{"id":18730,"date":"2026-10-21T11:54:28","date_gmt":"2026-10-21T00:54:28","guid":{"rendered":"https:\/\/chuatan.com.au\/?p=18730"},"modified":"2026-10-21T17:33:30","modified_gmt":"2026-10-21T06:33:30","slug":"australian-will-trust-property-china","status":"publish","type":"post","link":"https:\/\/chuatan.com.au\/en\/australian-will-trust-property-china\/","title":{"rendered":"Your Australian Will Leaves a Flat in China on Trust. Will It Work?"},"content":{"rendered":"<div class=\"ct-article\" data-no-translation>\n<p>Many Chinese-Australian families own a home in Melbourne and an apartment in Shanghai, Guangzhou or a hometown city. A common Australian Will leaves &#8220;all my property wherever situated&#8221; to a testamentary trust, managed by a trustee for children or grandchildren. In Australia that structure is routine. In mainland China it can bring the inheritance to a halt.<\/p>\n\n<h2>Why trusts cause trouble in China<\/h2>\n<p>China has had a Trust Law since 2001, but trusts are rarely used for family inheritance. In practice, notary offices and real estate registries expect an inheritance to transfer full ownership directly to the heirs. A trustee asking to be registered as owner, to hold the flat for other people, falls outside what most local registries are used to processing.<\/p>\n<p>The result can be months of correspondence, requests for legal opinions, or a refusal. In the worst case the heirs must rely on Chinese intestacy rules for that property.<\/p>\n\n<h2>Which law applies?<\/h2>\n<p>China&#8217;s 2011 law on foreign-related civil relationships sends many questions about real estate to the law of the place where the property is. For intestate succession, the law of the property&#8217;s location governs the real estate. Even where a foreign Will is formally valid, the steps to register title in China are a matter for Chinese authorities.<\/p>\n\n<h2>What changed recently<\/h2>\n<ul>\n<li><strong>Civil Code (from 1 January 2021).<\/strong> A notarised Will no longer automatically overrides other forms of Will. Valid forms include handwritten, typed with two witnesses, audio-visual and notarised Wills.<\/li>\n<li><strong>Registration without inheritance notarisation.<\/strong> Since 2016, heirs can apply directly to the local registry with the Will, death and kinship documents. Local practice still varies, and many registries still prefer notarised evidence.<\/li>\n<li><strong>Apostille.<\/strong> Mainland China joined the Apostille Convention in November 2023. Australian documents for use in China, such as a grant of probate or death certificate, can now be apostilled rather than legalised through the consulate.<\/li>\n<\/ul>\n\n<h2>Practical planning for Chinese property<\/h2>\n<ul>\n<li><strong>Consider a separate Chinese Will<\/strong> for mainland real estate, prepared with a PRC lawyer, often notarised. Leave the property outright to named people rather than to a trustee.<\/li>\n<li><strong>Exclude that property from the Australian Will,<\/strong> and draft both Wills so neither revokes the other.<\/li>\n<li><strong>Keep the testamentary trust for Australian assets,<\/strong> where it works well and can offer tax and asset-protection benefits.<\/li>\n<li><strong>If a trust is essential,<\/strong> consider having the Chinese property sold and the proceeds paid to the Australian trustee, and test that approach with a PRC lawyer first.<\/li>\n<li><strong>Prepare documents early.<\/strong> Certified kinship documents, translations and apostilled copies take time to obtain once a parent has died.<\/li>\n<li><strong>Get tax advice on both sides.<\/strong> China does not currently have a general inheritance tax, but transfer taxes and Australian capital gains tax can both apply.