Probate can feel overwhelming after losing a loved one. As one of Singapore’s most established probate law firms, PKWA Law has guided countless families through the process for over 30 years – with clear advice, fixed transparent fees, and a dedicated team that handles everything, so you can focus on your family.
✓ Most Recommended – One of Singapore’s most recommended law firms, and named by The Straits Times as one of Singapore’s Best Family Law Firms (2021–2026).
✓ Fixed Fees from $1,490 – Clear and transparent pricing, within the market range.
✓ Over 30 Years of Experience – The most trusted provider of probate service in Singapore.
✓ Efficient Service – Grants normally obtained within 1-2 months.
✓ Lawyer-Led Service – Handled by a lawyer. Reviewed by a lawyer. Backed by an established law firm
✓ One Meeting – We take care of the rest. One meeting so we can understand your situation fully and address any potential issues.
✓ Free Initial Consultation – We do not charge for the first consultation.
With over 4,000 Google reviews and a 4.9-star rating across our legal services, PKWA Law is one of Singapore’s most highly recommended law firms.
A standard probate matter in Singapore generally costs between $2,000 and $6,500 (Source: Singapore Legal Advice). At PKWA Law, our fixed fees for most standard probate cases range from $1,490 to $2,690, comfortably within the market range.
|
PROBATE |
FEE |
|---|---|
|
PKWA Law (fixed fee) |
$1,490 – $2,690 |
|
Singapore market range |
$2,000 – $6,500 |
Our fixed fee includes the preparation of the necessary court documents and handling of the probate application, so you know your legal fees upfront.
Good to know: Probate legal fees are paid from the estate, not out of the executor’s own pocket.
Simplified Probate
$1,490
Assets up to $500,000, no property, no minor beneficiaries
Most Probate Matters
$2,690
Assets up to $3 million
Larger or Complex Probate
From $3,990
Assets more than $3 million or complex matters
Some estates are straightforward. Others quietly complicate matters – jointly held property, overseas assets, CPF nominations, insurance proceeds, missing original wills, or minor beneficiaries. Getting it wrong can delay distribution or create family disputes.
Executors should also know they can be held personally liable if estate assets are mishandled – meaning their own funds, not just the estate’s, may be at risk.
These issues usually only surface through a proper meeting, which is why every PKWA probate matter begins with one before any application is filed. After that, almost everything can be handled remotely – documents signed digitally, updates by email or phone.
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Probate is the legal process that gives someone the authority to manage and distribute a deceased person’s estate. In Singapore, this authority is issued by the Family Justice Courts in the form of either a Grant of Probate or a Grant of Letters of Administration.
Without a Grant, banks, HDB, CPF, insurance companies and other institutions will generally not release or transfer assets. The Grant therefore gives the person in charge of the estate the legal authority to collect assets, deal with property, close accounts, and distribute the estate to beneficiaries.
When a loved one passes away, their assets usually cannot be released, transferred or sold until the court grants legal authority to someone to manage the estate. A probate lawyer guides families through this legal process by preparing the court application, advising who should apply, and ensuring the estate is administered properly under Singapore law.
A probate lawyer in Singapore typically helps with:
Applying for a Grant of Probate: For executors named in a valid will, giving them legal authority to carry out the deceased’s wishes.
Applying for Letters of Administration: For next-of-kin where the deceased did not leave a will, with distribution governed by Singapore’s intestacy laws.
Resealing foreign Grants in Singapore: Where probate was first obtained overseas and the deceased also left assets in Singapore.
Advising executors and administrators: On their legal duties, estate distribution, dealing with banks, CPF, HDB matters, and communicating with beneficiaries.
Managing the probate court process: Preparing court documents, handling filings, and ensuring the application progresses smoothly without unnecessary delays.
Drafting wills and advising on estate planning: Helping individuals plan how their assets should be distributed and ensuring their wishes are properly documented.
Handling contested estate matters: Including disputes over the validity of a will, beneficiary disagreements, executor disputes, inheritance claims, caveats, and probate litigation in the Singapore courts.
