Hong Kong Property in Wills: Joint Ownership, Mortgages & Distribution

Last updated on December 2025.

For many Hong Kong residents, property is the largest and most valuable asset in their estate. Because Hong Kong property ownership and mortgage rules can be complex, it’s essential to understand how your share is handled under your Will and how the legal structure of ownership affects distribution when you pass away.

Below is a comprehensive guide tailored for Hong Kong property owners, including how property is gifted in our online Will service, how ownership structure affects your estate, and what happens to mortgages after death.

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How Do I Give Away My Property in the Online Will?

In our online Will service, your property forms part of your residuary estate, unless it is owned in a way that prevents this (e.g., joint tenancy — see below). This means:

• Your property will be distributed to your selected beneficiaries.
• Your trustees have flexibility to make practical decisions, including:
  • Selling the property and dividing the proceeds,
  • Transferring the property to one beneficiary with financial equalisation to others, or
  • Retaining the property as an investment for the beneficiaries.

In Hong Kong, trustees must follow the Trustee Ordinance (Cap. 29) and act in the best interests of the beneficiaries, balancing fairness and practicality, especially in cases involving mortgaged property.

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How Property Ownership Affects Your Will in Hong Kong

The way you own your property determines whether your share can be given away under your Will.

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1. Sole Owner

If the property is registered only under your name:

• It forms part of your residuary estate.
• Your beneficiaries will inherit according to your Will.
• If the property is mortgaged, the mortgage continues with the estate; your executors may:
  • Continue mortgage payments,
  • Sell the property, or
  • Transfer the property subject to the mortgage (with bank consent).

This is the most straightforward structure for estate planning.

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2. Joint Tenants (極權共有)

As joint tenants, each owner holds an undivided, equal share.

Upon your passing:

• Your share automatically passes to the surviving co-owners (rule of survivorship).
• Your share does NOT form part of your estate and cannot be given away under your Will.
• The surviving joint owners become the sole owners.

This is extremely common in Hong Kong for married couples and parents and adult children.

To change this, you may sever the joint tenancy (轉為分權共有). We recommend that you contact specifically a conveyance lawyer to make this arrangement.

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3. Tenants in Common (分權共有)

Each owner holds a specific percentage share (e.g., 50/50, 70/30).

When you pass away:

• Your defined share forms part of your estate.
• It will be distributed according to your Will.
• Your co-owner does not automatically inherit your share.

This structure gives you full control over gifting your property and is often used for:

• Second marriages
• Siblings co-owning
• Friends investing together
• Business co-ownership
• Situations where owners want their share to pass to their own children

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How to Check Your Property Ownership Structure

In Hong Kong, you can check your ownership status by ordering an Updated Land Register (土地登記冊) through the Land Registry.

It will state clearly whether ownership is:

• “Joint Tenants” or
• “Tenants in Common” and the share ratio

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What Happens to the Mortgage When You Pass Away?

1. Mortgage does not freeze

Even after death, the outstanding loan:

• Continues to accrue interest, and
• Must be managed by the executor or surviving co-owner(s)

2. Bank accounts used for repayment will be frozen

Once the bank is notified of the death, the repayment account may be frozen until probate is granted.

This means:

• Your executor should contact the bank quickly to discuss repayment arrangements.
• They may request temporary measures to avoid arrears.

3. If the property is jointly owned

The surviving co-owner(s) must:

• Continue paying the mortgage,
• Not wait for probate completion,
• And may apply to take over the mortgage (subject to bank approval).

Mortgage liability does not automatically transfer; the bank has the right to reassess affordability.

4. If the estate keeps the property

Your executor may:

• Rent out the property to cover mortgage payments,
• Sell the property and repay the mortgage, or
• Transfer the property to beneficiaries (with bank consent to take on the loan).

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What if Someone Lives in the Property?

Common scenarios in Hong Kong include:

Spouse living in the family home

They usually have a right to remain until:

• The property is sold, or
• Executors determine the next step in accordance with the Will

Tenants with a lease

Existing tenancy agreements remain valid after death.

Unmarried partner

If the deceased was the sole owner and did not include their partner in the Will, they have no automatic right to stay — the Will or the estate must specify.

If you want someone to have the right to stay, this should be expressly written in the Will.

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Overseas Property

If you own property outside Hong Kong (UK/Australia/Canada etc.), note:

• Foreign jurisdictions have their own probate processes.
• You may need a foreign Will or trust for faster transfer.
• Hong Kong probate does not automatically grant authority overseas.

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By taking the time to review your property ownership and plan ahead, you protect your loved ones from unnecessary stress, delays, and potential disputes.

Putting the right documents in place can help ensure that your wishes are honored. If you’re ready to take the next step and writing your Will with us, click here to start the process with us today.

Frequently Asked Questions (FAQs)

Here are answers to common questions about how to write and manage your online Will in Hong Kong:

Can I leave my Hong Kong property to someone in my Will? Yes, if you are the sole owner or a tenant in common, your share of the property can be distributed according to your Will. However, if the property is held under joint tenancy, it will automatically pass to the surviving owner and cannot be gifted under your Will.

What is the difference between joint tenancy and tenancy in common in Hong Kong?

Under joint tenancy, owners do not have defined shares and the property passes automatically to surviving owners upon death. Under tenancy in common, each owner holds a specific share, which forms part of their estate and can be distributed under a Will.

Does a mortgage end when the property owner passes away? No. The mortgage continues after death and interest continues to accrue. Executors or surviving co-owners must continue payments, sell the property, or make arrangements with the bank.

Will the bank freeze the mortgage repayment account after death? Yes, bank accounts used for mortgage repayment may be frozen once the bank is notified of the death. Executors should contact the bank promptly to discuss interim repayment arrangements.

Can a surviving joint owner keep the property if there is a mortgage? Yes, but the surviving owner must continue servicing the mortgage and may need to apply to the bank to take over the loan, subject to the bank’s approval.

Does my spouse automatically get the family home in Hong Kong? Not always. Automatic transfer only occurs if the property is held under joint tenancy. Otherwise, the property will be distributed according to the Will or intestacy rules.

Do I need a separate Will for overseas property? Often yes. Overseas property is subject to local probate rules, and a separate Will or estate plan may be required for smoother administration.