Protecting Your Rights. Securing Your Child’s Future.

When a marriage ends or a family dispute arises, your priorities may include protecting your child, preserving your financial security, and understanding your legal rights under Thai law.

House & Condo Lawyers provides compassionate, strategic, and practical legal representation in Thai family law matters for Thai nationals, foreign residents, and international families.

From marriage registration and prenuptial agreements to divorce proceedings, child custody disputes, child support, and marital asset division, our legal team helps you navigate each step with clarity and confidence.

Not sure where to start? Complete our Initial Family Case Screening Form
and our legal team will review your matter before your consultation.

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 WE’RE READY TO SUPPORT YOUR FAMILY LIFE IN THAILAND
Contact us for a confidential consultation.

We provide legal advice, document preparation, negotiation, and court representation across a broad range of Thai family law matters, led by a team of highly skilled attorneys with extensive experience in assisting foreign nationals in Thailand. 

A properly prepared prenuptial agreement can help clarify property ownership and financial responsibilities before marriage.

We assist with:

• Drafting prenuptial agreements under Thai law
• Identifying personal property, or Sin Suan Tua
• Protecting pre-existing businesses and investments
• Addressing liabilities incurred before marriage
• Preparing bilingual agreements for international couples
• Coordinating registration of the agreement at the time of marriage
  

Under Thai law, a prenuptial agreement should be properly prepared and registered together with the marriage registration. An agreement prepared or registered incorrectly may be difficult or impossible to enforce.

2.Marriage Registration

We assist Thai nationals, foreign residents, and cross-border couples with legally valid marriage registrations in Thailand.

Our services may include:

• Reviewing the legal requirements for both parties
• Preparing and translating supporting documents
• Coordinating embassy affirmations or marital-status documents
• Arranging document legalization where required
• Assisting with registration at a Thai District Office, or Amphur
• Advising on the recognition of overseas marriages in Thailand
  

For international couples, the required documents and procedures may vary depending on nationality and the relevant embassy’s requirements.

3. Divorce Proceedings

We represent clients in both administrative and court-based divorces.

Uncontested Divorce

Where both spouses agree to divorce and the marriage was registered in Thailand, an administrative divorce may be completed at a District Office.

We can assist with:

• Drafting a divorce settlement agreement
• Child custody and visitation arrangements
• Child and spousal support terms
• Marital property and debt division
• Transfer of houses, condominium units, land interests, vehicles, or company shares
• Bilingual documentation for cross-border use
  

Contested Divorce

Where one spouse refuses to divorce or the parties cannot agree on important terms, court proceedings may be necessary.

We assist with:

• Assessing whether legally recognized grounds for divorce exist
• Preparing and filing the divorce claim
• Gathering documentary and witness evidence
• Negotiating a settlement
• Seeking interim protective measures where appropriate
• Representing clients throughout the court proceedings
  

4. Child Custody and Parental Authority

Child custody disputes are often the most sensitive part of a separation or divorce.

Under Thai law, the legal issue commonly involves parental authority, including the right to make decisions concerning the child’s residence, education, healthcare, property, and general welfare.

We assist with:

• Sole or joint parental authority arrangements
• Custody provisions in divorce agreements
• Court petitions to determine parental authority
• Establishing legal paternity
• Visitation and contact arrangements
• Relocation and international custody concerns
• Modification of existing custody arrangements
• Revocation of parental authority in serious cases involving abuse, neglect, addiction, or harmful conduct

Our approach focuses on the child’s welfare while protecting our client’s parental rights.

5. Child Support and Spousal Maintenance

Both parents remain responsible for supporting their child, regardless of which parent has day-to-day care.

We assist custodial and non-custodial parents with:

• Calculating appropriate child support
• Negotiating monthly maintenance
• School fees and educational expenses
• Medical and healthcare expenses
• Housing and daily living costs
• Enforcement of unpaid support
• Modification of support following a material change in circumstances
• Claims for spousal maintenance where legally available
  

The court may consider factors such as the child’s needs, previous standard of living, education, and each parent’s financial capacity.

6. Marital Assets and Liability Division

Financial disputes can involve more than simply dividing a bank account.

