Murali Pillai
Singapore
“Sir, my response will also cover matters raised in the related oral questions, as well as written questions, all filed by the hon Member, Ms Sylvia Lim1, 2, for a subsequent Sitting. The hon Member may wish to withdraw her Parliamentary Questions (PQs) if her queries are answered in today's Sitting.”
“Mr Speaker, Sir, I would like to respond to the hon Member Ms Poh's third question on jet fuel. We are working with the aviation stakeholders to monitor the fuel supply for aviation hubs carefully to ensure that it remains stable.”
“Mr Speaker, Sir, in response to the hon Member Dennis Tan's question on maritime hub, I just want to say that for the now, for the current, port operations have been stable. There are no significant fuel supply shortages, and we have adequate fuel and bunker supply.”
“Sir, I would like to answer the hon Member Shawn Loh's question on the status of the aviation hub. There have been some flight disruptions. Apart from the disruptions, most of Changi Airport's flights have been operating normally. The disruptions have been limited to some Singapore-Middle East passenger and cargo services.”
“Sir, I would like to thank the hon Member Mr Chia for his kind words about the efforts we have made thus far to attract young talent. On the specific issue about the GRIT programme, that involves traineeship, the good thing about the maritime sector is that we have jobs available.”
“It was John Harrison's invention of the chronometer, highly accurate even at sea, that allowed longitudes to be plotted and journeys to be precise enough to chase a nimble whale. Likewise, Singapore must remain alive to the transformational power of new technologies, to master new tasks and chart new journeys through untested waters.”
The complete record
Every one of 1,219 lines we hold for Murali Pillai, in date order, each linked to its source. Free to read, in full, without an account. Page 1 of 25.
“Sorry, Sir. There is still a second supplementary question that has to be answered, Sir.”
“Sir, I am obliged to the hon Member Mr Louis Chua for his two supplementary questions. I will take the first supplementary question. For the second supplementary question, as it deals with enforcement measures, I will defer to the political appointment holder dealing with MHA matters. On the first one, our operational experience is that the law enforcement agencies can and have gotten timely and accurate BO information in relation to legal persons and legal arrangements. It may also help to appreciate that investigations do not start in a vacuum. Law enforcement agencies in Singapore work on leads which point them to relevant AML/CFT obligated entities to advance their investigations. We also tap on information in suspicious transaction reports as well as partnerships with the private sector and foreign partners. This has enabled us to get information in a timely manner. And also, there was no evidence that the BO information was inaccurate. We provided this evidence to the FATF assessors that we were able to get accurate BO information on unregistered foreign companies and legal arrangements in a timely manner as well.”
“Where the FATF has made recommendations to strengthen certain aspects of our framework, the Government will carefully study them and develop action plans that are risk-proportionate and suited to Singapore's context.”
“MAS closely monitors the implementation and completion of FIs and VASPs' remedial measures. Our overall approach is effective and has led to positive behavioural changes in the industry, such as stronger compliance culture amongst FIs and VASPs and improvements in AML/CFT controls. These improvements have been acknowledged by the FATF. The FATF has recommended us to review the dissuasiveness and proportionality of our financial penalties. We will consider the recommendation, bearing in mind the specific details of each individual case and the range of enforcement levers available. Moving to countering proliferation financing. Countering PF and proliferation of weapons of mass destruction has been a key area of focus for Singapore. The FATF has found that Singapore has a robust countering proliferation financing legal framework, and strong coordination and cooperation among Singapore authorities. Singapore’s FIs, such as banks and VASPs, have a good understanding of their countering proliferation financing obligations and implemented risk-based mitigation measures. The FATF has recommended a deepening of our PF risk understanding and strengthening the risk mitigation measures, particularly for the higher-risk sectors. We will continue to improve our risk understanding as PF risks change and evolve. We will also step up engagements with non-AML/CFT obligated entities to raise awareness. In conclusion, Singapore has performed credibly in this latest round of MEs and has been placed in the same category as countries that have been assessed to have performed well.”
“For instance, for landed residential properties, the Singapore Land Authority will conduct checks on the identity and the citizenship of the ultimate beneficial owner. Thus, the identity of the ultimate beneficial owner of any trust, which seeks to purchase landed residential properties, will have to be disclosed to the Government. Second, AML/CFT-obligated entities, such as banks, are required to conduct customer due diligence checks when dealing with their customers, which include unregistered foreign companies and trusts. Checks include verifying BO information, including the ultimate beneficial owner, and reporting suspicious activities. Third, BO information obtained by AML/CFT obligated entities is readily available to law enforcement agencies in a timely manner. These measures have enabled Singapore to establish an effective BO regime that supports investigations and enforcement. Nevertheless, we will carefully study the FATF's recommendations and consider whether further enhancements will be needed to strengthen our framework, while remaining appropriate for Singapore's risk profile. Let me now turn to the matter of financial penalties against financial institutions (FIs) and virtual asset service providers (VASPs). The FATF has acknowledged Singapore's stepped-up sanctions against FIs and VASPs for AML/CFT purposes. For example, the maximum financial penalties imposed on FIs and VASPs increased from $800,000 in the previous ME to $5.8 million this round. Beyond financial penalties, we have taken other firm measures against FIs and VASPs, including the revocation of licences in egregious cases and holding responsible individuals accountable for lapses. These actions are also published for deterrence and to increase industry awareness.”
“On international cooperation, the FATF found Singapore provides timely, quality and constructive assistance to our foreign counterparts. Straightforward requests are executed in as little as three days, while complex requests are executed within an average of about 10 weeks. We note the feedback that some requests have taken a longer time to execute. This is often because further factual clarification is required or our legal requirements are not met. We will continue to strengthen our cooperation with foreign counterparts, including better explaining our requirements for assistance. This covers cooperation channels and asset recovery as well. Moving on to Beneficial Ownership (BO). Regarding BO transparency, the FATF does not prescribe a singular approach for BO transparency. Rather, each jurisdiction is expected to adopt measures appropriate to its own risks and context. The FATF then assesses whether a jurisdiction has an effective framework to ensure that accurate BO information is available to the competent authorities in a timely manner when needed. Against this standard, the FATF acknowledged that Singapore has taken significant steps to prevent the misuse of legal persons and legal arrangements. First, we have a central BO registry for all companies and Limited Liability Partnerships. They are required to verify the BO information periodically, while corporate service providers are also required to check on the BO of their clients as part of customer due diligence. The information is further validated through risk-based audits by the Accounting and Corporate Regulatory Authority. This is supplemented by the ownership information captured by public agencies.”
