As of 20 July 2026, individuals and businesses in Ho Chi Minh City continue to focus on how the 2015 Civil Code and related guidance apply to estate settlement — especially where land-use rights are involved and the succession opened many years ago.
In practice, inheritance disputes over land often arise when co-heirs have not completed recognition procedures, or when the limitation period for dividing the estate has expired but the person managing or possessing the assets still needs a clear legal position.
Based on advisory work at Van Cat An Law Firm Limited, three steps should come first before filing suit or notarizing a transaction: (1) confirm the opening of succession and the list of heirs; (2) gather the land-use certificate, parcel sketch, and earlier family agreements; (3) assess mediation or a written division agreement to reduce cost and litigation time.
For land transfers or gifts, parties should clarify the rights of the registered holder and related heirs before proceeding. Skipping that review often leads to notarization refusal or later disputes.
This article is general information only and is not a substitute for advice on a specific file. Contact VANCATAN for a lawyer review of your documents.