Welcome to Aphiwat Bualoi Law Office, the friendly and efficient legal services provider in Chiang Mai, specializing in helping English-speaking clients access professional legal advice, notary services, and robust will writing and probate in Thai courts.
Whether you need will writing, probate, simple witnessing, document verification, or a real estate lawyer, you will find our team a pleasure to work with and highly effective in delivering the outcomes you want.
Our Services
Will Writing
- Thai wills for foreigners
- Last will and testament drafting
- Bilingual English-Thai wills
- Beneficiary and bequest planning
Probate & Estate Administration
- Probate court applications
- Estate administration for expats
- Inheritance and asset distribution
- Executor and administrator appointment
Elder Law
- Living wills and advance directives
- Guardianship and incompetency petitions
- Long-term and healthcare planning
- Elder financial abuse protection
Notary Services
- Notary services (notarial services attorney)
- Certified true copies of documents
- Affidavits and statutory declarations
- Signature witnessing and legalization
Real Estate Buying & Sale
- Property title search and due diligence
- Sale and purchase agreements
- Land Office ownership transfer
- Foreign property ownership advice
- Usufruct, superficies and lease agreements
Contract Drafting & Review
- Contract drafting and review
- Employment and service agreements
- Lease and rental agreements
- Contract negotiation
Latest updates
Legal news and notes from Aphiwat Law
I Published the First Universal Will Template Derived from 700 Historical Wills Across Six Countries
After years of collecting and months of intensive reading, I am pleased to announce the publication of findings from the 1,000 Wills Project. The research analysed approximately 700 historical wills from archival collections in the United States, Canada, Australia, and New Zealand, covering the period from 1873 to 1967.
The project produced a universal will template identifying nine structural elements that appear in a fixed sequence across all six jurisdictions and nearly two centuries of practice. The research was enabled by multimodal artificial intelligence, which read 1,313 scanned archival images while all analysis and interpretation were my own.
Three deliverables are now available: an academic article titled “Structural Patterns in Common Law Testamentary Instruments,” the Universal Will Template with empirical frequency data, and a seven point Will Analysis Framework for evaluating testamentary instruments. Approximately 300 wills in the corpus remain under analysis.
Knowledge Exchange: AEPA (Asia Estate Planning Association), Singapore
As a member of the Asia Estate Planning Association (AEPA), Mr. Aphiwat was invited to meet and exchange knowledge with the AEPA Board of Directors in Singapore. This engagement with leading estate planning professionals across Asia including AEPA President Mr. Allen Lim deepened our expertise in cross-border estate planning and reinforced our focus in Thai wills and estate administration.
Guest Speaker at AIA Wealth Center, Singapore
Mr. Aphiwat was invited by SmartWills Singapore to deliver a lecture on Thai inheritance and will law to financial advisors at AIA Wealth Center, Singapore. The session was a rich exchange of knowledge between Thai and Singaporean legal and financial professionals, highlighting the differences between Thailand’s civil law system and Singapore’s common law heritage and the unique estate planning tools each system offers.
MOU Signed: SmartWills Partnership, Kuala Lumpur
Aphiwat Bualoi Law Office has signed a Memorandum of Understanding with SmartWills, founded by Mr. Dylan Ng, to launch smartwills Thailand, an intelligent online will platform for Thailand. Signed in Kuala Lumpur in the presence of investors, lawyers, and financial advisors from across Southeast Asia, this partnership will allow clients to complete a legally sound Thai will in as little as 15 to 20 minutes. The platform will serve Thailand, Singapore, Malaysia, and Hong Kong.
Last Will Guide for Foreigner in Thailand
Do I Need a Thai Will If I Already Have One at Home?
Not legally required, but practically essential. Using a foreign will in Thailand requires certified translations and court filings that can add months to the process. A Thai will goes straight to court without those extra steps.
Read the full guide →What Happens to My Thai Property If I Die Without a Will?
Your estate passes to statutory heirs in a fixed legal order — children first, then parents, then siblings. Your unmarried partner receives nothing. Your family must obtain a court appointment before any property can be transferred.
Read the full guide →Can My Thai Spouse Inherit My Property When I Die?
Yes, if your marriage is registered. Your spouse receives half the estate when children are also heirs. A will can give your spouse everything, since Thai law has no forced share for children or other relatives.
Read the full guide →Can a Foreigner Inherit a Condo in Thailand?
Yes, provided the building’s 49% foreign ownership quota is not exceeded. A court order appointing an estate administrator is required before the Land Department will register the title in the heir’s name.
Read the full guide →How Do I Transfer a Condo After a Foreign Relative Dies?
The title does not transfer automatically. Your family must apply to the Thai court to appoint an estate administrator — a process taking three to twelve months — before the Land Department will update the title deed.
Read the full guide →My Partner and I Never Married. Will They Inherit Anything?
No. Thai law recognises only registered marriages for inheritance. An unmarried partner, regardless of how long the relationship lasted, has no legal right to your estate without a properly made will naming them as beneficiary.
Read the full guide →What Kinds of Wills Are Legally Valid in Thailand?
Thai law recognises five forms. The most practical for foreigners are the ordinary witnessed will (two witnesses required) and the holographic will (entirely handwritten, no witnesses). A will outside these five forms is completely void.
Read the full guide →How Much Does a Will Cost in Chiang Mai? How Long Is Probate?
A Thai will costs 3,000–15,000 Baht in lawyer fees, or nothing if you write a holographic will yourself. Uncontested probate in Chiang Mai takes three to six months and costs roughly 1% of the estate value in court filing fees.
Read the full guide →Can I Make a Thai Will That Only Covers My Thai Assets?
