Power of Attorney to Receive Inherited Land (Thai Department of Lands, T.D. 21)

หนังสือมอบอำนาจ (ท.ด. 21) is the standard power of attorney form of Thailand’s Department of Lands (กรมที่ดิน). This version has the subject “รับโอนมรดกที่ดิน” — receiving inherited land — printed on it. With it an heir (principal) authorises another person (agent) to register at the Land Office, on his or her behalf, the transfer of an inherited plot from the estate administrator (ผู้จัดการมรดก), give statements to the officer and act until the registration is completed.

The form records the land as shown on the title deed (โฉนด): map sheet, land number, survey page, deed number, sub-district, district and province. The powers text names the estate administrator, the deceased whose estate it is, and whether the administrator was appointed by a will (พินัยกรรม) or a court order (คำสั่งศาล) — with the court, the red case number and the date. The form is filled in in Thai.

• the principal — the heir who receives the land (ผู้มอบอำนาจ);
• the agent — the person who goes to the Land Office (ผู้รับมอบอำนาจ);
• the estate administrator — the person the land is received from; named in the powers text;
• two witnesses who certify the principal’s signature or fingerprint.

If the agent is the estate administrator or represents the administrator, the note on the form requires adding consent that the agent acts both in his or her own name and on behalf of the other party.

• place and date (year in the Buddhist Era, พ.ศ.);
• land details from the โฉนด title deed;
• name, age, race, nationality, parents’ names, address and phone of the principal and of the agent;
• the building on the land (house, building or shophouse, storeys, house number) — if it passes together with the land;
• the estate administrator’s and the deceased’s title and name;
• will or court order, the court, the red case number and the date;
• Thai ID numbers and signatures of the principal and two witnesses — by hand.

• the original title deed (โฉนดที่ดิน);
• copies of the principal’s ID card and house registration, signed by the principal;
• the agent’s ID card or passport;
• where relevant — the court order or will appointing the administrator, the death certificate and documents showing the heir’s relationship to the deceased.

The exact list, fees, taxes and processing time are not stated on the form — check with the Land Office (สำนักงานที่ดิน) where the land is registered. A foreigner’s right to receive land by inheritance is restricted under Thai law, so check this in advance.

1. Open the chat on this page and describe the case in any language: who inherits, who will act as agent, which plot, who the estate administrator is and how he or she was appointed.
2. Send photos of the title deed, the court order and ID cards or answer the questions — the assistant writes the data in Thai script and converts years to พ.ศ.
3. Check the fields and download the PDF.
4. Print it, write in the ID numbers, sign it before two witnesses and hand it to the agent with the title deed and copies of documents.

Thai Department of Lands form “หนังสือมอบอำนาจ (ท.ด. 21) — รับโอนมรดกที่ดิน”: dol.go.th — รับโอนมรดกที่ดิน.pdf (Wayback archive copy); Department of Lands: dol.go.th. Checked on 2026-10-08. This is not legal advice.