“Thank you, Speaker. Sir, the FATF is the global body that leads action to tackle risks associated with money laundering, terrorism financing and proliferation financing (ML/TF/PF). Members periodically undergo a peer assessment, known as a "Mutual Evaluation" (ME), of their level of compliance with the FATF Standards and effectiveness of their anti money laundering, countering of terrorism financing (AML/CFT) and countering proliferation financing framework. Singapore was one of the first countries and the first international financial centre assessed in this fifth round of the FATF MEs. As with other international financial centres, business and trading hubs, Singapore is inherently exposed to transnational ML/TF/PF risks and is expected to maintain strong defences against them. Since the last round of MEs, higher standards have also been introduced by the FATF. Against this context, Singapore performed credibly and achieved better overall results than we did in the fourth round. In recognition of this, the FATF has placed Singapore on regular follow-up, which is the category for countries that have been assessed to have performed well. Every FATF ME report, for every country, identifies both strengths and recommendations for further enhancements. Where the FATF has made recommendations to strengthen certain aspects of our framework, the Government will carefully study them. We will develop action plans that are risk-proportionate and suited to Singapore's context, ensuring that our financial and business ecosystem continues to grow in a trusted environment and create good jobs for Singaporeans. With that, let me now cover the four areas raised in the PQs.”
“Sir, my response will also cover matters raised in the related oral questions, as well as written questions, all filed by the hon Member, Ms Sylvia Lim1, 2, for a subsequent Sitting. The hon Member may wish to withdraw her Parliamentary Questions (PQs) if her queries are answered in today's Sitting. Sir, these questions pertain to the Financial Action Task Force (FATF) Mutual Evaluation Report of Singapore 2026 and span matters within the purview of the Ministry of Law (MinLaw), Ministry of Finance (MOF), Ministry of Home Affairs (MHA) and the Monetary Authority of Singapore (MAS). In the event that there are any supplementary questions that pertain to MOF, MHA and MAS, Sir, I seek your permission for such supplementary questions to be answered by the Ministers overseeing those Ministries and agency.”
“Mr Speaker, may I have your permission to take Question Nos 13 and 14 in the name of the hon Member, Mr Louis Chua, together?”
“Mr Speaker, Sir, in response to the hon Member Dennis Tan's question on maritime hub, I just want to say that for the now, for the current, port operations have been stable. There are no significant fuel supply shortages, and we have adequate fuel and bunker supply. We expect, however, tanker arrivals may decline the coming months, given the disruption to global energy flows. In relation to sustainable aviation fuel, at this point in time, it is a bit too early to disclose what our strategies would be. We have made the announcement that the sustainable aviation fuel levy would kick in come 1 January 2027 for contracts entered from October 2026 onwards at this point in time. And as soon as we are able to make further announcements, we will do so.”
“Sir, I would like to answer the hon Member Shawn Loh's question on the status of the aviation hub. There have been some flight disruptions. Apart from the disruptions, most of Changi Airport's flights have been operating normally. The disruptions have been limited to some Singapore-Middle East passenger and cargo services. Airlines have also added flights between Singapore and other regions, such as Europe, to cater to demand in the wake of the reduction in flights to the Middle East. The situation now still remains fluid and uncertain. It is too early to determine if longer-term network reconfigurations will take place. We will continue to work closely with the industry to monitor the situation.”
“Mr Speaker, Sir, I would like to respond to the hon Member Ms Poh's third question on jet fuel. We are working with the aviation stakeholders to monitor the fuel supply for aviation hubs carefully to ensure that it remains stable. There are no significant supply shortages for now as we have adequate fuel supply from the diversified sources. But if higher fuel prices persist, this will lead to increased cost pressures, which may filter to passengers and consumers in various sectors. We note that some airlines have made commercial decisions to raise ticket prices in response to the soaring cost of fuel. These remain commercial decisions which we do not intervene in. However, we will continue to work closely with the industry to monitor the situation and assess whether there is a need for the Government to take further measures.”
“Sir, I would like to thank the hon Member Mr Chia for his kind words about the efforts we have made thus far to attract young talent. On the specific issue about the GRIT programme, that involves traineeship, the good thing about the maritime sector is that we have jobs available. So, the natural thing to do for young aspirants is to apply for jobs instead of going through traineeship. So, for the maritime sector, we have not participated in the GRIT programme. As to what further things we can do, I have identified in my speech, we work very closely with stakeholders, such as the Singapore Maritime Foundation, IHLs, our tripartite partners, our unions as well. And just one example that underscores this point. I spoke not too long ago about this lady, Ms Valerie Thai, who was a paralegal in a law firm. She attended an exhibition in a shopping mall that was run by the Singapore Maritime Officers' Union and the Employment and Employability Institute. And then, she decided to become a seafarer. So, we do all that we can to attract young talent into the maritime sector. 6.45 pm”
“It was John Harrison's invention of the chronometer, highly accurate even at sea, that allowed longitudes to be plotted and journeys to be precise enough to chase a nimble whale. Likewise, Singapore must remain alive to the transformational power of new technologies, to master new tasks and chart new journeys through untested waters. The old ways are gone, and now is the time for new navigators with our own chronometers. Mr Chairman, even as clouds hang overhead, even as the waves rise, Maritime Singapore can continue to ride the waves of change, if we have strong partners across the world, if we strengthen our position as a trusted node, if we prepare our people and if we open our eyes to the power of technology. Most importantly, we can do this if we remember our history as an island nation. The seas have marked our destiny in trade and commerce and given us a particular prosperity – a prosperity that can remain ours, as long as we take heart to preserve and grow, our courage and ability to navigate the high seas.”
“They will leverage AI sensors and real-time data transmission to enhance MPA's operational effectiveness in maritime surveillance and hydrographic operations. This also reduces personnel exposure to dangerous conditions. And that manpower freed up can be channelled to other growth areas. Last year, MPA launched the Singapore Maritime Digital Twin, a dynamic virtual model of our port. I am happy to announce that MPA will be extending this Digital Twin to bring onboard industry partners, who can test their new products and services to better deliver marine services to port users. Two use cases will be piloted this year: the first will optimise ship supply services for vessels calling at Singapore; and the second will enhance incident response and emergency preparedness for incidents such as oil spills. 6.00 pm We welcome companies to work together with us to build their applications and simulation models using the Digital Twin, including AI-related applications. As we adopt such new technologies, we will continue to put in place appropriate safeguards to address risks that may arise. As part of these efforts, MPA has introduced programmes to strengthen cyber security training, including using a shipboard technology testbed to train vessel traffic management officers. Mr Chairman, the seas have always been the place for innovation. In maritime lore, Moby Dick is often cited as a cautionary tale – that one must not be dogmatic and vainglorious like Captain Ahab but be flexible and a survivor like Ishmael. But to me, Moby Dick is also full of revelations about the science of navigation and the role of technology in seafaring – it is hard for us to imagine now, but at the time of writing, the ability to establish precise longitudes for mariners was just 90 years old.”
“They are drawn from different backgrounds, including the Institute of Technical Education (ITE) and polytechnics, and their scholarships are sponsored by various maritime companies and organisations. I hope their example will inspire a new generation of young Singaporeans to take up the challenge and transform the maritime sector. I recently met Captain Lee Cheng Wee, who first joined the maritime sector more than 50 years ago in the early 1970s. He responded to an advertisement in The Straits Times to be a harbour pilot. He thought he would have a chance to fly over Singapore's waters, boy, was he wrong! He found out it was actually a sea-based job. But while his entry into the maritime sector was accidental, he forged an enduring career over five decades in the maritime sector. He served, also, as our Port Master from 2008 to 2013. Across the decades, Captain Lee has seen the growth of our port and maritime ecosystem. For him, the close working relationship between industry and unions has been the critical ingredient that allowed Maritime Singapore to grow and for new jobs to be created. Views like Captain Lee's are important in telling us what tripartism means in real life. Alongside industry stakeholders and our unions, we will continue to set our collective ambition for the maritime sector and ensure that our maritime workforce is ready to chart the next bound. Last, we will use technology to help each one of us in the maritime sector do more and create rewarding jobs. To do this, MPA will expand trials of Unmanned Surface Vessels later this year. The Unmanned Surface Vessels will operate autonomously while retaining the capability for remote piloting when required.”
