Update log
- 4 November 2026: Added the statute box with Thai, English and French text and checked the page against the official text
A Thai estate administrator holds real power over a dead person’s land, and buyers routinely misunderstand how far that power goes. Sign a sale agreement with the administrator, pay part of the price, move in, and you may still end up with nothing. Supreme Court decision 1085/2569, published on deka.in.th in September 2026, is a cold illustration: a buyer who still owed the last 600,000 baht of the price was sued for eviction by the person who inherited under the will, and the Supreme Court then held that his counterclaim should never have been accepted.
The ruling is procedural, but the consequence is entirely practical. If you buy from an estate and the transfer never reaches the Land Office, the person you have to sue is the administrator, in a case of your own, brought properly. You cannot bolt that fight onto the eviction claim someone else has filed against you.
Table of Contents
What a Thai Estate Administrator Can and Cannot Do
An estate administrator (phu chatkan moradok) is appointed either by the will or by court order under section 1711 of the Civil and Commercial Code. Under section 1719 the administrator must do what is necessary to carry out the will and to administer or distribute the estate, and no more. The administrator is a manager with a mandate, not an owner with a free hand.
That distinction matters when land is sold. The administrator can sign, and the Land Office will register a transfer on the strength of the court order appointing them. But the administrator is still bound by the will, by the heirs’ rights, and by the terms of their own appointment. A sale of land that the will leaves to a named person invites exactly the dispute that produced Dika 1085/2569. Our guide to probate and estate administration in Thailand sets out how the appointment itself works.
- Appointed by will or by court. Section 1711 covers both. Where the will names no one, or its appointee cannot or will not act, an heir or interested person must apply to court under section 1713; in practice the Land Office works from a court order.
- Powers limited by the will. Section 1719 ties the administrator to the instructions in the will and to ordinary administration.
- Accountable to the heirs. An administrator who deals with estate property for personal advantage can be removed and sued.
- Not the owner. On death the estate passes to the heirs (section 1599). The administrator manages it for them; the Land Office register changes only when a transfer to an heir or a buyer is registered.
The law behind this page
English
Section 1711
Estate administrator, appointment.
Full text
An administrator of the estate includes a person appointed by will or by order of the court.
ThaiLawOnline translation
Section 1719
The estate administrator (court-appointed or named in the will) has both the power and the duty to carry out the will's instructions, manage the estate's day-to-day affairs, and distribute assets to heirs.
Full text
The administrator of the estate has the right and the duty to do all acts necessary to carry out the express or implied directions of the will, and to administer the estate in general or to distribute the estate property.
ThaiLawOnline translation
Section 1726
Full text
If there are several administrators of an estate, the performance of their duties shall be decided by a majority of votes unless otherwise provided by the will. In case of a tie, on application of any interested person, the decision shall be given by the Court.
ThaiLawOnline translation
Section 1713
An heir, an interested person or the public prosecutor may apply to the court to appoint an administrator where a statutory heir or legatee has disappeared, is outside the Kingdom or is a minor; where the administrator or an heir is unable or unwilling to act, or there is an impediment to administering or distributing the estate; or where the clause of the will appointing an administrator cannot take effect.
Full text
An heir, an interested person, or the public prosecutor may apply to the court for the appointment of an administrator of the estate in the following cases: (1) where, on the death of the deceased, a statutory heir or a beneficiary under the will has disappeared, is outside the Kingdom, or is a minor; (2) where the administrator of the estate or an heir is unable or unwilling to administer the estate, or where there is an impediment to its administration or distribution; (3) where a provision of the will appointing an administrator of the estate is for any reason unenforceable. As to the appointment, if the will contains a provision on the point the court appoints in accordance with it; if it does not, the court appoints such person as it thinks fit for the benefit of the estate in the circumstances, having regard to the intention of the deceased.
ThaiLawOnline translation
Section 456
A sale of immovable property is void unless made in writing and registered with the competent official (for land, the Land Office). The same applies to vessels of five tons and over, to floating houses and to beasts of burden.
