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National Practice Guide · L3

Does My Foreign Will Cover My Chinese Assets? (2026)

A US or UK will can be formally valid and still be useless at the housing bureau. China land needs a China process.

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Updated14 Aug 2026
AudienceForeign businesses & individuals
ON THIS PAGEAt a glanceScope and legal frameworkPractical workflowCommon mistakesAction checklistFind a China succession lawyerFAQ
Author China Law List Editorial · Reviewer Charlotte Whitmore · Last reviewed · 4 min read · Editorial policy · AI content policy · Disclaimer · Not legal advice — confirm current rules with counsel and authorities

At a glance

Practice: typical process stages

Four high-level stages — details and local variations are in the guide below.

  1. FrameMap facts to PRC rules
  2. PlanOptions, risks & timeline
  3. ExecuteFilings, contracts, forums
  4. ReviewCompliance & next steps
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Local guides & lawyers

Drill into city × practice hubs where available, or open the city legal market guide.

Beijing →Shanghai →Shenzhen →Guangzhou →Hangzhou →All cities
Not legal advice. Conflict-of-laws and notary practice are fact-specific. This page is about using a foreign will in China — not how to draft a China will (that is the sister page).

Make a China will · Inherit after death · Hub.

Direct answer

A foreign will does not automatically cover a China apartment the way heirs expect. Immovables in China are governed by Chinese succession rules (conflict statute Art. 31). Arts. 32–33 may save the form of a will made abroad, but a notary or court still has to issue a China instrument before the register moves. A home-court grant of probate is evidence, not a 不动产权证. If the foreign will cannot be used, China intestacy (spouse + children + parents sharing) may apply to the flat. The healthy-owner fix is a China-facing notarial will.

At a glanceDeed vs formLegal framework31–33WorkflowIf you must use itMistakesGrant ≠ deedChecklistWhile aliveFAQProbate grantLawyersWills

At a glance

QuestionShort answer
Does my US will cover the Shenzhen flat?Not as a filing document. China process still required.
Can the form be valid?Often yes under Arts. 32–33 if residence/nationality/execution tests are met.
Will the notary apply foreign law?Many will not — the file goes to court.
What if the will fails locally?Intestacy on the China land. First-order heirs share.
Home probate grant enough?No. It does not retitle China real estate.
Decision diagram for China immovables versus movables under a foreign will
Form validity is not registerable title.

Scope and legal framework

Application of Laws to Foreign-Related Civil Relations Art. 31. Statutory succession: immovables follow the law of the place of the property; movables follow the deceased’s habitual residence at death.

Same statute Arts. 32 and 33. Will form may be valid under habitual-residence, nationality or execution-place law. Effect follows habitual-residence or national law at making or death. Neither article prints a new China deed.

Civil Code Book VI. If the foreign will is not given effect here, statutory heirs (Art. 1127) take. A later China will can avoid that fight — see the making-will page.

Statutory matrix of conflict articles 31 to 33 for foreign wills and China assets
A foreign probate grant is not a property certificate.

Practical workflow

Document pack if heirs must rely on a foreign will in China
Plan A while alive remains a China notarial will.
  1. While alive: execute a China-facing will for Mainland assets; align revocation language.
  2. After death: Apostille the foreign will and death papers; commission a Chinese translation.
  3. Ask the local notary whether they will run the file. If they refuse foreign law, budget a court case.
  4. Then follow inherit-property for title and SAFE for money out.

Common mistakes

Risk matrix for relying on a foreign will against China title
A home-court grant does not retitle a Shanghai flat.
  • Assuming one English will does both countries.
  • A later US restatement that revokes all prior wills.
  • Showing up at the registry with a foreign grant only.

Action checklist

  1. List China immovables separately from foreign assets.
  2. If you are healthy, book a China notarial will.
  3. If death has occurred, Apostille + translate before the notary appointment.
  4. Do not promise heirs a 30-day title transfer on a foreign will alone.

Find a China succession lawyer

The Wills & Succession listings below are live DJ Classifieds profiles. Directory →

Attribution

Reviewed by Charlotte Whitmore, solicitor at Willowfield Solicitors, London. Focuses on cross-border private wealth, wills, probate, trusts, and inheritance tax for international families. View directory profile →

Review tier: Reviewed by — accuracy review of drafts (succession procedure orientation, Apostille formalities, multi-country estate/tax framing, and SAFE repatriation description as general information). Content remains general orientation — not legal advice for a specific estate, and no attorney–client relationship is created by reading these pages.

Practice Note from Charlotte Whitmore: Families are often delayed by months because names on foreign passports do not perfectly match names on old Chinese household registers (hukou), title deeds, or bank records. Reconcile every spelling and character variant—including former married names—before the first notary appointment, and keep the same translation string through Apostille packages, renunciations, and bank remittance files.
Sources & trust

How to use this guide

This page is general information for orientation. It is not legal advice and does not create an attorney–client relationship. For methodology and AI-assisted drafting rules, see our Editorial Policy and AI Content Policy. Directory badge meaning is described in the Lawyer Verification Policy.

Prefer primary statutes, judicial interpretations, and official guidance when making decisions. Where this guide links to city hubs or lawyer listings, verify credentials and engagement terms directly with counsel. Full disclaimer · Request a consultation.

FAQ

Common questions

Quick answers for foreign nationals and employers. Rules vary by city and change over time.

My home probate court already issued a grant—can I use it in China?

As evidence, sometimes. As a deed, no.

What if only part of the estate is in China?

Split the plan: China instrument for China assets; the foreign will for the rest. Watch revocation clauses.

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