“Through these refinements, smaller firms, including SMEs, would be able to create structured professional development opportunities for their employees. Grooming talent for management and leadership positions supports their business growth in the longer term. MPA will also increase opportunities for Management Associates to rotate across different maritime roles and for longer, to build greater depth and expertise. This will groom young professionals early by broadening their understanding of the maritime value chain. Second, we want to prepare Singaporeans to take on leadership roles in the maritime sector. As maritime is global in nature, maritime leaders will need to have experience and capabilities running international operations and managing cross-cultural teams. This is why we are launching a new Maritime Cluster Fund Global Rotation scheme. The scheme provides grants to companies to co-fund the overseas deployments of local middle managers, to equip them with the competencies to take on supervisory roles. But attracting top talent into the maritime sector and keeping them, is not just a matter of Government making policies top-down. It has to be done in close partnership with our industry leaders, players, unions and IHLs. The maritime sector's track record of supporting committed individuals through scholarships and internships is a testament to the importance the industry places on talent development. In fact, if hon Members were to look up to my right, five scholarship recipients, accompanied by the Chairman of the Singapore Maritime Foundation Mr Hor Weng Yew are here with us in this House today.”
“I was heartened to hear that Everllence had chosen to set up its largest service hub outside of Europe here, not only because of Singapore's infrastructure as well as its strategic location, but also due to our skilled and resilient workforce, both onshore and at sea. We will continue to ensure graduates and workers are well-equipped to seize the many well-paying opportunities in this sector. Some of these roles may be unfamiliar to Singaporeans. But they are good jobs. For example, onshore maritime roles include ship charterers and ship brokers, who earned competitive median gross wages of approximately $10,000 in 2024, and marine and technical superintendents, who drew median gross wages ranging from $8,000 to $13,000 from 2021 to 2024. In fact, the maritime industry is not just for those who sail, but for many who work on land. One such person is Ms Divika Gill whom I met several weeks earlier. She joined the sector about three months ago after graduating from Singapore Polytechnic. She is now a fitter, an understated description in the maritime world referring to a highly skilled technician supporting engineering operations and upholding the highest safety standards to make vessels ocean-worthy. She aspires to be a marine engineer. She is among a growing group of women who find meaning and purpose in a maritime career. Mr Sharael Taha also about asked how we are creating a pipeline of skilled Singaporeans. First, we will continue to invest in maritime talent. In line with feedback from companies, MPA is streamlining the requirements of the Maritime Cluster Fund Management Associate scheme and updating the programme to keep up with the latest practices in talent development.”
“We are growing Singapore as a centre for maritime technology, innovation and research and development (R&D). As mentioned by the Acting Minister Mr Jeffery Siow, we are also investing in the capabilities and capacity of our port. Hon Member Ms Tin Pei Ling asked for an update on Tuas Port's development and how it will boost Singapore's competitiveness. Reclamation works for Phase 2 are close to 80% complete, and planning for Phase 3 is underway. When completed in the 2040s, Tuas Port will have a capacity of 65 million TEUs and will be the world's largest fully automated container terminal. This will further secure Singapore's connectivity to the world and our competitiveness as a trusted node for international shipping. Over the next few decades, we will continue to refine the design of Tuas Port to meet new needs as our operating environment changes. This is the benefit of a phased approach that we have adopted for the development of Tuas Port. As one of the world's busiest ports, Singapore is also a useful testbed and living laboratory for those seeking to trial innovative maritime solutions in a realistic operating environment. MPA will introduce a new innovation track under the Maritime Cluster Fund Business Development scheme, to better support companies to deepen their technological and innovation capabilities here. Under the scheme, companies establishing innovation and technology desks or corporate venture capital functions here can receive funding and increased access to R&D expertise as well as regulatory support. This will help to position Singapore as a global node for talent, ideas and capital. I recently met Mr Nicholas Brabeck, Managing Director of Everllence Singapore. Everllence is one of the shipping industry's main engine makers.”
“But governance of a global commons cannot be a sole enterprise, least of all for a small country like ours. The Acting Minister for Transport Mr Jeffery Siow has explained how we will continue to drive collective efforts at key international institutions, such as the IMO. We also pledge to work with like-minded partners to contribute to the development of rules and standards for international shipping. One way is by establishing Green and Digital Shipping Corridors with other countries. These collaborations enable us to collectively develop technologies, infrastructure and standards to promote a more sustainable and connected maritime ecosystem. We will continue to find new opportunities to grow these connections. Second, Singapore must continue to offer itself as a key node in global supply chains. The hon Member Mr Sharael Taha asked about how MOT is strengthening the long-term competitiveness of our maritime sector. The Maritime and Port Authority of Singapore (MPA) is developing a Maritime Singapore Master Plan. It will be a future-focused industry-wide blueprint to guide the sector's development over the next few decades. It aims to strengthen Singapore's competitiveness as a key node and hub port, enhance Singapore's attractiveness as an International Maritime Centre, establish Singapore as a global leader in maritime innovation, including in AI and develop a future-ready maritime workforce. We will not develop the Master Plan alone. Over the next few months, MPA will set up a local industry panel comprising key business leaders to gather insights, as we engage our unions and the public. MPA aims to formalise the Master Plan by 2027. To be a node is to provide many points of entry, as well as to spark synergies amongst those already here.”
“Mr Chairman, the sea has always been Singapore's open passage to the world. We have relied on it throughout our history. Today, the seas are choppy. When we speak of supply chain disruptions, it is sea lanes that grant or prohibit, passage to supply chains across the world. When we speak of geopolitical tensions, it is the literal ports of call that are changing amid greater volatility and global uncertainties. [Mr Speaker in the Chair] Since last weekend, we, on this side of the world, have been saddened to note the ongoing situation in the Middle East. Not only has it claimed lives, it has also begun to disrupt the flow of around 20% of the world's oil and gas through the narrow Strait of Hormuz. Already, several shipping companies have announced the suspension of vessel transits through the Strait. This will inevitably cause upward price pressures on these commodities. All these consequences happened in just a matter of days. Amidst this upheaval, the maritime sector can be a steady conduit, keeping Singapore connected to the world. Singapore was built on the backbone of our geography along two straits, the Straits of Malacca and Singapore. The sea can continue to afford us the same riches it had in the past, if we only look to our time-proven instincts and skills and grow our seafarers and maritime workforce. If we do this well, we will ride the seas as we have throughout our history. We will press ahead with four key thrusts. First, we must remain open and support the free flow of trade, people and partnerships. The open seas are not an empire to be conquered but a global commons subject to internationally accepted rules and laws. For Singapore as a small island nation, this rule is a bulwark upon which we rely.”