Full text
A sale of immovable property is void unless it is made in writing and registered with the competent official. This rule also applies to the sale of vessels of five tons or more, and to the sale of floating houses and beasts of burden. An agreement to sell or to buy, or a promise in respect of a sale or purchase, of any property mentioned in paragraph one cannot be enforced by action unless there is written evidence of some kind signed by the party liable, or earnest has been given, or there has been part performance. The provisions of the preceding paragraph also apply to a contract of sale of movable property where the agreed price is twenty thousand baht or more.
ThaiLawOnline translation
Section 1300
A person who was already in a position to have his own right registered may call for the cancellation of a registered transfer of immovable property, or of a real right in it, that prejudices him. He may not do so where the transfer was for value and the transferee acted in good faith.
Full text
Where a transfer of immovable property, or of a real right appertaining to immovable property, has been registered to the prejudice of a person who was previously in a position to have that person's own right registered, that person may claim cancellation of the registration; but in no case may cancellation of the registration be claimed where the transfer was made for value and the transferee acted in good faith.
ThaiLawOnline translation
Section 177
A defendant must file a written answer within fifteen days of being served, clearly admitting or denying each of the plaintiff's claims and giving reasons. The defendant may add a counterclaim in the answer, but only if it relates to the original claim, otherwise it must be filed as a separate case.
Full text
When the summons and the complaint have been served on the defendant, the defendant shall make a written answer and file it with the court within fifteen days. The defendant shall state clearly in the answer whether the defendant admits or denies the plaintiff's allegations in whole or in part, together with the grounds therefor. The defendant may bring a counterclaim in the answer, but if the counterclaim is a separate matter unconnected with the original complaint, the court shall order the defendant to file it as a separate case. The court shall examine the answer and order that it be accepted, returned, or refused as provided in Section 18. The provisions of this Section shall apply mutatis mutandis to an outside person who is summoned to appear as an intervener under Section 57 (3).
ThaiLawOnline translation
Section 179
Either side may amend its pleadings, for example to raise or lower the amount claimed, drop or complete claims, or add new defences and arguments. A later complaint may only be brought if it is closely connected to the original one, so it can be heard together.
Full text
The plaintiff or the defendant may amend the claim, the defence, the allegation, or the argument stated in the complaint or the answer originally submitted to the court. Such amendment may in particular be an amendment of the following: (1) increasing or reducing the amount of the sum in dispute or the value of the property in dispute in the original complaint; or (2) abandoning some of the claims in the original complaint, or supplementing the original complaint to make it complete by submitting a supplementary complaint, or submitting a complaint to protect one's rights during the proceedings or to enforce a judgment or order; or (3) raising a new defence to answer the original claim or one submitted later, or altering the allegation or argument in support of a claim or to rebut the claim of the other party. However, no party shall submit any complaint to the court, whether by way of a supplementary complaint or a counterclaim, after the original complaint has been submitted to the court, unless the original complaint and this later complaint are connected closely enough to be tried and adjudicated together.
