Resolving Inheritance Disputes in Ho Chi Minh City

12 February, 2026 8 Views

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Inheritance Disputes in Ho Chi Minh City represent one of the most complex legal issues, as this metropolitan area often intertwines family relationships with significant economic interests. With rapid economic growth and increasing asset values, inheritance-related cases have become more frequent and intricate. Understanding the legal provisions on inheritance not only enables the involved parties to protect their legitimate rights but also helps minimize conflicts and promotes fair and sustainable resolutions.

What Are Inheritance Disputes?

Resolving Inheritance Disputes in Ho Chi Minh City

Inheritance disputes refer to conflicts or disagreements among the involved parties concerning the determination of inheritance rights, division of the estate, or the legality of assets left behind after a person’s death. This is a common form of civil dispute, particularly when the estate holds substantial value or when there is a lack of clarity regarding the rights of the heirs.

Common Types of Inheritance Disputes Today

Disputes Concerning Wills

– Invalid wills: Disputes arise over the validity of the will, such as non-compliance with legal requirements regarding form or content.
– Forged or coerced wills: In some cases, a will is alleged to be forged or executed under duress from one of the parties.

Disputes over Division of the Inheritance Estate

– Absence of a will: When the deceased did not make a will, family members frequently disagree on the allocation of shares under the law.
– Unequal division: Even when a will exists, disputes may emerge if certain heirs consider their allocated portion unfair.

Disputes Involving Unlawful Heirs

– Exclusion of heirs: Certain individuals excluded from inheritance may file claims to assert their rights.
– Emergence of new heirs: Newly discovered individuals, such as illegitimate children or adopted children, may appear and demand inheritance rights, leading to disputes.

Disputes over Determination of Land Ownership Rights

– Land without a certificate: Where land lacks a land use right certificate (red book) or involves disputed documentation, identifying inherited assets becomes highly challenging.
– Unauthorized occupation or use: Some heirs may face occupation of their share by other family members or third parties, necessitating lawsuits to reclaim the property.

Disputes Concerning the Statute of Limitations for Inheritance Claims

Pursuant to Article 623 of the Civil Code 2015, the statute of limitations for inheritance is regulated as follows:

Statute of limitations for inheritance
1. The time limit for an heir to request division of the estate is 30 years for immovable property and 10 years for movable property, commencing from the time of opening of inheritance. Upon expiry of this period, the estate belongs to the heir currently managing it. Where there is no heir managing the estate, the estate shall be handled as follows:
a) The estate belongs to the person in possession in accordance with Article 236 of this Code;
b) The estate belongs to the State if there is no person in possession as prescribed in point (a) above.
2. The time limit for an heir to request confirmation of their inheritance rights or to deny the inheritance rights of another person is 10 years from the time of opening of inheritance.
3. The time limit for requesting an heir to perform property obligations of the deceased is 3 years from the time of opening of inheritance.

Accordingly, the statute of limitations for filing a lawsuit to request division of the inheritance estate is 30 years for immovable property and 10 years for movable property, commencing from the time of opening of inheritance. Upon expiry of this period, the estate belongs to the heir currently managing it.

Where there is no heir managing the estate, the estate shall be handled in accordance with Clause 1, Article 623 above.

The time limit for an heir to request confirmation of their inheritance rights or to deny the inheritance rights of another person is 10 years from the time of opening of inheritance.

Steps to Resolve Inheritance Disputes in Ho Chi Minh City

Resolving Inheritance Disputes in Ho Chi Minh City

The procedure for resolving inheritance property disputes in Vietnam—including assets such as land, residential housing, or other types—is carried out through the following steps:

Grassroots Mediation

– Encouragement of mediation: Prior to litigation, the law encourages the parties to self-mediate or request mediation by the People’s Committee at the commune/ward level.
– Successful mediation: If an agreement is reached, the dispute is concluded without proceeding to court.
– Unsuccessful mediation: If no agreement is reached, the matter may be brought before the court.

Filing a Lawsuit at Court

– Preparation of dossier: The plaintiff must prepare the following documents:
– Lawsuit petition (using the prescribed form).
– Documents proving ownership of inherited assets (land use right certificate, transfer contracts, will, birth certificates, marriage certificate, etc.).
– Documents related to the dispute (mediation minutes, identification documents of the parties, etc.).
– Submission: The petition is filed with the competent People’s Court, typically at the location of the disputed assets.