“Just a short response, Mr Chairman, Sir, because I do not want to be guillotined. The point about enterprise financing is that we need to figure out the blind spots as well as the moral hazards. What we do not want is for, in respect of the Member's suggestion, the Government to assume the risk and then, as a result of which, financial institutions may not necessarily be minded to do their due diligence and that creates a problem as well. So, we will study this very carefully and make the announcements in due course. 11.49 am”
“Sir, I would like to respond to the hon Member, Prof Goh's clarification on green transition. Here, the law's role is to shape how businesses operate, invest and structure transactions. And in this regard, IPOS has done studies on green trademarks and green economy. We also provide patent analytics insights to support the green economy. Over and above that, we are strengthening the ESG capabilities across the profession in partnership with key legal associations. For example, we supported initiatives such as the Singapore Corporate Counsel Association's (SCCA's) inaugural Sustainability Connect, a dedicated platform that brings together legal and sustainability professionals for knowledge exchange. SCCA Academy has also started to roll out ESG-focused training programmes, including a course delivered in partnership with Nanyang Technological University's Carbon Market Academy of Singapore. At the same time, the Law Society of Singapore and SAL have introduced a range of ESG-related training and thought leadership initiatives, equipping legal professionals with relevant capabilities.”
“MinLaw co-funds secondments for lawyers into participating corporations, giving secondees exposure to ESG business contexts. The pilot began in February with a small initial cohort and we will review its outcome later this year. Mr Chairman, I have spoken today about the importance of the law in giving value to ideas. I want to end on the need to give power to the law. In a world increasingly dominated by might, money and manipulation, it is vital for us to remember that it is the law that enables justice, reason and rightfulness to find strength and standing. There are no shortcuts to give power to the law, but one unvarying path is to remember that law is inextricably tied up with the human condition. Even as I spoke about the need for technology, I have spoken more about the need for people. We must build and grow a profession with the skills, courage and moral instincts suited for our tumultuous times. The law underwrites both the private and the public sectors, but it is for, and in the people, that the law finds its surest power.”
“We will be publishing the Guide in the coming weeks. On Ms Lee's point about AI skills, we are also partnering the Infocomm Media Development Authority (IMDA) to build AI fluency amongst our lawyers and in-house counsel through upskilling and training initiatives, together with professional bodies including SAL and the Singapore Corporate Counsel Association (SCCA). Third, we are creating more avenues for lawyers, including in-house counsel, to discover legaltech, through initiatives such as LegalTech GoWhere and the Singapore Open Legal Informatics Database (SOLID) with our partner, the Singapore Management University. Besides assisting legal professionals, AI can transform the way our society interacts with the law. This has tremendous potential for good – provided it is harnessed responsibly, as hon Member Mr Nair mentioned. Users ultimately remain responsible for how they use these tools and the attendant risks – knowing that the algorithms are incapable of weighing consequences or applying ethical reasoning in the way legal professionals do. MinLaw will monitor these developments and raise public awareness on the responsible use of GenAI tools in legal matters. My final point is on capturing opportunities in emerging areas of legal demand. One example is ESG, which Ms Gho Sze Kee spoke on. Sustainability is one of the paradoxes of the business world, even as it is one of the most important and consequential factors in business decisions, it is often overlooked or under-considered. Being an emerging area, the Government is taking a targeted approach to build capability across the legal profession. For firms with a dedicated ESG practice, we launched a pilot ESG-Legal Secondment Programme this year.”
“Reinforcing our frameworks and institutions is insufficient without looking at our people. MinLaw is working with industry on three thrusts: first, education and professionalisation – to deepen the strength of our legal industry; second, adoption of legaltech – to reduce repetitive, low-value tasks; and third, providing opportunities in emerging areas of work, such as the environmental, social and governance (ESG) sector. First, on legal education and professionalisation. We have been implementing recommendations of the Reform of Legal Education Working Group since late 2024. These better equip legal professionals for cross-border work with civil law partners. In the professional sphere, SAL has published the national legal sector competency framework for disputes and corporate lawyers and in-house counsel. By 2027, a framework and training roadmap for allied legal professionals will follow. Second, harnessing technology. Hon Members Mr Vikram Nair and Ms Cassandra Lee spoke on AI adoption. MinLaw is committed to supporting our legal professionals adopt AI. First, we are addressing the adoption barriers directly. Change management remains a challenge, especially for smaller Singapore Law Practices (SLPs) alongside cost. We launched the pilot of the Legal Innovation and Future-Readiness Transformation (LIFT) initiative in June 2025 to support these firms to diagnose technology needs and implement tailored legaltech solutions. To date, seven SLPs have joined the pilot. Their experiences will guide how we will support the broader industry in 2027. Second, we are ensuring responsible GenAI use – a point raised by Mr Nair. We conducted a public consultation in September 2025 on the draft Guide for Using GenAI in the Legal Sector and received over 20 constructive responses.”
“We are working with stakeholders to refine our regime, for example, the Singapore Academy of Law (SAL) supported by MinLaw and IPOS, organised industry and expert roundtables. The feedback was broadly supportive of Singapore's copyright framework which balances AI development with guardrails to protect rights-holders' interests. It also raised suggestions for further consultation and refinement, which we will study. Last year, IPOS also launched explainers to help the public and businesses understand how copyright laws address key GenAI issues. We are monitoring international developments to remain competitive. To take our work further, MinLaw and IPOS will conduct a public consultation later this year on potential refinements. This aims to engage broader perspectives and co-create our approach to AI-related IP issues. Next, I turn to dispute resolution. Businesses need clear, reliable and impartial pathways to resolution, providing predictability and certainty in their relationships. Singapore has long recognised this and worked hard to be an international dispute resolution hub, as hon Members Mr Christopher de Souza and Mr Vikram Nair said. Over the past decades, our ecosystem has deepened. Our institutions refined their rules and procedures, expanded their international panels and strengthened their case management capabilities. Signature platforms, such as the Singapore Convention Week, reinforce our reputation as a global node. This contributes to Singapore's standing as a services centre and signals our openness for commerce. However, the landscape is evolving and we must continue to innovate. Technology is transforming dispute management, from virtual hearings to AI-assisted document review. Our institutions have also deepened offerings in specialist areas.”
“This includes – first, supporting businesses, particularly small and medium enterprises (SMEs), in managing their IP and unlocking its value. For example, the Association of Small and Medium Enterprises (ASME) and the World Intellectual Property Organization (WIPO) will exchange a Memorandum of Understanding (MOU) in a few days to set up the WIPO IP Business Centre @ ASME – the first in ASEAN. From there, more SMEs will gain access to initiatives like WIPO's IP Management Clinic Singapore programme to develop IP strategies and overseas expansion. Second, stepping up work on IA and IP valuation. This includes developing frameworks with financial institutions, public agencies and industry partners, to help companies realise IA value and commercialise their ideas through licensing and partnerships. IPOS will support our partners in publishing the IA valuation guidelines this year. To Mr Mark Lee's queries on research attachments as well as IP financing – on the former, the Agency for Science, Technology and Research (A*STAR) seconds researchers to SMEs. IPI Singapore, a subsidiary under Enterprise Singapore, also assists SMEs with technology matching services and advisory support to develop go-to-market strategies. On the latter, IPOS is studying the market gaps in enterprise financing. I now move to AI. Human creativity is the lifeblood of innovation and progress. As we harness AI for growth, we are committed to maintaining a balanced and robust IP regime. Ms Goh Hanyan and Mr Jackson Lam spoke about concerns relating to the training and use of generative AI (GenAI), particularly from the creative sectors. Our approach to developing our IP regime is human-centric.”