ThaiLawOnline translation
ไทย
มาตรา 1711
ข้อความเต็ม
ผู้จัดการมรดกนั้นรวมตลอดทั้งบุคคลที่ตั้งขึ้นโดยพินัยกรรมหรือโดยคำสั่งศาล
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 1719
ข้อความเต็ม
ผู้จัดการมรดกมีสิทธิและหน้าที่ที่จะทำการอันจำเป็นเพื่อให้การเป็นไปตามคำสั่งแจ้งชัดหรือโดยปริยายแห่งพินัยกรรม และเพื่อจัดการมรดกโดยทั่วไป หรือเพื่อแบ่งปันทรัพย์มรดก
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 1726
ข้อความเต็ม
ถ้าผู้จัดการมรดกมีหลายคน การทำการตามหน้าที่ของผู้จัดการมรดกนั้นต้องถือเอาเสียงข้างมาก เว้นแต่จะมีข้อกำหนดพินัยกรรมเป็นอย่างอื่น ถ้าเสียงเท่ากัน เมื่อผู้มีส่วนได้เสียร้องขอ ก็ให้ศาลเป็นผู้ชี้ขาด
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 1713
ข้อความเต็ม
ทายาทหรือผู้มีส่วนได้เสียหรือพนักงานอัยการจะร้องต่อศาลขอให้ตั้งผู้จัดการมรดกก็ได้ ในกรณีดังต่อไปนี้ (๑) เมื่อเจ้ามรดกตาย ทายาทโดยธรรมหรือผู้รับพินัยกรรมได้สูญหายไป หรืออยู่นอกราชอาณาเขต หรือเป็นผู้เยาว์ (๒) เมื่อผู้จัดการมรดกหรือทายาทไม่สามารถ หรือไม่เต็มใจที่จะจัดการ หรือมีเหตุขัดข้องในการจัดการ หรือในการแบ่งปันมรดก (๓) เมื่อข้อกำหนดพินัยกรรมซึ่งตั้งผู้จัดการมรดกไว้ไม่มีผลบังคับได้ด้วยประการใด ๆ การตั้งผู้จัดการมรดกนั้น ถ้ามีข้อกำหนดพินัยกรรมก็ให้ศาลตั้งตามข้อกำหนดพินัยกรรม และถ้าไม่มีข้อกำหนดพินัยกรรม ก็ให้ศาลตั้งเพื่อประโยชน์แก่กองมรดกตามพฤติการณ์ และโดยคำนึงถึงเจตนาของเจ้ามรดก แล้วแต่ศาลจะเห็นสมควร
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 456
ข้อความเต็ม
การซื้อขายอสังหาริมทรัพย์ ถ้ามิได้ทำเป็นหนังสือและจดทะเบียนต่อพนักงานเจ้าหน้าที่เป็นโมฆะ วิธีนี้ให้ใช้ถึงซื้อขายเรือมีระวางตั้งแต่ห้าตันขึ้นไป ทั้งซื้อขายแพและสัตว์พาหนะด้วย สัญญาจะขายหรือจะซื้อ หรือคำมั่นในการซื้อขายทรัพย์สินตามที่ระบุไว้ในวรรคหนึ่ง ถ้ามิได้มีหลักฐานเป็นหนังสืออย่างหนึ่งอย่างใดลงลายมือชื่อฝ่ายผู้ต้องรับผิดเป็นสำคัญ หรือได้วางประจำไว้หรือได้ชำระหนี้บางส่วนแล้ว จะฟ้องร้องให้บังคับคดีหาได้ไม่ บทบัญญัติที่กล่าวมาในวรรคก่อนนี้ ให้ใช้บังคับถึงสัญญาซื้อขายสังหาริมทรัพย์ซึ่งตกลงกันเป็นราคาสองหมื่นบาท หรือกว่านั้นขึ้นไปด้วย
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 1300
ข้อความเต็ม
ถ้าได้จดทะเบียนการโอนอสังหาริมทรัพย์หรือทรัพยสิทธิอันเกี่ยวกับอสังหาริมทรัพย์เป็นทางเสียเปรียบแก่บุคคลผู้อยู่ในฐานะอันจะให้จดทะเบียนสิทธิของตนได้อยู่ก่อนไซร้ ท่านว่าบุคคลนั้นอาจเรียกให้เพิกถอนการจดทะเบียนนั้นได้ แต่การโอนอันมีค่าตอบแทน ซึ่งผู้รับโอนกระทำการโดยสุจริตนั้น ไม่ว่ากรณีจะเป็นประการใดท่านว่าจะเรียกให้เพิกถอนทะเบียนไม่ได้
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 177
ข้อความเต็ม
เมื่อได้ส่งหมายเรียกและคำฟ้องให้จำเลยแล้ว ให้จำเลยทำคำให้การเป็นหนังสือยื่นต่อศาลภายในสิบห้าวัน ให้จำเลยแสดงโดยชัดแจงในคำให้การว่า จำเลยยอมรับหรือปฏิเสธข้ออ้างของโจทก์ทั้งสิ้นหรือแต่บางส่วน รวมทั้งเหตุแห่งการนั้นจำเลยจะฟ้องแย้งมาในคำให้การก็ได้ แต่ถ้าฟ้องแย้งนั้นเป็นเรื่องอื่นไม่เกี่ยวกับคำฟ้องเดิมแล้ว ให้ศาลสั่งให้จำเลยฟ้องเป็นคดีต่างหากให้ศาลตรวจดูคำให้การนั้นแล้วสั่งให้รับไว้ หรือให้คืนไปหรือสั่งไม่รับตามที่บัญญัติไว้ในมาตรา ๑๘บทบัญญัติแห่งมาตรานี้ ให้ใช้บังคับแก่บุคคลภายนอกที่ถูกเรียกเข้ามาเป็นผู้ร้องสอดตามมาตรา ๕๗ (๓) โดยอนุโลม