Our legal team assists with the identification, tracing, valuation, negotiation, and division of:

• Houses and condominium units
• Land and contractual interests in land
• Bank accounts and investments
• Business interests and company shares
• Vehicles and valuable personal property
• Rental income and other income-producing assets
• Mortgages, personal loans, and matrimonial debts
• Assets transferred or concealed before divorce
  

We help distinguish marital property, commonly known as Sin Somros, from personal property, or Sin Suan Tua, and develop a strategy based on the ownership history and supporting evidence.

7. Adoption, Guardianship, and Property Owned by Minors

Family law matters may continue beyond divorce and custody proceedings.

We assist with:

• Domestic adoption
• Inter-country adoption
• Step-parent adoption
• Legal paternity and legitimation
• Appointment of a legal guardian
• Court applications involving children without an appropriate guardian
• Applications for permission to manage or dispose of property owned by a minor
  

Parents exercising parental authority cannot freely complete certain significant transactions involving a child’s property. Court approval may be required before selling, mortgaging, exchanging, or entering into certain long-term arrangements concerning property owned by a minor.

8. Wills and Estate Administration for Families

Family and succession matters are often closely connected, particularly where a family owns property in Thailand or includes members of different nationalities.

We assist with:

• Thai wills
• Bilingual wills
• Cross-border estate planning coordination
• Appointment of an executor or estate administrator
• Court petitions concerning estates in Thailand
• Distribution of Thai-based assets
• Estate matters involving foreign heirs or deceased foreign nationals
• Succession planning for parents with minor children
  

A properly prepared estate plan can reduce uncertainty concerning guardianship, property administration, and inheritance.

Need Family Law Advice? Our experienced attorneys are ready to help with divorce,
child custody, support, and cross-border family matters.

 WE’RE READY TO SUPPORT YOUR FAMILY LIFE IN THAILAND
Contact us for a confidential consultation.

Parents may be unable to agree on where the child should live, who should make important decisions, or whether parental authority should be exercised jointly or by one parent.We assist with negotiated parenting arrangements and court proceedings where an agreement cannot be reached.

Visitation Being Denied

A parent may be prevented from seeing or communicating with a child following separation or divorce.

We can review the existing agreement or court order and advise on negotiation, enforcement, or an application for appropriate contact arrangements.

Unpaid Child or Spousal Support

The primary caregiver may be paying all expenses while the other parent refuses to contribute.

We assist with claims, negotiations, court orders, and enforcement proceedings for unpaid maintenance.

Marital Property and Debt Disputes

Disputes may arise over whether an asset is personal or marital property, how much it is worth, or who should remain responsible for a debt.

We help trace ownership, examine financial documents, and pursue a legally appropriate division.

Adultery and Compensation Claims

In certain circumstances, adultery may be relevant to a contested divorce and a related claim for compensation.

The success of a claim depends on the parties’ marital status, the conduct involved, the timing of the case, and the available evidence.

Property Owned by a Minor

Parents may wish to sell, mortgage, lease, or otherwise manage property registered in a child’s name.

Court permission may be required before the transaction can lawfully proceed.

Adoption and Guardianship

Domestic and international adoption cases may involve several government authorities, extensive documentation, home-country requirements, and court proceedings.

We help clients understand and complete the applicable legal process.

Facing a Family Dispute in Thailand? Do not rely solely on verbal promises or informal arrangements when your child, property, or financial security is at risk.

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Resolving Custody Disputes in the Child’s Best Interests

There is no automatic rule that every child must remain with the mother or the father after divorce. The appropriate arrangement depends on the legal status of the parents, the terms of any divorce agreement, existing parental authority, and the child’s best interests.

Where parents cannot agree, the court may consider matters such as:

• The child’s age and individual needs
• The child’s physical and emotional welfare
• Each parent’s relationship with the child
• The stability of each proposed home environment
• Each parent’s ability to provide care
• Education and healthcare arrangements
• Any history of abuse, neglect, addiction, or harmful behaviour
• The practical effect of separating siblings
• Other circumstances affecting the child’s welfare
  

Financial strength alone does not necessarily determine custody. The court’s focus is generally broader and includes the child’s safety, stability, care, and long-term welfare.