“Mr Chairman, the law cannot generate a single cent in commerce or bring a single idea into market. It powers neither our economy nor our society. It collapses on itself when it stands alone. Yet, we will have no peace, no security, no comfort, neither prosperity nor progress without the law. The law underwrites both the private and the public sectors of our world. Today, I will speak about both and how they, together, secure the livelihoods of fellow Singaporeans. MinLaw will steward the next bound of our development in three ways: first, the private – empowering businesses through IP as an engine of growth; second, the public – facilitating resolution of disputes by deepening capabilities and reliability of our dispute resolution pathways; and third, the people – to grow the capabilities of our legal profession. First, intangible assets (IA) and IP are critical for enterprises to develop – as mentioned by the hon Members Mr Jackson Lam and Mr Mark Lee. The most valuable resources of a business are often intangible. These assets are generated by the ingenuity and creativity of men, but they are given specific value by the law. Singapore has been working for decades to harness IP for economic growth. Since 2021, the Intellectual Property Office of Singapore (IPOS) has stepped up to attract and grow innovative enterprises using IA and IP, guided by the Singapore IP Strategy (SIPS) 2030. While the assets may be intangible, the benefits of focusing on IA and IP are tangible. This year, IPOS celebrates 25 years of empowering businesses to turn ideas into tangible assets. In the second tranche of SIPS 2030, we will work harder to uplift enterprises and strengthen Singapore as a global IA and IP Hub.”
“Abolishing the use of the deeds may thus increase the incidence of fraud and affect how businesses deal with those from other countries on the common law system. As far as we are aware, no common law country has abolished the use of the deed altogether, so while I appreciate that there is a need to update some aspects of the system, particularly from wet ink to electronic signatures and the usage of red seals, to abolish the deed system altogether, it is something which we will not take up at this stage. The current amendments only enable deeds to be electronically executed on the DCP if they are required as part of the conveyancing journey. The Government is studying the feasibility of enacting legislative frameworks that will facilitate electronic executions of other instruments, including deeds. Other than the benefits that will accrue to citizens, we are studying if and what safeguards are necessary to protect the integrity of the electronic execution process of each of these documents. I thank Ms Soh for her suggestions on partnering with institutions to build up a talent pool and merging the Singapore Academy of Laws escrow accounts into the DCP framework. SLA will study these suggestions. Sir, with that, on behalf of the Minister for Law, I beg to move.”
“There should be thus similar flexibility under the DCP in the event of any mistakes in the form. The DCP is also linked to SLA's Singapore Titles Automated Registration System (STARS), which enables access to information in the Land Register. Mr Yip asked whether it is possible to explore secure extensions, for example, through our embassies, consulates or accredited notaries, to allow Singaporeans who are temporarily based overseas to engage in remote witnessing. As not all jurisdictions currently have similar laws allowing for remote witnessing of the execution of documents, both signatories and witnesses have to be in Singapore, so as to maintain legal certainty and avoid potential conflicts with any foreign law requirement. Ms Soh asked whether the new section 16W of the Bill will allow deeds relating to immovable property to be executed virtually and whether it extends to Powers of Attorney related to property matters. Ms Lee also spoke about reforming the law on deeds generally, including the abolishment of the deeds' regime. Most common law jurisdictions still require a deed to be entered in many transactions and these must comply with the common law formalities for the execution of deeds. Similarly in Singapore, deeds apply in various aspects of our commercial activities. Other than real estate transactions, parties execute deeds in many contractual and non-contractual or legal arrangements. For example, an agreement, not for valuable consideration, is not enforceable unless in the form of a deed. Other examples include trust deeds, deeds of guarantees and deed polls. The formalities required for the execution of a deed also raises the signature level of the documentation to the parties.”
“For example, secure log in and secure electronic signing via Singpass or CorpPass will protect sensitive information and reduce the risk of fraud. In addition, lawyers must continue to ensure that their clients are not under undue influence from other persons when signing DCP documents using Singpass. Mr Yip asked whether there are any manual fallback or contingency processes in the event the DCP faces downtime. The DCP is designed to ensure a high level of availability of services and includes mechanisms for data replication and failover to prevent data loss. In the unlikely event the DCP is unavailable, users may continue with their transactions using the current manual process. SLA will implement a business continuity management plan to enable online transactions to be completed offline quickly. Mr Yip asked for assurance that digital conveyancing records will be archived indefinitely and remain accessible to homeowners or their legal representatives, even after technology platforms evolve or vendors change. The DCP will maintain all digital records and provide homeowners with access to download their documents. While this service is currently free, as I mentioned earlier in my speech, charges will have to be reviewed once the DCP is fully implemented as there will be a cost to providing this new service. Any such changes would be implemented with appropriate notice and clear guidelines about what constitutes chargeable versus free access. Mr Nair raised the issue of mistakes in the electronic forms and suggested for the DCP to provide flexibility for such transactions to be upheld, similar to the current paper-based system. The DCP mirrors today's conveyancing process, particularly, during critical milestones in the transaction, such as the exercise of the Option.”
“The DCP will operate on the Government Cloud Infrastructure and adopt security controls and processes in accordance with Government cybersecurity guidelines and best practices. Regular security audits and penetration testing will be conducted to maintain system resilience. Mr Yip asked whether individuals can opt out of having personal data publicly accessible. There will be no personal data publicly accessible on the DCP. The DCP incorporates robust access controls to ensure information remains confidential and is only available to transaction parties, legal representatives and relevant authorities. To Mr Yip’s question on what constitutes “non-confidential” data that can be provided for transparency and analytics, this refers to information that is publicly accessible, such as property addresses, purchase prices, and information in the Land Register, which can be found through public searches today. The data will be used for better policy decisions and market analysis while ensuring that genuinely confidential information, such as personal financial details or private correspondence, remains protected. To Mr Yip's question on what jurisdiction will be extended to the use of data in the portal without a resident's permission for criminal investigation, data in the DCP may be subject to existing legal frameworks that govern law enforcement access to information. Any use of portal data for criminal investigations would follow established legal procedures, including appropriate warrants or court orders where required. Ms Lee asked whether the DCP might increase the risks of scams and whether there is a possibility of family members exerting undue influence over a senior to abuse the system. The DCP is designed with enhanced security features to reduce the risks of scams.”