Yes. A Thai will can expressly limit its scope to assets in Thailand, leaving your home-country will entirely intact. Under CCC Section 1694, two wills coexist without conflict as long as they cover different assets and neither revokes the other.
Read the full guide →Can a Foreigner Be My Executor in Thailand?
Yes — nationality is not a legal bar. CCC Section 1718 only disqualifies minors, legally incompetent persons, and bankrupts. In practice, a foreign administrator living abroad will face difficulty attending Thai court hearings and government offices in person.
Read the full guide →Will Writing and Probate
Real stories from our practice, shared to show how careful, honest work protects each client’s final wishes.
Schedule a Consultation with Us Today
Whether you need help with real estate transactions, drafting a will, or ensuring labor law compliance, Aphiwat Law is here to guide you. Contact us today to discuss your specific legal needs.
I have known and worked with Mr Aphiwat Bualoi for several years. Aphiwat is a man of high character and integrity. He is fluent in English. He is disciplined and organized in his work, and I can recommend his services without reservation.
Michael S. Mesa, Arizona, United States.
What our clients say
Super friendly and professional lawyer, speaks great English and perfectly understood what we needed.
Aphiwat was absolutely fantastic and did a great job. If you are looking for a lawyer who can speak English and be patient with tons of your questions, I highly recommend Aphiwat. Thank you again!
I had an excellent experience here today. Very good communicator, and English speaking. Thorough, courteous, reasonably priced. 10/10 will use again.
Mr Aphiwat is the go-to lawyer in Chiang Mai. He speaks English fluently and is very hospitable.
I recently worked with Aphiwat Law Firm and cannot recommend him highly enough. His expertise in corporate law helped our company navigate complex legal matters and ensure compliance with all applicable regulations. He communicated complex legal matters in English for our team, which was greatly appreciated. I highly recommend Aphiwat to any company seeking legal representation.
As a British neurosurgeon, I have known Khun Aphiwat for a long while and used his professional services. Without a shadow of doubt the legal advice he has provided over the years is second to none, and his English proficiency is excellent. I would wholeheartedly recommend his law firm to anyone requiring legal help. Top attorney.
Amazing service! I cannot recommend this place strongly enough. I needed some documents signed and verified. Everybody spoke perfect English, the service was professional and helpful, and it was a very good experience all around. Would not go anywhere else.
I needed a document notarised for legal use in the USA. Messaged on Line, visited the next day, done in 30 minutes. What impressed me most was his efficiency, professional conduct and warmth. A true professional. I know where to go first for any legal support next time.
Aphiwat made the process of buying a condo in Chiang Mai so smooth. He even came to the land office with me on the day of the transfer, which was incredibly helpful. Highly recommended!
Excellent service and communication with Khun Aphiwat for preparing notarised documents for our visas. His office was responsive, friendly and very professional. Parking was easy and the office was comfortable. We highly recommend this office.
Khun Aphiwat and his staff were very helpful and prompt in assisting me and my family with a matter requiring contact with a Thai embassy in the US.
The notary is very efficient. We were able to get our documents notarised in a very comfortable environment with professionals. Highly recommended. Thanks again for the efficient work!
Fantastic service, easy to find, and very quickly done. The utmost professionalism, and treated me with respect and kindness. I highly recommend.
Excellent service writing a contract in both Thai and English. And when Aphiwat was not sure about something he brought in a specialist colleague to help, all at the originally quoted fee.
Excellent group of attorneys, strong in both personal and corporate matters. They will continue to be our go-to firm based on their careful listening, legal research and knowledge, pragmatism, and skills in both mediation and litigation.
My Thai wife and I have consulted with Mr Aphiwat on property legal issues, drafting and translation of contracts, and communications with other parties. He and his team are very competent and personable, and we appreciate the professionalism, honesty and integrity. We feel he is working with us, in our best interests, and keeping fees affordable.
Meeting Mr Aphiwat and his associates has been a breath of fresh air. There is so much opportunity in Thailand but many legal obstacles to overcome. Across multiple calls and visits I was educated and advised on how to handle my matters clearly. I feel confident and empowered to move forward now and appreciate the work of his team.
Working with Aphiwat has been a complete pleasure. His very practical knowledge of Thai law covers most business and personal needs. Very upfront and professional at all times, which makes him a good partner in any legal adventure in Thailand. Well done Aphiwat.
We cooperate with Aphiwat Law Firm on our Thai clients. We get strong legal expertise and a trustworthy approach. We strongly recommend this law firm.
Mr Aphiwat and his team have helped me several times for various matters and I am very satisfied. Excellent service, very professional, but still with a personal touch. It shows that Mr Aphiwat really does care about each of his clients.
Membership
Legal Blogs and News:
Can a Foreigner Be My Executor in Thailand?
When foreigners in Thailand make a will, one of the first questions that comes up is who should be in charge of settling the estate after they are gone. For many expats, the natural choice is a trusted friend or family member who is also a foreigner. This article explains what Thai law says about…
Can I Make a Thai Will That Only Covers My Thai Assets?
Many foreigners living in Thailand already have a will at home, whether in the United Kingdom, Australia, or elsewhere, and they wonder whether they need a separate will for Thailand. The answer is yes, and making a Thai will that covers only your Thai property is both fully legal and the most practical thing you…
How Much Does a Will Cost in Chiang Mai and How Long Does Probate Take?
One of the first questions foreign residents ask when they decide to make a will in Thailand is how much the whole process will cost. The second question that follows quickly is how long probate takes if something goes wrong or when the time comes to administer the estate. Both questions have practical answers, and…
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