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
มาตรา 179
ข้อความเต็ม
โจทก์หรือจำเลยจะแก้ไขข้อหา ข้อต่อสู้ข้ออ้าง หรือข้อเถียง อันกล่าวไว้ในคำฟ้องหรือคำให้การที่เสนอต่อศาลแต่แรกก็ได้การแก้ไขนั้น โดยเฉพาะอาจเป็นการแก้ไขในข้อต่อไปนี้ (๑) เพิ่ม หรือลด จำนวนทุนทรัพย์ หรือราคาทรัพย์สินที่พิพาทในฟ้องเดิม หรือ (๒) สละข้อหาในฟ้องเดิมเสียบางข้อ หรือเพิ่มเติมฟ้องเดิมให้บริบูรณ์โดยวิธีเสนอคำฟ้องเพิ่มเติม หรือเสนอคำฟ้องเพื่อคุ้มครองสิทธิของตนในระหว่างการพิจารณาหรือเพื่อบังคับตามคำพิพากษาหรือคำสั่ง หรือ (๓) ยกข้อต่อสู้ขึ้นใหม่ เป็นข้อแก้ข้อหาเดิม หรือที่ยื่นภายหลัง หรือเปลี่ยนแปลงแก้ไขข้ออ้าง หรือข้อเถียงเพื่อสนับสนุนข้อหา หรือเพื่อหักล้างข้อหาของคู่ความอีกฝ่ายหนึ่งแต่ห้ามมิให้คู่ความฝ่ายใดเสนอคำฟ้องใดต่อศาล ไม่ว่าโดยวิธีฟ้องเพิ่มเติมหรือฟ้องแย้ง ภายหลังที่ได้ยื่นคำฟ้องเดิมต่อศาลแล้ว เว้นแต่คำฟ้องเดิมและคำฟ้องภายหลังนี้จะเกี่ยวข้องกันพอที่จะรวมการพิจารณาและชี้ขาดตัดสินเข้าด้วยกันได้
ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)
Français
Article 1711
L'administrateur de la succession comprend aussi bien la personne désignée par testament que celle nommée par ordonnance du tribunal.
résumé non officiel
Article 1719
L'administrateur de la succession a le droit et le devoir d'accomplir les actes nécessaires pour exécuter les dispositions expresses ou implicites du testament, ainsi que pour administrer la succession en général ou pour partager les biens successoraux.
résumé non officiel
Article 1726
Lorsqu'il y a plusieurs administrateurs de la succession, ils exercent leurs fonctions à la majorité des voix, sauf disposition contraire du testament. En cas de partage égal des voix, le tribunal tranche à la demande de toute personne intéressée.
résumé non officiel
Article 1713
Un héritier, une personne intéressée ou le ministère public peut demander au tribunal la nomination d'un administrateur de la succession dans les cas suivants : (1) lorsque, au décès du de cujus, un héritier légal ou un légataire a disparu, se trouve hors du Royaume ou est mineur ; (2) lorsque l'administrateur de la succession ou un héritier ne peut pas ou ne veut pas administrer, ou qu'un empêchement fait obstacle à l'administration ou au partage de la succession ; (3) lorsque la disposition testamentaire désignant un administrateur de la succession est, pour quelque cause que ce soit, dépourvue d'effet. Pour la nomination de l'administrateur de la succession, s'il existe une disposition testamentaire, le tribunal nomme conformément à celle-ci ; à défaut, le tribunal nomme, dans l'intérêt de la succession, selon les circonstances et en tenant compte de l'intention du de cujus, comme il le juge approprié.