“This measured approach will allow stakeholders to adapt to new digital conveyancing workflows progressively and enables SLA to incorporate practitioner feedback and refine workflows at each stage, resulting in a more robust and user-friendly system. SLA will also consider efforts to encourage the use of DCP. There will also not be any additional fees or charges when the pilot is introduced. But this will have to be reviewed once the DCP is fully implemented as there will be a cost to providing the new service. When agencies review the fees that needs to be introduced in future, they will consider the benefits that the system brings to users as well as the overall affordability and accessibility of the system. Mr Yip asked whether the electronic system would be able to ensure that individuals, like lawyers, who are required to attest to the validity or correctness of documents do, in fact, fulfil this duty. He also asked whether there are measures in place to ensure that all parties and stakeholders understand the gravity of the transactions. To address this, the DCP has been designed to include clear warnings and confirmations at critical stages, requiring users to acknowledge the legal implications of their actions. SLA’s training programmes for legal professionals have also emphasised that electronic transactions carry the same legal weight and professional responsibilities as traditional processes. Mr Yip, Dr Wan Rizal and Ms Soh asked about cybersecurity standards that the DCP is subject to and whether there are safeguards in place to prevent misuse, such as bulk scraping and phishing attempts. Dr Wan Rizal also asked whether there will be regular system testing or independent audits.”
“Mr Yip and Dr Wan Rizal suggested having assisted digital services and witnessing stations at community touchpoints and help channels for residents who require help on the use of DCP. Ms Lee also suggested that the DCP incorporate support for multiple languages and visual impairment. I thank Mr Yip, Dr Wan Rizal and Ms Lee for their valuable suggestions. We will continue to work with all stakeholders in the design and implementation of the DCP to bridge the digital gap and ensure that the DCP is user-friendly to all users, including seniors. For instance, SLA had in fact considered visually impaired users and designed the DCP with mobile responsiveness and support for extra-large fonts. Lawyers will also continue to represent and assist buyers and sellers through the conveyancing process when the DCP is implemented. Members have also raised the issue of DCP adoption and the cost of using the system. Hon Members Mr Vikram Nair and Ms Soh had asked whether the DCP is intended to eventually be the only platform for conveyancing, while Mr Nair suggested signalling to the market to encourage more people to transact electronically during the transition process. Ms Soh also suggested mandating transactions involving Government agencies, such as HDB, CPF Board to kickstart the adoption of the DCP. Mr Yip asked if fees will be charged for using the DCP. While SLA is in discussion with the relevant agencies, there are no plans to mandate the use of the DCP at this juncture. As I explained in my speech earlier, the DCP is developed in phases, with a view to eventually covering all property transactions.”
“Sir, I thank the hon Members for speaking and expressing support for the Bill and making very thoughtful suggestions too. Members have raised questions on three main areas in relation to the DCP and the proposed conveyancing-related amendments: first, ensuring effective user adoption of the DCP through training and engagement; second, the security and integrity of the digital system; and third, the safeguards available to ensure accountability and protection against fraud and scams. Members have also raised various general clarifications such as the scope of the legislative amendments and the implementation approach for digital conveyancing. Let me now address these questions. The hon Member Ms Hany Soh asked whether SLA has secured buy-in from stakeholders such as banks, law firms and real estate agents while the hon Members Mr Yip Hon Weng and Dr Wan Rizal asked about onboarding and training programmes to help law firms transition smoothly to the new system. The DCP was designed with extensive input from stakeholders. To date, SLA has conducted more than 40 engagements with a cumulative attendance of more than 600 participants from relevant stakeholders. We recognise that stakeholders will need time to adapt to the new system. Training and support will be provided to practitioners to facilitate a smooth transition. For example, SLA is conducting industry briefings, training sessions and preparing user guides to help lawyers and conveyancing professionals navigate the DCP. SLA will continue with their extensive engagement efforts to ensure a smooth transition. Hon Members Mr Yip, Dr Wan Rizal and Ms Lee Hui Ying asked about the measures that will be taken to ensure that the DCP is inclusive, especially for residents who may struggle with digital tools.”
“This Bill will also enable a larger number of donors to benefit from the convenience of remote witnessing of the execution of instruments to be registered as LPAs, while ensuring sufficient safeguards. Sir, these amendments present a significant step in Singapore's digitalisation journey and show how the Government uses technology to protect and advance the interests of Singaporeans. This Bill brings greater convenience and efficiency while maintaining the strong foundations of our property transaction system. It also enhances the ease and convenience of making LPAs and, by so doing, encourages LPA adoption so as to protect the dignity and interests of Singaporeans, who may lose mental capacity later in life. Sir, some of the key amendments in this Bill are being done with the support of my colleagues from the Ministry of National Development (MND) and MSF. If hon Members have queries on the HDB Portal and MND-related issues, Senior Minister of State Sun Xueling will respond and for LPA and MSF-related issues, Senior Parliamentary Secretary Eric Chua will take these queries. Mr Speaker, Sir, I beg to move. [(proc text) Question proposed. (proc text)]”
“We will also put in place robust safeguards to minimise the risk of potential fraud or abuse during the remote witnessing process, including requiring the Certificate Issuer to declare that he had maintained proper records of the session and will be able to furnish the information to facilitate any future investigations, if needed. Certificate Issuers also retain the full discretion not to proceed with certifying the donor's understanding of the purpose and scope of LPA, and that there is no fraud or undue pressure being used to induce the donor to create an LPA, should they have any concerns that the donor has lost his mental capacity or is subject to fraud or undue pressure during the remote witnessing session. Finally, the new paragraph 1A(1) to be inserted in the First Schedule to Mental Capacity Act aligns the key requirements of the remote witnessing method with those under the new section 16X(3) of the ETA. This means that the conditions that must be fulfilled for remote witnessing to satisfy any legal witnessing requirements will be consistent across the Mental Capacity Act and ETA, including the requirement that the witness and signatory must both be in Singapore at the time of remote witnessing. Mr Speaker, to conclude, this Bill will streamline conveyancing in Singapore. Through DCP and the HDB Flat Portal, property transactions will be transformed significantly from a paper-based process to a secure digital journey that benefits all Singaporeans selling and buying properties. The legislative amendments have been carefully considered with security and integrity at their core. The PETS will incorporate strong and secure safeguards and measures that will ensure that the integrity of property transactions remain uncompromised as we move into the digital age.”
“The Mental Capacity (Amendment) Act 2021 also included a provision enabling the remote witnessing of execution of an LPA by certain donors, specifically where the Public Guardian is satisfied that there is a good reason why the donor cannot appear physically before a Certificate Issuer to execute his instrument to be registered as an LPA. This amendment has not been commenced as we now intend to avail remote witnessing to a wider segment of donors with low-risk LPA applications, provided certain legislated criteria are met. The Bill will do this by introducing a new paragraph 1A in the First Schedule to the Mental Capacity Act to provide that the Public Guardian may, on the application of a donor, allow him to have the execution of his electronic instrument witnessed remotely if all of the following criteria are satisfied. First, the donor must be under 75 years of age. Second, the proposed donee must belong to a legislated category of persons whose relationship with the donor makes it likely that the person will act in the donor's best interests, such as family members of the donor. Third, the Public Guardian must be satisfied that none of the following risks are significant: (a) that fraud or undue pressure is used to induce the donor to execute the instrument or to execute the instrument to appoint a particular person as the donee; (b) that the donor lacks capacity to execute the instrument; and (c) that any of the proposed donees will not act in the donor's best interests. Donors who do not fulfil the eligibility criteria will need to have the execution of their instrument witnessed in-person by a Certificate Issuer.”
