So, you’re on the brink of a major investment decision: you’re seriously thinking about purchasing a second property. In order to avoid paying ABSD (Additional Buyer’s Stamp Duty) on the second property, you and your spouse may have considered decoupling your current property.
While it’s exciting to climb up another rung on the property ladder, taking this next step is a big financial decision, so you’ll both want to be as legally informed as possible.
We’ve got you covered! In this article, we’ll show you how to get hold of the best property lawyers in town to help you decouple your property. It’s important to take your time when deciding, because you certainly don’t want to run afoul of the law or get in trouble with the IRAS further down the road.
What is a conveyancing lawyer?
So, first things first, what is a property or conveyancing lawyer? As the name suggests, they are lawyers who deal with all transactions related to commercial or residential property. Conveyancing is the legal process by which property is transferred from one person to another. As such, decoupling property falls under the larger umbrella of conveyancing law.
Conveyancing lawyers can help you to do the following:
Draft conveyancing contracts (e.g., Option to Purchase, which is a contract for the sale and purchase of property).
Witness contract signings and liaise with the other party’s lawyer.
Reach out to the other stakeholders in the transactions (like the bank and governmental authorities).
What is decoupling property?
Now that we know the general scope of conveyancing law, let’s pause for a refresher on decoupling property, and why you might want to decouple your first property before buying your second.
As a savvy property investor, you may already know that decoupling property is a way to legally avoid paying ABSD (Additional Buyer’s Stamp Duty) on your second property.
Here’s how it works. Basically, all Singaporean citizens must pay ABSD on other properties they purchase if they already have property in their name.
So to avoid this, co-owners, often married couples, will look to decouple their first property by transferring their share to the other co-owner.
Once they’ve decoupled the existing property, one spouse solely owns it, leaving the other spouse free to buy the second property without paying ABSD.
Conveyancing lawyers who specialise in decoupling property
Given that decoupling is your go-to solution for avoiding ABSD, finding a competent conveyancing lawyer with experience in handling decoupling cases would be your first line of work.
When looking for this subset of conveyancing lawyers with experience and specialisation in decoupling. We will go one level deeper to review lawyers not only with years of experience in property conveyancing but also an indication of specialisation in decoupling.
Average cost of legal services for decoupling
So, first big question out of the way: how much do decoupling lawyers cost ?
Decoupling will cost more than a simple sale-to-purchase transaction.
As decoupling involves two sets of lawyers, one representing each co-owner, typical decoupling fees range from S$5,000 to S$7,000. This fee is more than double what you would usually be charged for a sale-to-purchase transaction, which usually costs around S$2,000 to S$2,500.
Criteria when looking for decoupling lawyers
In this section, we’ll share some criteria to keep in mind when selecting the best conveyancing lawyers, as well as provide a list of 6 firms that we found.
Specialisation
First off, let’s look for law firms with lawyers who specialise in conveyancing, paying special attention to solicitors who offer decoupling as one of their core services.
Years of experience
Given that decoupling is quite a complicated legal process, you’ll want to select lawyers who have got years of experience under their belt to handle your case.
It is important to note that lawyers with proven track records in decoupling can not only help you avoid any pitfalls. They can also ensure that the entire process is thorough and remains above board.
Fees
It noted that legal fees form an important criteria in helping us choose the most “value for money” legal services. As decoupling is a complex process. It will be important to not only have the most affordable lawyer on your team, but also important to have a equally responsible and competent one advising you.
As a side note check out on our article that provide a deep dive into decoupling lawyer fees
Ease of contact
Decoupling property can take several months, so you’ll probably be on first-name terms with your lawyers during the process. It’s important therefore to find out beforehand how responsive your lawyers are.
For example, how easy is it to get in touch with them to make an initial inquiry? Are they available on WhatsApp? Are their replies prompt and do they communicate effectively?
These will be important questions to consider to ensure the entire decoupling process remains smooth and frictionless.
Reviews
As part of our research, we comb through reviews sites to ensure that our curated list of lawyers are well reviewed with relevant reviews regarding property conveyance transactions and also pay special attention to reviews detailing work in decoupling property.
Our List
Here is a list of law firms and lawyers we compiled. We used the criteria above to filter our search for the best decoupling lawyers in Singapore.
Disclaimer: Our list is not exhaustive. We hope you find it helpful as a starting point to jumpstart your search for legal service that would assist you in your journey towards decoupling your property.
Decoupling Lawyer Recommendation and Cost Comparison ?
Looking for a faster way to find a decoupling lawyer ? Drop us a text and we will help you speed up the process by getting multiple quote for your comparison.
Pertinent Law LLP
A established law firm with over a decade of experience in legally facilitating decoupling property and property conveyancing transactions. The firm prides itself for its timely, structured, professional legal services.