You will generally need a probate lawyer when a loved one passes away leaving assets in Singapore, whether or not there is a will. Engaging a lawyer early can help you understand your responsibilities, avoid delays and mistakes, and give your family peace of mind during a difficult time.
Each probate matter starts off with determining whether the deceased left a valid Will and whether the appropriate application is for a Grant of Probate or Letters of Administration. Each probate process in Singapore has its own legal and practical complexities. Proper legal oversight ensures the correct applicant is appointed, the right beneficiaries are identified, and the application is prepared and filed correctly from the outset, avoiding delays and unnecessary risk.
In straightforward cases, the Grant can often be obtained within 1 to 2 months after the application is filed.
If the original Will cannot be found after a person passes away, additional legal steps may be required before the Court will accept a copy of the Will for probate. The Court will usually require evidence explaining how the original Will was lost and whether there is reason to believe it was intentionally revoked. This can make the probate process more complex and may result in delays. Our probate lawyers can advise you on the available options and assist with the Court application where the original Will is missing.
For most straightforward cases, we typically obtain the Grant of Probate or Letters of Administration within 1 to 2 months after filing. More complex estates may take longer, depending on the number of assets and documentation required.
In practice, the preparation stage often takes more time, as families need to gather information on assets and liabilities before the application can be filed.
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If your loved one passed away without leaving a valid Will, the estate is considered “Intestate.” In these cases, you do not apply for Probate; instead, you must apply for a Grant of Letters of Administration.
At PKWA Law, we specialise in helping next-of-kin navigate the Intestate Succession Act, which dictates exactly how assets must be distributed among family members.
Under Singapore law, the court grants the right to manage the estate to the “persons interested” in the estate. This is usually the next-of-kin, following a specific order of priority:
Our probate lawyers will help you determine who has the prior right to apply and assist in obtaining Renunciation documents if other family members agree to let you handle the estate alone.
Without a Will, the law provides a fixed formula for asset distribution. The intestacy rules are as follows:
|
Family Situation |
Distribution Under Singapore Intestacy Rules |
|---|---|
|
Spouse only (no children, no parents) |
Spouse receives 100% of the estate |
|
Spouse and children |
Spouse receives 50%; children share the remaining 50% equally |
|
Children only (no spouse) |
Children share 100% equally |
|
Spouse and parents (no children) |
Spouse receives 50%; parents share the remaining 50% equally |
|
Parents only (no spouse, no children) |
Parents share 100% equally |
|
Brothers and sisters only |
Brothers and sisters share 100% equally |
|
Grandparents only |
Grandparents share 100% equally |
|
Uncles and aunts only |
Uncles and aunts share 100% equally |
|
No surviving next-of-kin under the Intestate Succession Act |
Estate goes to the Singapore Government |
Important Notes:
If the deceased owned property, a Grant of Probate or Letters of Administration may be required before the property can be sold or transferred.
Whether a Grant of Probate or Letters of Administration (LOA) is required depends on how the property was owned:
Our probate lawyers will advise you on the correct approach for your specific situation.
Not all assets are distributed through probate. CPF savings with a valid nomination, and insurance policies with a valid nomination, are paid directly to beneficiaries and do not form part of the estate. Where no nomination exists, different rules apply and the process can be more complex. Our probate lawyers will guide you on how each asset is treated and ensure everything is handled correctly.
At PKWA Law, your matter is handled personally by an experienced probate lawyer from start to finish. We manage the legal process of obtaining the Grant of Probate or Letters of Administration efficiently and accurately, so you can focus on your family during a difficult time.
We ensure the application is prepared correctly from the outset, reducing the risk of delays or complications.
Importantly, our role does not end once the Grant is issued. Executors and administrators often have practical questions when dealing with banks, property, or the distribution of assets. We remain available to provide clear guidance, so you can carry out your responsibilities with confidence.
If you have lost a loved one and need guidance on the probate process, we offer a free initial consultation to help you understand your options and next steps.
Contact us today and we will guide you through the process with clarity and care.
PKWA Law is an established law firm with over 30 years of history, and a team of more than 100 legal and support professionals.