“The Housing and Development Act will also be amended to provide for HDB's execution of electronic deeds using an electronic seal of the Board, instead of a physical common seal, where it is required or permitted under law. An instance of such a law is the new section 16W(3)(e)(i) of the ETA. As an alternative to the common seal, the amended Housing and Development Act will also allow for execution by signature of at least two duly authorised officers, for deeds relating to the conveyancing of HDB flats. Next, I will touch on the portion of the Bill that will introduce amendments to the Mental Capacity Act, which is overseen by my colleagues from MSF. These amendments are being introduced to increase the convenience of making an LPA. The LPA is a legal instrument through which a person, called a "donor", appoints one or more persons, called "donees", to make decisions on the donor's personal welfare and/or property and affairs, should the donor lose mental capacity to make such decisions. The execution of an instrument conferring powers of the kind in an LPA has to be witnessed in-person by a Certificate Issuer. In 2021, the Mental Capacity Act was amended to require as a default that an instrument to be registered as an LPA must be executed electronically and electronically submitted for registration with the Public Guardian via the Office of the Public Guardian Online (OPGO). Although this is a default rule, the Public Guardian may make an exception if the instrument cannot be executed on the Public Guardian's electronic transaction system, such as for donors who are unable to make or sign the instrument electronically due to a physical disability. Today, more than 95% of LPAs are submitted digitally via the OPGO.”
“Previously, these provisions did not apply to contracts for the sale or other disposition of immovable property, dispositions of an equitable interest respecting immovable property, conveyances of immovable property and instruments by deed to secure payments of monies under a mortgage, due to the inadequacy of technological infrastructure and safeguards to ensure the security and integrity of electronic property transactions at that time. However, with the development of the DCP and the HDB Flat Portal, we now have the confidence in the infrastructure that will be put in place to support electronic property transactions. The insertion of the necessary enabling legal framework in the new Part 2B of the ETA now makes it possible to extend the application of Part 2 of the ETA to such conveyancing-related documents. In addition to the ETA, amendments to the Singapore Land Authority Act 2001 will be made to empower SLA to establish an electronic transaction system, the DCP, to enable persons to carry out conveyancing transactions using electronic instruments. The new provisions also provide for the prescription of requirements for the use of DCP, certain processes, evidentiary provisions as well as the processes for the correction of certain types of errors in the records of DCP. There will also be appropriate liability protection for the SLA for any loss or damage by any person arising from the person using the DCP in an improper manner, or arising from any malfunction or any cybersecurity incident, if SLA had acted in good faith and with reasonable care. Similar amendments will be made to the Housing and Development Act 1959, to enable HDB to operate its HDB Flat Portal for public housing transactions.”
“For example, there is no requirement for an electronic version of a seal for deeds executed by individuals via the PETS. This takes into account that an individual executing a deed in a PETS would already be subject to enhanced authentication mechanisms, which serve a cautionary function to the individual about the nature of the instrument being executed. The individual would be required to sign the deed using a secure electronic signature in PETS, in the presence of a witness who attests the execution by the individual. A similar approach is already adopted in other settings in Singapore, where deeds executed electronically for LPA under the Mental Capacity Act 2008 are recognised as deeds without the need for seals, while the insertion of sections 41B and 41C into the Companies Act 1967 in 2017 enabled Singapore companies to dispense with affixing a company seal when executing deeds. This approach is similar with the requirements in other jurisdictions, such as the United Kingdom (UK), which has replaced the sealing requirement for deeds with other similar alternative measures. Industry feedback from consultations conducted by SLA have also been supportive of adopting this position. The Bill will also amend the First Schedule of the ETA to extend the application of Part 2 of the ETA to contracts for the sale or other disposition of immovable property, dispositions of an equitable interest respecting immovable property, conveyances of immovable property, and instruments by deed to secure payment of moneys under a mortgage, that are executed in a PETS. Part 2 of the ETA contains the enabling legal framework for electronic records, electronic signatures and electronic contracts.”
“Where the deed is being executed by a body corporate, apart from the electronic record being required to be signed by its representative or representatives in the PETS using a secure electronic signature, the new section 16W(3)(e) provides two alternative approaches in respect of the requirement to affix the common seal of the body corporate. Firstly, the body corporate may choose to apply its "electronic seal", which is an electronic symbol of a seal that is affixed to an electronic record using an appropriately reliable method that identifies the person who affixed the seal. Such an electronic seal will enable a recipient of an electronic deed to more easily verify the authenticity of the electronic deed. Alternatively, the body corporate may execute the deed in accordance with other statutory requirements in lieu of sealing as provided for under other relevant written law. For example, where the body corporate is a company, it may execute the deed without affixing a common seal in accordance with sections 41B and 41C of the Companies Act 1967, which set out the regime for the execution of deeds without a company seal. Where the body corporate is a limited liability partnership, it may execute the deed in accordance with sections 7 and 8 of the Limited Liability Partnerships Act 2005, which set out a regime that is similar to the one under the Companies Act. In determining these requirements, we considered different factors, such as the technological tools available today, user experience and developments in other jurisdictions. We also took in feedback from the conveyancing community, including the Conveyancing Practice Committee of the Law Society of Singapore and we are indebted to all these partners for their feedback.”
“The new section 16X will allow for remote witnessing as a means to satisfy any legal witnessing requirement in respect of the execution of a conveyancing document, but only under specific conditions. Section 16X only applies to the witnessing of the execution of a conveyancing document in a PETS. In addition, the technology used to enable the witnessing must fulfil certain technical requirements, and witnesses and signatories must both be in Singapore at the time of the remote witnessing. Deeds which are executed physically today must meet common law legal formalities and requirements that include being in writing on paper or parchment, being sealed and being delivered. As part of the new section, 16W(3) introduces requirements that must be satisfied in order for an electronic record to meet the requirements of a deed under a rule of law that requires a conveyance or transfer of immovable property or an instrument to secure moneys payable under a mortgage to be in the form of a deed. First, the electronic record must be a secure electronic record that is generated, communicated or received, and stored, in a PETS. It must also be delivered by the person executing it via the PETS. This ensures that such electronic deeds can benefit from the enhanced security mechanisms that PETS afford. Second, the electronic record must clearly state, on its face, that it is a document intended to be a deed, so that there is no ambiguity as to parties' intentions. Third, where the deed is being executed by an individual, the electronic record must be signed in the PETS using a secure electronic signature and the signing must be in the presence of a witness. Currently, the DCP is designed such that parties may only sign using "Sign with Singpass".”