Acceptance of the Case

– Review of the petition: The court examines the validity of the dossier. If complete and compliant, the court accepts the case.
– Notice of acceptance: The court notifies the parties and requires payment of the court fee advance.

Case Preparation for Trial

– Evidence collection: The court verifies and gathers evidence and may request additional documents from the parties.
– Mediation session at court: The court organizes a mediation session. If successful, a mediation agreement is recorded and a decision recognizing the agreement is issued.
– Unsuccessful mediation: If no agreement is reached, the case proceeds to trial.

Trial at Court

– First-instance trial: The court adjudicates and issues a first-instance judgment on the division of the inheritance estate or recognition of ownership rights.
– Appeal (if any): If a party disagrees with the first-instance judgment, they may appeal to the appellate court within the prescribed time limit (15 days from receipt of the judgment).

Enforcement of Judgment

– Voluntary enforcement: After the judgment takes effect, the parties may voluntarily comply.
– Compulsory enforcement: If a party fails to comply voluntarily, the civil judgment enforcement agency shall proceed with compulsory enforcement in accordance with regulations.

Key Notes When Resolving Inheritance Disputes

Jurisdiction over Inheritance Disputes

Under Vietnamese law, inheritance disputes may be resolved by the district-level People’s Court at the location of the inherited assets or the last place of residence of the deceased. The court has jurisdiction to accept and adjudicate the case based on the evidence provided by the parties and in accordance with inheritance regulations.

Statute of Limitations for Filing Inheritance Division Claims

Pursuant to the Civil Code 2015, the statute of limitations for requesting division of the inheritance estate is 30 years for immovable property and 10 years for movable property, commencing from the time of opening of inheritance. However, in specific cases involving inheritance rights, the applicable limitation period may vary.

Procedure for Resolving Disputes over Inheritance Division

The procedure for resolving inheritance property disputes typically includes the following steps:

Evidence collection: Verification of inherited assets, ownership documents, and related materials.
Mediation: The parties may negotiate independently or seek assistance from local authorities to reach an agreement.
Filing a lawsuit: If mediation fails, the parties may submit a petition to the competent court.
Court resolution: The court accepts the case, conducts trial, and issues a final judgment on the division of the inheritance estate.

Frequently Asked Questions on Resolving Inheritance Property Disputes

Can a lawsuit be filed after the statute of limitations has expired?
In exceptional circumstances, the court may consider the case if there are reasonable grounds, such as objective obstacles or concealment of inheritance rights.
How are assets not mentioned in the will handled?
Assets not specified in the will are divided according to law, meaning they are allocated equally among the heirs in the applicable succession lines.
Can division be requested in the absence of a will?
Yes, where the deceased did not make a will, the assets are divided in accordance with the statutory rules on intestate succession.

Support Services for Resolution of Inheritance Disputes at BKC Law

Note: Inheritance disputes are often complex due to their involvement of family relationships and substantial asset values. Therefore, the parties are strongly advised to seek legal advice to protect their rights during the resolution process.

BKC Law provides comprehensive and professional support services for resolving inheritance disputes. We recognize that such disputes are not merely legal matters but also involve emotional and familial factors. Accordingly, BKC Law prioritizes safeguarding clients’ legitimate rights while striving to preserve family harmony where possible.

Our services encompass a wide range, including consultation on the validity and content of wills, determination of the rights and obligations of the parties, representation during negotiation or mediation, and participation in litigation before the courts when necessary. With an experienced team of lawyers possessing in-depth knowledge of inheritance law, BKC Law is committed to delivering optimal, prompt, and transparent solutions to help clients resolve disputes effectively and minimize legal risks.

To receive free legal consultation at BKC Law, please contact our lawyers using the following information:

Telephone: 0901 3333 41
Email: info@bkclaw.vn
Branch in District 1: 9th Floor, Diamond Plaza Building, 34 Le Duan Street, District 1, Ho Chi Minh City
Branch in Binh Tan: 41 Ten Lua Street, Binh Tan District, Ho Chi Minh City