Which parts of Land Department fees and taxes on an inherited property transfer can IVC handle for you?
Short answer
Thai inheritance tax applies only to what an individual heir receives above the statutory threshold, and it is the heir — not the estate — who files and pays. Transfer fees and taxes at the Land Department are separate and are settled at registration.
How this case runs end to end
Value the assets received by each heir, test each heir against the threshold, prepare the return with the valuation evidence, file and pay within the statutory period, then complete the Land Department transfer with the fees settled at the counter.
Stage-by-stage timeline
| Stage | Work | Owner | Window |
|---|---|---|---|
| Completion | Collect the order or the registered title and distribute to the heirs | IVC | After the order or registration |
| Scoping | Map the heirs, the Thai assets and the receiving offices involved | IVC | On enquiry |
| Document collection | Civil-status records, title deeds, bank and share evidence | Client | 1–3 weeks |
| Legalisation | Apostille or embassy certification abroad, then certified Thai translation | IVC and client | Depends on country |
| Filing | Court petition, or the land office / Revenue filing as the matter requires | IVC | Per court or office calendar |
| Hearing or registration | Attend the hearing or the Land Department appointment | Client and IVC | As scheduled |
What to prepare
- The deceased's death certificate, house registration and identity documents
- Evidence of the family relationship: marriage, birth or family registration records
- The will, if one exists, in the form it was executed
- A schedule of Thai assets: title deeds, condominium unit details, bank accounts, shares and vehicles
- Identity documents and current addresses of every statutory heir
- Certified translations, plus apostille or embassy certification for anything issued abroad
- A power of attorney where an heir cannot attend in person
What "Which parts of Land Department fees and taxes on an inherited property transfer can IVC handle for you?" actually involves
This question sits within inheritance tax, gift tax and transfer fees. The authority or standard that governs it directly is the Revenue Department for inheritance and gift tax, and the Land Department for transfer fees, and every case is assessed against the rules in force on the day of submission. IVC prepares the file, checks internal consistency and coordinates with the receiving office; we are not a government body and we never guarantee how an authority will decide.
Gifts made during life have their own thresholds and are not a way to avoid the rules by relabelling a transfer.
Valuation evidence should be assembled at the time of receipt, because reconstructing it later is far harder.
The threshold is applied per heir on the value received, not to the estate as a whole.
Rules and requirements to settle before you start
The rate differs for ascendants and descendants compared with other heirs.
The filing deadline runs from receipt of the inheritance, and late filing carries a surcharge.
Land Department fees on an inherited transfer are computed on the appraised value, with a reduced rate for statutory heirs.
Jurisdiction follows the deceased's domicile in Thailand, or the location of the assets when there was no Thai domicile.
An heir who objects can be heard at the hearing, which is why the heir list must be complete and accurate from the start.
The mistakes that cost the most time
The most costly pattern is starting with the asset instead of the authority. Heirs contact the bank or the land office first, are told to come back with a court order, and only then begin assembling civil-status evidence from another country — with legalisation, translation and postage added to a timeline that was already tight.
The second is inconsistency across documents. The passport, the title deed, the marriage record and the death certificate are read side by side, and a single spelling or date difference stops the file until an affidavit of one and the same person is produced and legalised in turn.
Why files are delayed or returned
- A return filed after the statutory deadline
- Valuation without supporting evidence
- Heir relationship not evidenced for the reduced rate
- Assets received in different forms reported inconsistently
- A power of attorney that does not cover the specific act
- An asset schedule that does not match the registries
Key terms in inheritance tax, gift tax and transfer fees
- FET
- The bank evidence that funds were remitted into Thailand in foreign currency.
- Statutory heir
- A person entitled to inherit by law in the absence of, or alongside, a will.
- Inheritance tax threshold
- The value each individual heir may receive before inheritance tax applies.
- Apostille
- A single certificate that replaces embassy legalisation between Hague Convention member states.
- Usufruct
- A registered right to use and take the fruits of land owned by someone else.
- Foreign quota
- The share of a condominium building's total unit area that may be foreign-owned.
- Estate administrator
- The person appointed by court order, or named in a will, to collect and distribute the estate.
Official sources
- Department of Lands (Thailand) — Title registration, leases and transfer fees
- The Revenue Department (Thailand) — Inheritance tax and gift tax
- Department of Consular Affairs, MFA — Legalisation and apostille of documents
- Office of the Judiciary (Thailand) — Civil court procedure and jurisdiction
- Department of Provincial Administration — Civil registration and official forms of will
Scope and limitations
IVC is a private consulting firm providing document preparation, translation, legalisation and coordination for inheritance and property matters, working with licensed Thai counsel where court representation is required. This page is general information, not legal advice on your case, and it is not issued by any Thai authority. Rules and thresholds change — confirm the current position before acting. Scope and fees are discussed after a review; please contact our staff by phone, LINE or email.
Information as of August 2026
Other questions in this group
- What documents are required for Thai inheritance tax and who is liable to pay it?
- What is the step-by-step process for Thai inheritance tax and who is liable to pay it?
- How long does Thai inheritance tax and who is liable to pay it normally take?
- Which authority handles Thai inheritance tax and who is liable to pay it?
- What conditions must be met before Thai inheritance tax and who is liable to pay it?
- Why is Thai inheritance tax and who is liable to pay it most often rejected or returned?
- How far in advance should Thai inheritance tax and who is liable to pay it be arranged?
- Can someone else act on your behalf for Thai inheritance tax and who is liable to pay it, and what power of attorney is needed?
- What is most commonly overlooked in Thai inheritance tax and who is liable to pay it?
- Does Thai inheritance tax and who is liable to pay it require additional translation or certification?
- What happens if a document for Thai inheritance tax and who is liable to pay it is lost or expired?
- How does Thai inheritance tax and who is liable to pay it differ for foreign nationals compared with Thai nationals?
Doing it yourself vs having iVC manage the whole process
Both routes are valid. They differ in the time you spend, the risk of documents being returned, and whether an adviser reviews everything before submission.
| Aspect | Do it yourself | Managed by iVC |
|---|---|---|
| Pre-submission review | You check against the agency's published requirements | An adviser checks each document against the destination's rules first |
| Your time | You travel, queue and follow up yourself | We file and follow up; you receive progress updates |
| Rejection risk | Common causes: name spelling mismatch, expired documents, wrong certification order | We check the usual rejection triggers at source and fix them first |
| Specialist knowledge | You research each agency's rules yourself | A team with 15+ years of casework advises throughout |
| If something goes wrong | You restart the steps yourself | We assess the options and plan the fix immediately |
We work as advisers, not just a document courier
More than 15 years of casework (since 2011) in translation, certification and visa document preparation shows us the patterns behind repeated rejections, so we plan around them from the start.
- Case assessment first
- We review the profile, destination country and receiving authority before recommending a certification route.
- A document plan per person
- We sequence what must be re-issued, translated first, and certified in which order.
- Risks flagged early
- We point out the usual rejection triggers, such as name spelling that differs from the passport or document age limits.
- Follow-through to the end
- Regular progress updates, and immediate options if the authority requests more documents.
- Advice after completion
- The same set is often reused in the next step; we check whether it still qualifies or needs re-issuing.
If you would rather not chase each step yourself, send the case details for an assessment first, then decide.
Need an answer for your own case? Talk to our staff by phone, LINE or email.