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 understanding those answers in advance allows you to plan your estate properly and avoid unpleasant surprises.

The Cost of Making a Will in Thailand

There is no government-mandated fee for making a will in Thailand, which means the cost depends almost entirely on the form of will you choose and whether you engage a lawyer to help you.

A holographic will under Section 1657 of the Civil and Commercial Code costs nothing if you write it yourself entirely by hand. The only condition is that every word, the date, and your signature must be in your own handwriting, with no typewritten element whatsoever.

An ordinary written will prepared by a Thai lawyer typically costs somewhere in the range of 3,000 to 15,000 Thai Baht, depending on the complexity of the estate, the number of assets covered, and the law firm you choose. This fee covers the drafting of the document and usually a consultation to discuss your wishes and the structure of the will. Fees at reputable Chiang Mai law firms serving the foreign community tend to sit toward the middle of that range for a straightforward single-property will.

An official document will under Section 1658 requires a visit to the District Office and a small administrative fee paid to the district, currently reported to be around 30 Thai Baht, though you should call ahead to confirm.

The Cost of Probate in Chiang Mai

Probate in Thailand most commonly means applying to the court for the appointment of an estate administrator under Section 1711 of the Civil and Commercial Code. The filing fee at court is calculated as a percentage of the estate value, typically around 1% of the appraised value of the estate, with a statutory maximum cap. For a condominium appraised at 3,000,000 Thai Baht, the court filing fee alone would therefore be in the region of 30,000 Baht before any other costs.

In addition to the court filing fee, you will typically pay your lawyer a professional fee for handling the court application. A straightforward single-heir application in Chiang Mai is generally less expensive than a multi-heir application where different parties must be located, notified, and brought into the process.

How Long Does Probate Take in Chiang Mai?

The Chiang Mai Provincial Court has jurisdiction over probate matters for people who were domiciled in Chiang Mai at the time of their death. For a straightforward case with no disputed heirs and a clear, valid Thai will, the process of obtaining an estate administrator appointment typically takes approximately three to six months from the date of filing.

When there is a dispute among heirs, a challenge to the validity of the will, or uncertainty about the identity of the beneficiaries, the timeline becomes much longer. Contested probate matters in Thailand can take one to three years or more to resolve.

Why Having a Thai Will Saves Time and Money

Having a properly drafted Thai will makes a significant practical difference to both the cost and the timeline of the probate process. When a valid Thai will exists, the court can focus its attention on appointing the administrator and confirming the distribution of assets. When the estate is handled without any will, the court must first verify all heirs and their legal shares before it can appoint an administrator, and this verification step adds both time and cost.

A foreign will can be used to administer Thai assets, but the court must evaluate whether the foreign document complies with the relevant law, and a certified translation must be produced if the document is not in Thai. These additional steps typically add months to the process.

Land Department Transfer Fees

Once the estate administrator has been appointed and the court has issued the relevant order, the actual transfer of land or condominium title at the Land Department involves a separate transfer fee. For inheritance transfers, the Land Department generally applies a fee of 2% of the appraised value of the property. In certain cases where the transfer is between direct bloodline relatives, a reduced rate of 0.5% may apply.

Bottom Line

Making a simple Thai will costs roughly 3,000 to 15,000 Thai Baht in lawyer fees, or nothing at all if you choose the handwritten holographic form. Probate in Chiang Mai for an uncontested estate typically takes three to six months and costs around 1% of the estate value in court filing fees, plus professional fees. A contested estate can take one to three years or longer and costs significantly more. Having a clear, properly executed Thai will in place is the single most effective step a foreign resident can take to keep the probate process short and affordable for the people they leave behind.

Frequently Asked Questions

Q: If I already have a will from my home country, do I still need to pay a Thai lawyer to make a separate Thai will?

You are not legally required to use a Thai lawyer, but doing so is strongly recommended for anyone with Thai assets. Your home country will can technically be used in Thailand, but the court will require a certified Thai translation and authentication of the foreign document before it can act on it. Having a properly drafted Thai will removes those steps entirely.

Q: The court filing fee is based on the appraised value of the estate. Who decides what the estate is worth?