Need Family Law Advice? Our experienced attorneys are ready to help with divorce,
child custody, support, and cross-border family matters.

 WE’RE READY TO SUPPORT YOUR FAMILY LIFE IN THAILAND
Contact us for a confidential consultation.

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Parents Cannot Reach an Agreement

Both parents may request sole authority or disagree over where the child should live. A negotiated parenting agreement may resolve the dispute. Where negotiation fails, a court application may be required.

One Parent Carries the Entire Financial Burden

A parent caring for the child may need to seek financial contributions for education, accommodation, healthcare, and daily expenses.

A Parent Is Prevented from Seeing the Child

Informal visitation arrangements can break down after conflict between the parents.A clear written agreement or court order can establish predictable contact arrangements and reduce future disputes.

A Parent Needs to Manage the Child’s Property

Even a parent with parental authority may need court approval before completing certain important transactions involving property belonging to the child.

The Child Has No Suitable Legal Guardian

Guardianship proceedings may be required where both parents have died, lack legal capacity, have had parental authority revoked, or are otherwise unable to care for the child.

A Family Wishes to Adopt

Adoption requires formal legal procedures. Caring for a child in practice does not automatically create the legal status of a parent.

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Legal Framework for Child Custody in Thailand

Determination of Parental Authority

When divorcing parents cannot agree on parental authority, the issue may be determined by the Thai court. The court will consider the child’s welfare and the circumstances of each parent rather than deciding solely on the basis of gender or income.

Child Support Obligations

A divorce does not end either parent’s responsibility to support the child.The amount and structure of child support may be agreed upon or determined by the court based on the child’s reasonable needs and the parents’ financial circumstances.

Court Approval for Transactions Involving a Minor’s Property

Certain transactions concerning property owned by a minor require prior court authorization under Thai law. Entering into a restricted transaction without the required approval may create serious legal and registration problems.

Modification or Revocation of Parental Authority

Custody and parental authority arrangements may be reconsidered where circumstances materially change or where a parent’s conduct creates a risk to the child. Serious neglect, abuse, substance dependency, misuse of the child’s property, or persistent conduct contrary to the child’s welfare may justify court intervention.

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Take Action Before the Dispute Escalates

Custody cases are highly fact-specific. Messages, school records, financial evidence, medical documents, photographs, travel records, and witness evidence may become important.

Obtain legal advice before signing an agreement, removing a child from the country, transferring property, or starting court proceedings.

Cross-Border and International Divorce Representation

A divorce involving a foreign national can be more complex than a divorce involving only Thai nationals.

In addition to Thai family law, the case may involve:

• The nationality of each spouse
• The place where the marriage was registered
• The parties’ residence or domicile
• Recognition of the divorce in another country
• Foreign-language documents
• Service of court documents outside Thailand
• Overseas assets
• International child relocation
• Conflict-of-laws requirements
  

Our legal team assists foreign nationals, expatriates, and international couples with administrative and court divorces in Thailand.

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Conflict-of-Laws Requirements

Section 27 of Thailand’s Conflict of Laws Act B.E. 2481 (1938) may apply to a court divorce involving spouses of different nationalities.

Under this framework:

• A Thai court cannot grant a divorce unless divorce is permitted under the national law applicable to each spouse.
• The legal grounds for divorce are governed by the law of the place where the divorce action is filed.
  

This means that establishing a ground for divorce under Thai law may not, by itself, be sufficient in every international case. The filing spouse may also need to present acceptable evidence concerning the relevant foreign law.

Depending on the country involved, this may require:

• A certified copy of the relevant foreign legislation
• An official legal opinion
• Certification or legalization of foreign documents
• A Thai translation
• Evidence explaining how the foreign law applies to the spouse
• Expert or witness testimony where required
  

Failure to properly establish the applicable foreign law may prevent the court from granting the requested divorce.