résumé non officiel
Article 456
La vente d'un immeuble est nulle si elle n'est pas faite par écrit et enregistrée auprès du fonctionnaire compétent. La même règle s'applique à la vente des navires d'une jauge de cinq tonneaux ou plus, ainsi qu'à la vente des maisons flottantes et des bêtes de somme. La promesse de vente ou d'achat, ou l'engagement relatif à la vente ou à l'achat d'un bien visé au premier alinéa, ne peut faire l'objet d'une action en exécution que s'il en existe une preuve écrite quelconque signée par la partie obligée, ou si des arrhes ont été versées, ou s'il y a eu exécution partielle. Les dispositions de l'alinéa précédent s'appliquent également au contrat de vente d'un bien meuble dont le prix convenu est de vingt mille bahts ou plus.
résumé non officiel
Article 1300
Lorsqu'a été enregistré le transfert d'un immeuble ou d'un droit réel immobilier au détriment d'une personne qui était auparavant en mesure de faire enregistrer son propre droit, cette personne peut demander l'annulation de cet enregistrement ; toutefois, l'annulation de l'enregistrement ne peut en aucun cas être demandée lorsque le transfert a été fait à titre onéreux et que le cessionnaire a agi de bonne foi.
résumé non officiel
Article 177
Le défendeur dépose sa réponse écrite sous 15 jours dès la signification, admettant ou niant clairement les allégations, motifs à l'appui. Il peut y joindre une demande reconventionnelle ; étrangère à la demande initiale, elle relève d'une action séparée ; règles applicables au tiers intervenant de l'article 57 (3).
résumé non officiel
Article 179
Le demandeur ou le défendeur peut modifier les chefs de demande, moyens de défense, allégations ou arguments de sa demande ou de ses conclusions initiales, notamment pour: (1) augmenter ou réduire le montant ou la valeur du bien litigieux de la demande initiale; (2) renoncer à certains chefs, compléter la demande initiale par une demande additionnelle, ou présenter une demande pour protéger ses droits pendant l'instance ou faire exécuter un jugement ou une ordonnance; (3) soulever un nouveau moyen de défense contre la demande initiale ou ultérieure, ou modifier allégations et arguments à l'appui d'une demande ou pour réfuter celle de l'adversaire. Toutefois, après le dépôt de la demande initiale, aucune partie ne peut présenter une nouvelle demande, additionnelle ou reconventionnelle, sauf si les deux demandes sont suffisamment liées pour être instruites et jugées ensemble.
résumé non officiel
Supreme Court decisions
- 2526/2531 (1988): Estate bound by construction lease, registration claim time-barred
Sources
- Civil and Commercial Code, Office of the Council of State, retrieved 31 October 2026
- Civil Procedure Code, Office of the Council of State, retrieved 31 October 2026
- deka.supremecourt.or.th, Supreme Court of Thailand decisions database (copy held in our library), retrieved 19 February 2026
Dika 1085/2569: The Buyer Who Lost Twice
The facts, stripped down. A parcel of land and the buildings on it formed part of an estate. There were two administrators. The defendant agreed to buy the property from the second administrator, with the first administrator’s consent. On the buyer’s own case, 600,000 baht of the price was still to be paid on transfer.
The transfer was never registered. Instead the first administrator refused to sign and transferred the property to the plaintiff, the person entitled under the will. The plaintiff, now a registered co-owner, sued to evict the buyer and two other occupants (three defendants in all) and claimed 100,000 baht a month for loss of use plus 7.5% annual interest.