<\/li>\n<\/ul>\n<h2>Related reading<\/h2>\n<ul class=\"ct-related\"><li><a href=\"\/en\/china-offshore-trust-tax-australian-family-trusts\/\">China&#8217;s New Tax on Offshore Trusts: What It Means for Australian Family Trusts and Wills<\/a><\/li><li><a href=\"\/en\/will-valid-overseas-australia\/\">Is My Will Valid Overseas? Australian Wills, Foreign Wills and Assets in More Than One Country<\/a><\/li><li><a href=\"\/en\/inheriting-australian-property-foreign-resident\/\">Inheriting Australian Property When You Live Overseas<\/a><\/li><\/ul>\n<p><em>Chua Tan Associates has advised families on Australia\u2013China estates since 1990, and works with PRC lawyers on the mainland side. To arrange a confidential consultation, please contact our Melbourne office on +61 3 9602 3988 or submit an <a href=\"#ct-enquiry\">enquiry<\/a>. Advice is available in English, Mandarin and Cantonese.<\/em><\/p>\n<p class=\"ct-byline\"><em><a href=\"\/en\/justin-chua\/\">Justin Chua<\/a> (\u8521\u667a\u52cb), lawyer and mediator, Chua Tan Associates, Melbourne. General information only, not legal or tax advice. Victorian law unless stated otherwise.<\/em><\/p>\n<\/div>\n\n\n<div id=\"ct-enquiry\" class=\"ct-eq\" data-no-translation>\r\n<style>.ct-eq{background:#f4f1ea;border:1px solid #e3ddd0;border-radius:10px;padding:22px 24px;margin:32px 0;font-size:16px;line-height:1.6}.ct-eq h2,.ct-eq h3{margin:0 0 6px}.ct-eq p{margin:0 0 12px}.ct-eq form{display:grid;grid-template-columns:1fr 1fr;gap:12px}.ct-eq label{display:block;font-size:14px;font-weight:600;margin-bottom:4px}.ct-eq input,.ct-eq select,.ct-eq textarea{width:100%;box-sizing:border-box;padding:10px 12px;border:1px solid #cfc6b4;border-radius:6px;font-size:16px;background:#fff}.ct-eq .full{grid-column:1\/-1}.ct-eq button{background:#8a6a3b;color:#fff;border:0;border-radius:6px;padding:12px 22px;font-size:16px;cursor:pointer}.ct-eq .hp{position:absolute;left:-9999px}.ct-eq small{color:#5f5a50}.ct-eq .ok{background:#e7f3e8;border-left:4px solid #3c8d40;padding:12px 16px}.ct-eq .bad{background:#fbeaea;border-left:4px solid #b03a2e;padding:12px 16px}.ct-eq .ct-direct{display:flex;flex-wrap:wrap;gap:10px;margin-top:14px}.ct-eq .ct-direct a,.ct-eq .ct-direct button{background:#fff;color:#2b2b2b;border:1px solid #cfc6b4;padding:9px 14px;border-radius:6px;text-decoration:none;font-size:15px}@media(max-width:640px){.ct-eq form{grid-template-columns:1fr}}<\/style>\r\n<h3>Tell us about the estate<\/h3>\r\n<p>A short message is enough. We reply in English, Mandarin or Cantonese, and quote fees in writing before any work starts.<\/p>\r\n<form method=\"post\" action=\"https:\/\/chuatan.com.au\/wp-admin\/admin-post.php\">\r\n<input type=\"hidden\" name=\"action\" value=\"ct_estate_enquiry\">\r\n<input type=\"hidden\" name=\"ct_ts\" value=\"1792760945\">\r\n<input type=\"hidden\" name=\"ct_lang\" value=\"en\">\r\n<input type=\"hidden\" name=\"ct_page\" value=\"https:\/\/chuatan.com.au\/en\/australian-will-trust-property-china\/\">\r\n<div class=\"hp\" aria-hidden=\"true\"><label>Website<input type=\"text\" name=\"ct_website\" tabindex=\"-1\" autocomplete=\"off\"><\/label><\/div>\r\n<div><label for=\"ct_name\">Your name *<\/label><input id=\"ct_name\" name=\"ct_name\" required maxlength=\"120\"><\/div>\r\n<div><label for=\"ct_email\">Email<\/label><input id=\"ct_email\" name=\"ct_email\" type=\"email\" maxlength=\"160\"><\/div>\r\n<div><label for=\"ct_phone\">Phone, WeChat or WhatsApp<\/label><input id=\"ct_phone\" name=\"ct_phone\" maxlength=\"80\"><\/div>\r\n<div><label for=\"ct_language\">Preferred language<\/label><select id=\"ct_language\" name=\"ct_language\"><option>English<\/option><option>Mandarin<\/option><option>Cantonese<\/option><\/select><\/div>\r\n<div><label for=\"ct_type\">What do you need help with?<\/label><select id=\"ct_type\" name=\"ct_type\"><option value=\"\">Please choose<\/option><option>Someone has died and there is a Will<\/option><option>Someone has died and there is no Will<\/option><option>Someone has died and I am not sure if there is a Will<\/option><option>Making or updating a Will or estate plan<\/option><option>Executor or trustee question<\/option><option>A dispute about an estate<\/option><option>Other<\/option><\/select><\/div>\r\n<div><label for=\"ct_state\">Where are the assets?