Our fees are fixed, clear and transparent, so you can have certainty and peace of mind.
Over 4,000 Google Reviews (4.9★) across pkwalaw.com and on our family law resource portal, singaporefamilylawyers.com.sg.
Our lawyers are recognised as leading family lawyers by The Straits Times, the Law Society, Asian Legal Business, and other respected organisations and publications.
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What is the difference between a Grant of Probate and Letters of Administration?
A Grant of Probate is issued when the deceased left behind a valid Will. The executor named in the Will applies for this Grant, which authorises them to collect the deceased’s assets, pay debts, and distribute the estate according to the Will.
By contrast, Letters of Administration (LOA) are required when the deceased passed away without a valid Will. The Court appoints an administrator—usually a spouse or close family member—to manage and distribute the estate. Distribution must follow the Intestate Succession Act (for non-Muslims) or Muslim inheritance laws.
The main difference lies in whether a Will exists: Probate follows the deceased’s wishes, while Administration follows statutory rules.
How much does probate or letters of administration cost in Singapore?
It is helpful to know that probate legal fees are treated as a legitimate estate expense, and are paid out of the estate. As an executor, you do not pay them personally.
According to Singapore Legal Advice’s probate fee guide, probate legal fees in Singapore typically range from $2,000 to $6,500 for non-contentious matters. PKWA Law’s fixed-fee probate packages sit comfortably within this range.
Click here to view our affordable fixed-fee probate packages.
Who can apply for Letters of Administration?
When there is no Will, the right to apply follows a strict legal order: spouse, children, parents, siblings, nephews/nieces, grandparents, and then aunts/uncles.
If a person higher in priority does not wish to act, they must renounce their right in writing. In practice, the spouse or eldest child commonly applies.
Administrators have a fiduciary duty to act in the best interests of all beneficiaries. If there are minor beneficiaries, the Court may also require sureties (guarantors) to safeguard the estate.
How long does the probate process take?
For most straightforward cases, a Grant of Probate or Letter of Administration can usually be obtained within 1 to 2 months.
However, the process may take longer if:
Experienced probate lawyers help avoid unnecessary delays by ensuring compliance with procedural and statutory requirements.
Do all estates require a Grant of Probate or Letter of Administration?
No. Some estates bypass probate entirely:
A Grant is typically required for sole-owned property, bank accounts, investments, vehicles, and business assets.
What is resealing of a foreign Grant of Probate and when is it needed?
If the deceased had assets in Singapore but the main Grant of Probate or LOA was issued overseas, the foreign Grant must often be resealed by the Singapore High Court before it is recognised locally.
Resealing is available for Grants from Commonwealth countries and Hong Kong. Once resealed, executors can manage Singapore assets without starting the process afresh. If the Grant is from a non-Commonwealth country, a fresh application in Singapore may be required.
Resealing usually takes 2–3 months if documents are in order. It is advisable to engage a lawyer to ensure compliance with Singapore’s procedural rules.
What must an executor or administrator do after receiving the Grant of Probate or Letter of Administration?
Once an executor (for a Grant of Probate) or an administrator (for a Grant of Letters of Administration) receives the court order, their legal duties begin immediately. In Singapore, they are legally responsible for collecting, managing, and distributing the estate according to the will (if one exists) or the Intestate Succession Act (if no will exists).
Here’s a clear breakdown of what they must do:
1. Secure and safeguard the estate
2. Identify and collect all assets
3. Settle debts and liabilities
4. Prepare an estate account
5. Distribute assets
6. Deal with disputes (if any)
7. Close the estate account
Legal responsibility: Executors and administrators owe a fiduciary duty to act in the best interests of the beneficiaries. Mismanagement, delays, or self-dealing can expose them to personal liability and even legal action.
How are assets distributed if there is no Will?
Where there is no will, section 7 of the Intestate Succession Act governs distribution of the assets. For example:
This statutory distribution applies strictly – the deceased’s personal wishes cannot be taken into account without a will.
Can a Will or Grant be contested?