The buyer fought back with a counterclaim inside that same case: an order that the plaintiff and the first administrator transfer the land to him against payment of the remaining 600,000 baht. He also asked the court to order the Land Office to freeze any registration on the land until judgment. The trial court accepted the counterclaim but refused the freezing order, and the Court of Appeal agreed. The Supreme Court upheld the refusal and went further: it set aside the order accepting the counterclaim.
| Stage | Outcome for the buyer |
|---|---|
| Agreement with administrator No. 2 | Part of the price paid, 600,000 baht outstanding; no registration |
| Administrator No. 1 refuses | Title transferred to the heir under the will instead |
| Heir sues for eviction | Buyer is one of three defendants, facing a claim of 100,000 baht/month |
| Buyer’s counterclaim in the same case | Accepted below, struck out by the Supreme Court |
| Where the real claim belongs | A separate action against the administrators |
Why the Counterclaim Was Thrown Out
Thai civil procedure lets a defendant counterclaim, but only within limits. Under section 177 paragraph 3 of the Civil Procedure Code a defendant may counterclaim in the answer, but a counterclaim on an unconnected matter must be brought as a separate case; section 179 paragraph 3 allows a later claim only if it is connected closely enough to the original claim for the two to be tried and decided together.
The court held the buyer’s counterclaim failed that test. His grievance was with the administrators (one of whom sold to him, the other of whom refused to complete), not with the heir who had sued him. As the judgment put it, the counterclaim concerned “relations and disputes between Defendant 1 and the estate administrator, an external party”. The administrators were not parties to the eviction action, so the court could not order them to do anything in it.
The Supreme Court relied on sections 177 paragraph 3, 179 paragraph 3, 142(5), 246, 252 and 254(3) of the Civil Procedure Code. Section 142(5) is what let it raise the point itself: whether a counterclaim is lawful is a question of public order. And because only a plaintiff may apply for a pre-judgment freezing order under section 254(3), the buyer’s application fell with his counterclaim. The practical effect is that the eviction case proceeds on its own merits and the buyer must start again, in a new case, against the right defendants. The Court did not rule on whether his purchase claim is good; it only sent it elsewhere. What he loses is time, costs and, above all, the freeze on the title.
What the buyer should have filed
Two separate actions, not one counterclaim: an action against both administrators to compel registration of the transfer under the sale agreement, and, in the alternative, a claim for restitution of the purchase price. Had that case been filed first, the buyer could also have asked for an injunction to freeze any transfer of the land while the case ran.
Co-Administrators Must Act Together
The trap in Dika 1085/2569 opened because the estate had two administrators and only one of them was willing to sell. Section 1726 of the Civil and Commercial Code is direct about this: where there is more than one administrator, their acts must be done by a majority, unless the will provides otherwise. With exactly two administrators, that means both. One signature is not enough, and if the two disagree there is no majority: the court decides, on the application of an interested person.
So a foreign buyer looking at land held by an estate needs to know, before any money moves, how many administrators the court appointed and whether all of them are signing. The court order of appointment names them. Ask for it, read it, and count.
- Two administrators? Both must sign. A majority of two is two, and a split goes to the court.
- Three administrators? Two will do, unless the will says otherwise.
- Will says otherwise? The will controls: read it alongside the court order.
- One administrator who claims to speak for the others? Get it in writing, or walk away.
A Sale Agreement Is Not Title
The second lesson is older than this case and is the one expats most often learn the expensive way. Under section 456 of the Civil and Commercial Code, a sale of immovable property is void unless it is made in writing and registered with the competent official at the Land Office. A signed agreement and receipts for what you have paid create contractual rights. They do not make you the owner, and they do not stop the estate transferring the land to somebody else.
In practice, whoever gets to the Land Office first and registers usually keeps the land. Section 1300 lets a person who was already in a position to register ask the court to cancel a later registration made to their prejudice, but never against a transferee who paid and acted in good faith, and only by suing. Everyone else is left with a claim for damages against a person who may or may not be able to pay. Our guide to transferring property in Thailand walks through what registration actually involves, and our page on Thai title deeds explains what the different title documents do and do not prove.
For foreign buyers there is a further layer: land cannot generally be held in a foreigner’s own name, so a purchase from an estate frequently has to be structured as a lease, a usufruct, or a condominium unit instead. Our property guide for foreigners in Thailand covers those routes, and can a foreigner inherit land in Thailand deals with the inheritance side.