Website
https://plaw.sg/
Phone number(s)
+65 6714 3488
Email
mail@plaw.sg
Specialisation:
The firm specifically indicated specialisation in real estate conveyancing. Specifically focusing on helping client’s in decoupling property, purchase and sale of private property, commericial property and HDB.
Years of Experience:
Combined experience of over 26 years in legal practise. With a established team of legal associates with a average experience of at least more than 5 years.
Fees:
S$5,388 nett for transactions with bank loan, S$5,000 nett without bank loan
Ease of Contact:
Responsive, typically respond within the working day enquiries was made.
Reviews:
4.9 out of 5 stars, with 477 reviews on google
Client Review by Dawn Teo
“Want to thank Brian (conveying executive) for his help. Our case is complicated cos we were buying and selling properties with very tight and stressful timeline. Brian helped and iron out issues with various parties. Glad that we managed to pull through. Much appreciate!”
Chiu Cheong LLC
A boutique law firm with 25 years of combined experience among its team. They offer legal services for matters related to real estate, divorce, criminal defence, civil litigation, and personal injury.
Website
https://www.chiucheong.com
Phone number(s)
+65 6397 6690
WhatsApp
+65 9746 7381
E-mail
enquiry@chiucheong.com.sg
Specialisation:
They cover property decoupling services for private individuals. They also provide legal services for refinancing, purchasing, and sales. They handle all the legal aspects of property transactions. They pride themselves on transparent pricing
Years of Experience:
25 years combined experience, led by a department head that was an MNC manager for 25 years prior to joining the firm.
Fees:
S$4,000 for decoupling
1-hour consultation over Zoom costs S$321.
Ease of Contact:
They respond to emails within 3 working days. They have a chatbot on their website, as well as WhatsApp.
Reviews:
3.8 out of 5 stars, with 53 reviews on google
Client Review by Kenny Teo
“I had a property case with Liza Yeo, Business Manager, of Chiu Cheong LLC. She’s very knowledgeable with the processes and was very helpful during my whole process of working with her. Their pricing structure is also very transparent and competitive.
Liza is very understanding about the client’s circumstances and make her business decisions based on what is fair and just to all the parties involved.I would definitely engage her again in the future if I have any other property related issues.”
PKWA Law Practice LLC
A firm of family and estate lawyers who are consistently named leading Singapore lawyers by the Straits Times, Benchmark Litigation, Asian Legal Business, Singapore Business Review, and Doyle’s Guide. The firm has a 30-year history and more than 130 employees.
Website
PKWA Law
https://pkwalaw.com
Phone number(s)
+65 6397 6100 (main line)
WhatsApp
+65 9090 3158
E-mail
mail@pkwalaw.com
Specialisation:
Decoupling is one of the core services they provide for clients. They also handle the sale and purchase of HDB and private properties, including executive condominiums. Daniel Tan is the executive director of Conveyancing and Property Law. PKWA Law was recognised by the Straits Times as one of “Singapore’s Best Law Firms” in conveyancing in 2021 and 2022. They have worked with major banks, property developers, the CPF board, and private clients.
Years of Experience:
30 years with numerous industry awards.
Fees:
$7,500 for decoupling
Ease of Contact:
Very prompt on the phone
They can be contacted via WhatsApp during office hours.
Reviews:
4.9 out of 5 stars, with 1,411 reviews on google
Overwhelmingly positive reviews.
Client Review by Ted Chen:
“Switched to PKWA for Grant of Probate and property conveyance services. Clear Upfront fees. Quick, efficient, always kept me updated on the progress. Lawyer and solicitors are helpful and engaging. I am very satisfied with their services and would highly recommend them to my friends as well.”
CNPLaw LLC
A law firm that has a regional presence across Asia. It was established in 1988. It is annually recommended and endorsed by professional publications, such as Asialaw Profiles, Chambers and Partners, IFLR1000, and the Legal 500 Asia Pacific.
Website
https://www.cnplaw.com/
Phone number(s)
+65 6323 8383
E-mail
contact@cnplaw.com
Specialisation:
They act on the behalf of property co-owners in their decoupling and fractional transfers. They also represent landlords and tenants in residential tenancies. They pride themselves for being customer focused, claiming to act as non-legal personnel who assist clients on extra litigious matters.
Years of Experience:
The firm was established in 1988, with over 35 years of experience
Fees:
$6500 for decoupling
Ease of Contact:
Picked up the phone within 5 mins of call with most of our queries addressed.
They reply to emails in 1 to 2 working days.
Reviews:
3.8 out of 5 stars, with 31 reviews on google.
Client Review by Dylan Oh:
“This is my second consecutive time engaging them for my refinancing. They were prompt with my email queries and the explanation was thorough. Do not need to wait long with the signing as long as u keep to your slot. Affordable and office is conveniently located at Bugis, which is accessible via the MRT link.”
Golden Law LLC
A boutique law firm that deals mainly in property law and family law.