Yes. If someone believes a Will is invalid due to undue influence, fraud, or lack of mental capacity, they may file a caveat to block the issuance of probate. If probate has already been granted, challenges must be brought within six months, unless exceptional circumstances apply.
The Court can also remove executors or administrators who fail in their duties. Estate disputes are often complex and may involve mediation or litigation.
Probate: What happens to CPF savings when someone dies in Singapore?
CPF savings (Ordinary, Special, MediSave, and Retirement Accounts, plus accrued interest) are not part of a person’s estate and do not go through probate.
Other important points to note:
Probate: What happens to CPF money that was used to buy property when someone dies?
CPF for Property (HDB Flats & Private Homes)
When CPF funds are used to pay for a property, the amount and its accrued interest do not need to be returned to the deceased’s CPF account. This is a crucial point that helps protect surviving family members.
Summary: On death, if CPF money was used for property purchase, there is no refund back to CPF. Instead, the property (or its sale proceeds) is distributed under the will (if there is one) or the intestacy rules, and you will need to obtain a Grant of Probate or Grant of Letters of Administration.
Other important points:
What is the probate process in Singapore?
The probate process in Singapore usually involves:
What does a probate lawyer do, and when do you need one?
A probate lawyer helps families deal with the legal process after someone passes away. This usually involves applying to the Singapore courts for legal authority to manage the deceased’s estate, collecting and distributing assets, and ensuring the estate is handled properly under Singapore law.
Depending on the situation, a probate lawyer may assist with:
When should I engage a probate lawyer?
It is usually advisable to engage a probate lawyer once a loved one passes away leaving assets in Singapore. Early legal advice can help avoid delays, ensure the correct procedure is followed, and reduce stress for the family during the administration process.
What happens to an HDB flat if the owner dies without a Will?
If the HDB flat was held under Joint Tenancy, the surviving owner usually takes full ownership through the “Right of Survivorship.” If held under Tenancy-in-Common or by a sole owner, the flat becomes part of the estate. You will need to obtain Letters of Administration to manage or sell the flat, and the new owners must still meet HDB’s eligibility criteria (e.g., citizenship and age).
Can an Executor be held personally liable for mistakes?
Yes. Executors and Administrators have a “fiduciary duty” to act in the best interests of the beneficiaries and settle all debts and taxes before distributing assets. If an estate is mismanaged or assets are distributed incorrectly, the Executor can be held personally liable. This is why many families engage a professional probate lawyer to ensure the process is legally sound.
How much does probate cost if the estate is contested?
Our fixed-fee packages apply to non-contentious (uncontested) probate. If a family member contests the Will or objects to the appointment of an administrator, the matter becomes a legal dispute. We provide a separate fee structure for probate litigation in such cases.
Do I need a lawyer if the estate is very small?
If the total value of the estate is $50,000 or less, you may be able to apply to the Public Trustee for assistance. However, for estates involving HDB flats, private property, or values exceeding $50,000, a formal Grant from the Family Justice Courts is required.
What happens if I cannot find the original Will? Can probate still proceed?
If the original Will is lost but a copy exists, probate can still proceed, although additional steps are required.
In Singapore, when the original will is missing, the court starts from the assumption that the will may have been revoked. This does not automatically invalidate the will. The executor can still apply for probate by showing that the will was lost accidentally and not intentionally destroyed.
The court will usually require:
If the court is satisfied, the Family Justice Courts may grant probate using a copy of the will.
If the court is not satisfied, the estate will be treated as intestate, and distributed under intestacy laws. This means the probate will proceed as though there was no will.
Because lost-will cases involve higher evidentiary requirements and stricter scrutiny, early legal advice can significantly improve the chances of a successful outcome.
What are PKWA Law’s fees for probate?
PKWA Fixed-Fee Probate Packages
What’s Included:
✓ One meeting – we take care of the rest. One meeting for us to understand your situation fully.
✓ Direct access to a probate lawyer.
✓ Careful handling of CPF, insurance, and overseas assets to help avoid delays or complications.
✓ Probate documents carefully prepared and filed.
✓ Clear advice on your duties as executor or administrator.
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