We assist with matters involving:

• Thai–foreign marriages
• Two foreign spouses residing in Thailand
• A spouse living outside Thailand
• Marriages registered overseas
• Recognition of foreign divorce judgments
• International service of proceedings
• Child custody across national borders
• Overseas child support enforcement
• Thai property owned by international couples
• Foreign business interests and investments
• Bilingual divorce settlement agreements
• Divorce documentation required for use overseas
  

International Marriage, Thai Divorce, or Cross-Border Custody Problem? Cross-border cases should be assessed before filing. The correct procedure may depend on both Thai law and the national law of one or both spouses.

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Our Family Law Services

Why Choose House & Condo Lawyers?

Experience with Property-Related Family Disputes

Divorce cases frequently involve houses, condominium units, land arrangements, mortgages, company structures, leases, and assets held in different names. Our background in property-related legal matters allows us to examine both the family law and property law aspects of the dispute.

Services for Thai and International Clients

We assist Thai nationals, foreign residents, overseas clients, and multicultural families with clear communication throughout the legal process.

Strategic and Practical Advice

We evaluate the legal position, available evidence, likely costs, procedural requirements, and practical settlement options before recommending a strategy.

Negotiation and Court Representation

Where possible, we help clients pursue a workable settlement. Where settlement is not appropriate or cannot be achieved, we provide court representation to protect the client’s legal rights.

Confidential and Compassionate Support

Family disputes involve sensitive personal and financial information. We handle each matter professionally, discreetly, and with respect for everyone involved.

Every family law case is different.

Tell us about your situation by completing our Initial Family Case Screening Form.
This helps us understand your case before we contact you.

→ Complete the Screening Form

 WE’RE READY TO SUPPORT YOUR FAMILY LIFE IN THAILAND
Contact us for a confidential consultation.

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Frequently Asked Questions

Can a Foreigner File for Divorce in Thailand?

Potentially, yes. The appropriate process depends on factors including where the marriage was registered, the nationality of each spouse, whether both parties agree, and whether the legal requirements for a Thai administrative or court divorce are satisfied.

Can We Divorce at a District Office?

An administrative divorce generally requires mutual consent and a marriage capable of being dissolved through the Thai registration process. Where one spouse refuses to cooperate or the parties cannot agree, a court divorce may be required.

Does the Mother Automatically Receive Custody?

Not in every case. Parental authority depends on the parents’ marital and legal status, any registered divorce agreement, and any applicable court order. Where the court must decide, the child’s welfare is a central consideration.

Can a Father Obtain Custody in Thailand?

Yes. A father may seek parental authority or custody where he has the necessary legal status and the requested arrangement serves the child’s welfare. An unmarried biological father may first need to complete a legal legitimation process.

How Is Child Support Calculated?

Thai law does not impose one fixed amount for every family. The court may consider the child’s reasonable needs, education, healthcare, previous standard of living, and each parent’s financial circumstances.

Can I Sell Property Registered in My Child’s Name?

Not freely in every case. Certain transactions involving a minor’s property require prior court permission. Legal advice should be obtained before signing a sale agreement, accepting a deposit, or submitting documents to the Land Office.

Can a Thai Court Divide Overseas Assets?

The answer depends on the type and location of the asset, jurisdiction, available evidence, and whether a Thai judgment can be recognized or enforced in the country where the asset is located.

Will My Thai Divorce Be Recognized Overseas?

Recognition depends on the law of the country where the divorce will be used. Additional registration, certification, legalization, or court recognition may be required.

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Whether you are planning a marriage, negotiating a separation, pursuing a divorce, resolving a custody dispute, claiming support, or managing an international family matter, House & Condo Lawyers can assess your situation and explain the legal options available.

Need Family Law Advice? Our experienced attorneys are ready to help with divorce,
child custody, support, and cross-border family matters.

 WE’RE READY TO SUPPORT YOUR FAMILY LIFE IN THAILAND
Contact us for a confidential consultation.

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Important Legal Notice

The information on this page is provided for general informational purposes only and does not constitute legal advice.

Thai family law and conflict-of-laws issues are fact-specific. The applicable procedure and likely outcome may vary depending on nationality, marital status, parental status, residence, documentary evidence, and the circumstances of each case.

No lawyer-client relationship is created until the engagement terms have been formally accepted.