<\/label><select id=\"ct_state\" name=\"ct_state\"><option value=\"\">Please choose<\/option><option>Victoria<\/option><option>New South Wales<\/option><option>Queensland<\/option><option>Western Australia<\/option><option>South Australia<\/option><option>Tasmania<\/option><option>ACT<\/option><option>Northern Territory<\/option><option>More than one state<\/option><option>Overseas as well<\/option><option>Not sure<\/option><\/select><\/div>\r\n<div class=\"full\"><label for=\"ct_time\">Best time to contact you (optional)<\/label><input id=\"ct_time\" name=\"ct_time\" maxlength=\"120\"><\/div>\r\n<div class=\"full\"><label for=\"ct_msg\">Brief details (optional)<\/label><textarea id=\"ct_msg\" name=\"ct_msg\" rows=\"4\" maxlength=\"3000\"><\/textarea><\/div>\r\n<div class=\"full\"><button type=\"submit\">Send enquiry<\/button><br><small>We use your details only to respond to your enquiry. Sending this form does not create a lawyer\u2013client relationship. <a href=\"\/privacy-policy\/\">Privacy<\/a><\/small><\/div>\r\n<\/form>\r\n<div class=\"ct-direct\"><strong style=\"width:100%\">Or contact us directly<\/strong>\r\n<a href=\"tel:+61396023988\">Call +61 3 9602 3988<\/a>\r\n<a href=\"mailto:chuatan@tpg.com.au\">chuatan@tpg.com.au<\/a>\r\n<a href=\"https:\/\/wa.me\/61490369102\" target=\"_blank\" rel=\"noopener\">WhatsApp +61 490 369 102<\/a>\r\n<button type=\"button\" class=\"ct-wechat\" data-msg=\"WeChat ID copied\">WeChat: chuatan262<\/button>\r\n<\/div>\r\n<\/div>\r\n\t\n\n<div class=\"ct-guides\" data-no-translation><style>.ct-guides{margin:28px 0}.ct-guides ul{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:10px;list-style:none;padding:0;margin:10px 0 0}.ct-guides li{margin:0}.ct-guides a{display:block;padding:12px 14px;border:1px solid #e3ddd0;border-radius:6px;text-decoration:none;background:#fff;height:100%}<\/style><h3>Estate guides<\/h3><ul><li><a href=\"\/en\/do-i-need-probate\/\">Do I need probate? 2-minute check<\/a><\/li><li><a href=\"\/en\/what-to-do-when-someone-dies\/\">What to do when someone dies: 30-day checklist<\/a><\/li><li><a href=\"\/en\/letters-of-administration-victoria\/\">No Will? Letters of administration and who inherits<\/a><\/li><li><a href=\"\/en\/estate-planning-victoria\/\">Estate planning: Will, power of attorney, medical decisions<\/a><\/li><li><a href=\"\/en\/testamentary-trusts\/\">Testamentary trusts<\/a><\/li><li><a href=\"\/en\/superannuation-and-your-will\/\">Superannuation and your Will<\/a><\/li><li><a href=\"\/en\/executor-disputes\/\">Executor problems and disputes<\/a><\/li><li><a href=\"\/en\/professional-executor-trustee\/\">Professional executor &amp; trustee services<\/a><\/li><li><a href=\"\/en\/%E5%AE%A2%E6%88%B7%E8%AF%84%E4%BB%B7\/\">Client reviews<\/a><\/li><\/ul><\/div>","protected":false},"excerpt":{"rendered":"<p>Many Chinese-Australian families own a home in Melbourn [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_yoast_wpseo_meta-robots-noindex":"","_wpcom_ai_launchpad_first_post":false,"_jetpack_hide_featured_image":false,"_jetpack_featured_image_duplicate_dismissed":0,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[25,787516595,106],"tags":[],"class_list":["post-18730","post","type-post","status-publish","format-standard","hentry","category-25","category-cross-border-families","category-trusts"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v21.2 (Yoast SEO v28.7) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Your Australian Will Leaves a Flat in China on Trust. 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He is a nationally accredited mediator, Family Dispute Resolution Practitioner, family law arbitrator and STEP Affiliate, advising on wills and estates, family law, and cross-border family and business matters in Mandarin and English.\",\"sameAs\":[\"https:\\\/\\\/chuatan.com.au\\\/\"]}]}<\/script>\n<!-- \/ Yoast SEO Premium plugin. -->","yoast_head_json":{"title":"Your Australian Will Leaves a Flat in China on Trust. Will It Work? | Chua Tan Associates","description":"Testamentary trusts are standard in Australian estate planning, but mainland Chinese property registries rarely deal with trusts. 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