Website
https://goldenlaw.com.sg/
Phone number(s)
+65 6737 2968
E-mail
mona@goldenlaw.com.sg
Specialisation:
Decoupling is one of their main pillars of business. So you can count on this firm to have multiple years of experience in decoupling. Aside from that they handle an extensive range of conveyancing matters, from private property transactions to HDB transactions. Mona Oei is the firm’s director and its head of conveyancing.
Years of Experience:
Mona Oei has over 33 years of experience in real estate law.
Fees:
$4,500 for decoupling
Ease of Contact:
Revert to calls for enquiry within 5 mins and welcome call back to clarify any doubts via consultation with experienced staff.
Reviews:
4.4 stars out of 5 stars, based on 7 reviews on google.
Client Review by Ms Lee:
“As first time property buyers, my partner and I required a law firm that we could place our trust on in our recent HDB purchase. We were introduced to Golden Law LLC by one of our friends and were entirely grateful to him for his great recommendation. They were competent and experienced throughout the legal process and we were also well-informed throughout the complicated transactional work.”
YY Lee and Associates LLC
A small boutique firm that handles cases in property and finance law, family law, and estate planning.
Website
https://yylee.sg/
Phone number(s)
+65 6224 1848 (office)
Whatsapp
8780 2499
E-mail
hello@yylee.sg
Specialisation:
They offer legal services in decoupling and/or part-share purchase. They offer a wide range of conveyancing and property law advice, including sales and purchase, loan redemption, and financing and refinancing. The firm also sits on the panels of all major banks in Singapore.
Years of Experience:
The lawyers have over 40 years of combined experience in property and finance law.
Fees:
$3,500 for decoupling
Ease of Contact:
They reply swiftly via WhatsApp.
Reviews:
This firm was newly established 2 years ago and currently has no reviews on google.
We added them to the list due to their strong focus on decoupling as part of their core legal services.
Client Review by Mr A:
“Buying a house for the first time can be daunting. I am glad to have been advised by Yuan Yu who provides comprehensive and professional legal services, with a personal touch. A highly recommended lawyer.”
Lee & Lee
Lee & Lee pride itself for its specialisation in property conveyance of a different scale ranging from large commercial properties like hotels, factories and cinemas, right to down to individual properties.
Website
https://www.leenlee.com.sg/
Phone number(s)
+65 62200666
Email
leenlee@leenlee.com.sg
Specialisation:
The real estate and property department is headed by Mr Ow Yong Thian Soo and Ms Sharon Tay both with decades of experience under their belt. Specialisation ranges from large scale en bloc projects to individual property decoupling services
Years of Experience:
The lawyers have over 40 years of combined experience in property and finance law.
Fees:
$8,000 for decoupling
Ease of Contact:
Very helpful and responsive legal team, able to speak to the lawyer in charge in the first phone call. Legal team took 15 mins to explain the entire decoupling process to us
Reviews:
3.8 Stars out 5 stars, with 28 reviews on google
Client Review by Jasmine Yap
“I have engaged LeenLee to represent me in my purchase of property and the process is seamless. The team went extra mile in waiting for hours when Seller’s lawyer couldn’t complete their documents on time.
Special thanks to Toh Kok Seng and Sharon Lee.”
Yeo & Associates LLC
The firm led founder Beatrice Yeo have got over 26 years of experience in property conveyancing and decoupling property.
Website
https://yeolaw.com.sg/
Phone number(s)
+65 6220 3400
Email
yeo@yeolaw.com.sg
Specialisation:
The firm have received numerous positive comments from clients with regards to the authentic and transparent legal services in property conveyancing. They were commented for helping client get through difficult situation with it comes to real estate disputes.
Years of Experience:
The lawyers have over 40 years of combined experience in property and finance law.
Fees:
$6,000 for decoupling
Ease of Contact:
Relatively responsive, will receive call back within 1 to 2 working days.
Reviews:
4.4 Stars out 5 stars, with 141 reviews on google
Client Review by Jia En Tang
“I came to Beatrice with a case that seemed like a lost cause—insufficient evidence and a difficult situation. But the whole team professionalism turned the tide. Beatrice navigated the complexities with finesse, and her dedication achieved results beyond my expectations. If you need a dedicated advocate who gets real results, Beatrice Yeo is the ONE to call!!”
Decoupling Expertise Review
Refer to our dedicated write up for Yeo & Associates LLC Review specifically in the area of decoupling property.
Final words
This wraps up our list of the best decoupling lawyers in Singapore. Decoupling property is a complex process that you’ll really want to have trained professionals handle for you. As such, we hope you’ve found this article helpful, and that it will be a valuable resource to you in your search for conveyancing lawyers.
More Reads Pertaining to the Legality of Decoupling Property in Singapore
- Decoupling Property FAQ Session – Circular Law
