,
Hi my name is xxxxxx. My father died in thailand in xx xxxx. I am trying to collect his belongings money in his bank account and everything he had. As I live in the UK I am having trouble in doing so.
My father lived with a Thai lady but they were not married. She has his passport death certificate and bank details and will not communicate with me or release them to me as she is trying to get his money.
Will she be able to get his money out of his account and could u help me with this matter.
All help is much appreciated
 Thank you
XXXXXX

Answer:
Dear Mr. xxxx,
There are many points to consider:
 
- Has your father made a last will?
- If so who is or are the beneficiaries?
- Was he married?
- Are you the only inherit?
- Do you have a list of his assets in Thailand including bank accounts, properties etc.?
- Do you know the name and the address of the Thai lady?
- Do you have her telephone number or contact?
 
If she's not the legitimate inherit she can't take possession of the assets of a deceased person and, if she does, it is serious a crime.
 If you are the legitimate inherit you can apply to be appointed as executor, but to do so you need to presents several documents as you can see in our page

Inheritance - Succession Lawyer Bangkok Thailand - How to take possession of an Estate (inheritance) in Thailand. Our English speaking Bangkok Lawyer specialized in Succession can assist you in all the provinces of Thailand, including: We can assist you whererever you are in Thailand including: can assist you in all Thai Provinces including:
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