Checklist Before You Buy From an Estate
Buying from an estate is not inherently dangerous. Buying from an estate without checking the paperwork is. Before any deposit leaves your hands, work through the following.
- Get the court order of appointment. It names every administrator and states the scope of their authority. A photocopy of somebody’s ID card is not a substitute.
- Read the will. If the will leaves the land you are buying to a named person, expect that person to fight, exactly as the plaintiff did in Dika 1085/2569.
- Confirm every administrator signs. Section 1726 requires a majority; with two administrators that means both of them.
- Search the title at the Land Office. Check the chanote for mortgages, servitudes, seizures and pending annotations.
- Register on the day you pay. Simultaneous payment and registration is the only structure that protects you. Staged payments before registration are where buyers lose money.
- If registration is delayed, act immediately. File suit against the administrators and ask the court for an injunction against further transfer. Waiting until someone sues you is how a claim turns into a counterclaim that gets struck out.
The Supreme Court publishes its decisions through the official Deka database; Dika 1085/2569 is also indexed on the community database at deka.in.th. If you are already in a dispute of this kind, our page on what to know before you go to court in Thailand explains how the civil courts handle it and what to expect procedurally.
Last reviewed: 30 September 2026. Checked against the full Thai text of Dika 1085/2569 (black case Phor. 580/2567) read to the disposition, and against the Thai text of CCC sections 456, 1300, 1599, 1711, 1713, 1719, 1726 and 1754 and Civil Procedure Code sections 177, 179 and 254. Corrected the case facts: the 600,000 baht was the unpaid balance, not money paid; the buyer has not been evicted; there were three defendants; the Court affirmed and set aside only the order accepting the counterclaim; it relied on section 142(5), not section 144. Section 1300 and the section 1726 tie rule were added. The practical checklist is general guidance and was not checked against Land Office practice manuals.
Frequently Asked Questions
Can a Thai estate administrator sell land from the estate?
Yes. An administrator appointed under CCC section 1711 may sell estate property where that is necessary for the administration or distribution of the estate under section 1719. But the sale must be consistent with the will, and where there is more than one administrator section 1726 requires a majority to act, with the court deciding a tie.
What if the administrator refuses to transfer title after I have paid?
You sue the administrator directly for performance of the sale agreement, or in the alternative for return of the purchase price. Dika 1085/2569 confirms you cannot raise that claim as a counterclaim in an eviction case brought by someone else, because the administrator is not a party to it.
Do all co-administrators have to sign the sale?
A majority must act, under CCC section 1726, unless the will provides differently. Where the court appointed exactly two administrators, a majority is both of them, so one signature alone will not support a valid transfer.
Is a signed sale agreement enough to own the land?
No. Under CCC section 456 a sale of immovable property is void unless made in writing and registered at the Land Office. Until registration you hold contractual rights against the seller, not ownership, and the estate can still transfer the land to someone else.
How long do I have to bring a claim against an estate?
It depends on what kind of claim it is. A creditor of the deceased must sue within one year of knowing, or when they should have known, of the death, and never later than ten years after it (CCC section 1754). A claim on a contract the administrator signed after the death is not a debt of the deceased and follows the ordinary contract periods. Do not let a transfer dispute drift; get advice on the applicable period early.
Can a foreigner buy land from a Thai estate?
A foreigner generally cannot hold land in their own name, so a purchase from an estate is usually structured as a condominium unit, a registered lease or a usufruct. See our property guide for foreigners in Thailand for the available routes.
About the author. This article was written and reviewed by Sébastien Brousseau, LL.B., B.Sc. Sebastien has been based in Thailand since 2004 and has run ThaiLawOnline since 2006, working with expats on Thai property, succession and estate matters. If an estate administrator has sold you land and the transfer has stalled, contact ThaiLawOnline; the earlier you move, the more options you still have.
Disclaimer: this article is general information about Thai law and is not legal advice. Supreme Court decisions turn on their own facts, and the outcome of your matter will depend on yours. Please consult a qualified professional about your specific situation before acting.
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