The value is generally based on the official appraisal figures used by the government, not the market price you paid or the current sale value. For land and condominiums, the Land Department maintains its own appraisal rates that are typically lower than market value.

Q: Is there a deadline for starting probate after someone dies?

There is no rule that requires probate to begin within a specific number of days after death, but waiting creates real legal risk. Under Section 1754 of the Civil and Commercial Code, the right to bring claims against other heirs is cut off one year after you learn of the death, and an absolute time limit of ten years runs from the date of death.

References

¹ Thap-attanon, Prateep. (2020). Self-Help Guide to Estate Administration. Krungsiam Publishing, p. X; Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 15.
² Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 45; Chatnakrob, Thanapat. (2023). Principles of Succession Law under the Civil and Commercial Code. Faculty of Law, Thammasat University, p. 289.
³ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 45-48; Thap-attanon, Prateep. (2020). Self-Help Guide to Estate Administration. Krungsiam Publishing, p. X.
⁴ Thap-attanon, Prateep. (2020). Self-Help Guide to Estate Administration. Krungsiam Publishing, p. X; Civil and Commercial Code (CCC) Section 1648.
⁵ CCC Section 1657; Chatnakrob, Thanapat. (2023). Principles of Succession Law under the Civil and Commercial Code. Faculty of Law, Thammasat University, p. 181.
⁶ CCC Section 1657; Direk Udomsak, Wichian. (2024). Civil Law Commentary, Volume 4. Jurisprudence Group, p. 447.
⁷ Chatnakrob, p. 181; Thap-attanon, p. X.
⁸ Thap-attanon, p. X; Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 15.
⁹ Thap-attanon, p. X; Direk Udomsak, p. 441.
¹⁰ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 15; Thap-attanon, p. X.
¹¹ CCC Section 1658; Department of Provincial Administration. (2026). Operational Manual on Wills, p. 30.
¹² Department of Provincial Administration. (2026). Operational Manual on Wills, p. 30; Thap-attanon, p. X.
¹³ Thap-attanon, p. X; Chatnakrob, p. 289.
¹⁴ Direk Udomsak, p. 441; Thap-attanon, p. X.
¹⁵ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 42; Conflict of Laws Act B.E. 2481 Section 40.
¹⁶ CCC Section 1711; Chatnakrob, p. 289.
¹⁷ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 48; CCC Section 1711.
¹⁸ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 48; Chatnakrob, p. 289.
¹⁹ Thap-attanon, p. X; Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 48.
²⁰ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 48; Iamplubnyai, Somlak. (2022). Succession Cases (2nd ed.). Nitidham Publishing, p. 210.
²¹ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 45; Chatnakrob, p. 295.
²² CCC Section 4; Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 48.
²³ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 45; Chatnakrob, p. 289-295.
²⁴ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 45; Iamplubnyai, p. 210.
²⁵ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 46; Iamplubnyai, p. 210.
²⁶ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 46; Iamplubnyai, p. 210.
²⁷ Iamplubnyai, p. 210; Thap-attanon, p. X.
²⁸ CCC Section 1711-1713; Chatnakrob, p. 289-295.
²⁹ CCC Section 1711; Chatnakrob, p. 289.
³⁰ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 46-47; Iamplubnyai, p. 210.
³¹ CCC Section 1667; Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 42.
³² Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 42; Conflict of Laws Act B.E. 2481 Section 40.
³³ CCC Section 1711-1713; Chatnakrob, p. 295.
³⁴ Department of Lands. (2016). Registration of Inheritance of Immovable Property, p. 30; Chatnakrob, p. 295.
³⁵ Department of Lands. (2016). Registration of Inheritance of Immovable Property, p. 30; Thap-attanon, p. X.
³⁶ CCC Section 1754; Chatnakrob, p. 345.
³⁷ CCC Section 1754; Chatnakrob, p. 345.
³⁸ CCC Section 1754; Iamplubnyai, p. 210.
³⁹ CCC Section 1657; Thap-attanon, p. X.
⁴⁰ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 45, p. 48; CCC Section 1711.
⁴¹ Office of the Attorney General. (2022). Handbook on Estate Administration for the Public, p. 46; Iamplubnyai, p. 210.
⁴² CCC Section 1711-1713; Chatnakrob, p. 289-295.