“The First Schedule to the ETA will also be amended so that Part 2 of the ETA, which contains the enabling legal framework for electronic records, electronic signatures and electronic contracts, will apply to contracts for the sale or other disposition of immovable property, disposition of an equitable interest with respect to immovable property and conveyances of immovable property executed in a PETS mentioned in sections 16U, 16V and 16W. The new Part 2B, containing new sections 16T to 16Y, will also provide a framework that will allow contracts and deeds executed electronically through the PETS to meet certain legal form requirements needed for legal validity of equivalent documents executed in writing today. The new section 16U will enable a requirement under the law, including section 6(d) of the Civil Law Act 1909, that contracts for the sale or other disposition of immovable property are to be in writing and signed, to be met by a secure electronic record signed with a prescribed secure electronic signature in a PETS. The new section 16V similarly enables a requirement under the law, including in section 7(2) of the Civil Law Act 1909, that a disposition of an equitable interest respecting any immovable property or interest in such property is to be in writing and signed, to be met by a secure electronic record signed with a prescribed secure electronic signature in a PETS. The new section 16W will enable deeds for the conveyance or transfer of any estate or interest in immovable property and deeds of security for payment of monies under a mortgage to be electronically executed validly in PETS if conditions in new section 16W(3) are met.”
“Launched in January 2021, this integrated online portal streamlines the process of buying and selling HDB flats through features, such as the customised financial calculators, HDB Flat Eligibility letter applications, integrated loan application service and flat listing services. Currently, the portal already enables HDB to digitalise the processing and approval of resale flat applications. It will be enhanced progressively with more features, such as the use of digital signatures for signing of documents for HDB transactions. Where HDB is appointed to act in the conveyance of an HDB flat, the portal will also enable parties to conduct flat transactions through the use of secure electronic records and electronic payments of conveyancing monies, which will be developed in tandem with DCP. Where the flat's transaction involves private lawyers, the portal will interface with DCP to enable data transmission and cross-platform conveyancing functions. For conveyancing transactions to be carried out electronically on the DCP and the HDB Flat Portal, existing laws must be updated to create the legal framework for digital conveyancing transactions. This will be done through this Bill. The first set of amendments involve the Electronic Transactions Act 2010 (or ETA). ETA will be amended by adding a new Part 2B to enable conveyancing transactions to be executed electronically through the Prescribed Electronic Transaction Systems (PETS). The PETS will be set out in a new Fifth Schedule to the ETA and will initially be confined to two portals – the DCP and the HDB Flat Portal.”
“This will help to address some of the pain points and feedback which have been raised to us, including those that I had mentioned earlier. For example, facilitating electronic transfers of conveyancing monies will mean buyers no longer have to spend time and effort applying for cheque books which they may otherwise not need, while solicitors no longer need to arrange for physical trips to the bank to arrange for payments to be made by cashier's order. Property agents can also better track the progress of the property transactions under their charge through the DCP instead of manually checking in with the seller or buyer, or their solicitors. Solicitors and clients can also save time and effort by applying digital signatures in a secured platform as opposed to making arrangements for wet-ink signatures. The DCP is developed in phases. In early 2026, a pilot will be launched to cover the Option-to-Purchase stage of the resale phase of private residential property transactions. SLA has been providing extensive support to parties that wish to start transacting over the DCP, with 14 training workshops held for 28 law firms, 67 lawyers and 112 conveyancing executives who will be participating in the pilot. At present, an estimated 38% of law firms by market share have been onboarded. New functionalities will be added in each phase. The DCP will also expand the types of property transactions – private residential, commercial and industrial property transactions – in phases. Another enabler in the digitalisation of the conveyancing process is the HDB Flat Portal, which covers the processes relating to the sale and purchase of HDB flats.”
“The DCP, which is a fully electronic end-to-end conveyancing platform for property transactions, was first announced at the Committee of Supply (COS) debate in 2021. I had also provided an update in March at the COS debate earlier this year. With the DCP in development, we have been able to reassure members of public, such as the individual I mentioned earlier, of our plans to digitalise the conveyancing process, while we carefully continue the development of the DCP, taking the necessary time to account for the scale and complexities involved in digitalising the entire conveyancing process. During this time, SLA has also worked with key stakeholders, such as the Council for Estate Agencies (CEA), the Urban Redevelopment Authority (URA), the Central Provident Fund Board (CPFB), the Inland Revenue Authority of Singapore (IRAS), the Housing and Development Board (HDB), the Singapore Academy of Law, the Law Society of Singapore, the Real Estate Developers' Association of Singapore (REDAS), the Association of Banks in Singapore, banks and financial institutions, to ensure their perspectives have been considered. Some of the features of the DCP will include, a streamlined and user-friendly experience, with guided workflows and online transaction milestones to help parties navigate the conveyancing process; robust authentication and verification measures to enable parties to sign electronic contracts for sale of immovable property securely; tools that enable seamless communication, coordination and tracking between lawyers, financial institutions, real estate firms, agents and government agencies. When fully implemented, DCP will thus provide increased efficiency, greater convenience, improved coordination and tracking as well as enhanced transparency and security.”
“This is in part due to the lack of a fully digital platform and existing legal requirements for conveyancing transactions. For example, legislation today requires that contracts for sale of immovable property and deeds of conveyance of immovable property must be in writing. Wet-ink signatures for those documents, which, in turn, necessitate physical meetings. In addition, payments are primarily made through cashier's orders that must be purchased and delivered. Physical documentation is, therefore, still integral to the property transaction process. And considerable time is spent preparing, checking, physically delivering and safekeeping these documents. We understand that such requirements can be a source of frustration to members of the public. For example, in October 2022, a member of public wrote to Minister Josephine Teo, who was then the Minister for Communications and Information, to share his views on what he believed were some anachronistic situations, including having to arrange to make two conveyancing-related payments by cheques. This individual questioned why digital transfers could not be supported, highlighting the inconvenience this posed for individuals, like himself, who had no cheque book. He also highlighted that even the process of opening an account for the purposes of a new cheque book was so tedious that his bank advised that it would be easier for him to borrow someone else's cheque book instead. Our agencies have been aware of these issues and have been working hard, over the years, to electronise the conveyancing process. One key plank in the journey to transform the current manual and paper-based process to a fully digitalised, end-to-end conveyancing process is the development of the Digital Conveyancing Portal (DCP) by SLA.”
“Mr Speaker, Sir, on behalf of the Minister for Law, I beg to move, "That the Bill be now read a Second time." Sir, the conduct of Government business must be trustworthy and efficient. We have a duty not just to ensure the strength of our services that cater to the public, but to make the access to such services, easy, prompt and making as few demands as possible on the time and attention of the Singaporeans we serve. To do this, I introduce the Electronic Conveyancing and Other Matters Bill, which will relate to two of the most consequential decisions many of us will make in our lives. The first is how we buy property. Here, the Government proposes to amend existing legislation to facilitate the digitalisation of the property conveyancing process. The second is how we want decisions to be made for us when we no longer have the mental capacity to make them ourselves. Here, we introduce amendments to the Mental Capacity Act 2008 to further digitalise the end-to-end process of making a Lasting Power of Attorney (LPA). The first set of amendments are to facilitate the work of various agencies involved in the conveyancing process, led by the Singapore Land Authority (SLA). The second set of amendments are proposed by the Ministry of Social and Family Development (MSF). I will start by first focusing on the amendments relating to property conveyancing. Property conveyancing is the legal process of transferring the title in a property from one party to another. Singapore has a robust property conveyancing framework, which provides a foundation for stable and reliable property rights and in turn, gives certainty to individuals and businesses alike in their dealings. However, anyone who has gone through the process will know that it is largely manual and paper-based.”