Comptencies

Question 1

Ethics l2 cpd

Answer 1

1st rule of conduct
CPD - requirement
cpd tree

Question 2

ethics l2 licence to alter

Answer 2

5th rule of conduct
acting in public interest
by ensuring that the alterations (CCTV) were complete in line with the lease
maintains relationship between ll and t

Question 3

L3 ethics prop man

Answer 3

Rule of conduct 1
tenant approached requesting i review business rates
I detailed to them that this was outside of my remit and that we had no terms of engagement and so my company could not act
with their permission i forwarded their details to rates team

Question 4

ethics L3 vals

Answer 4

Client push back on my reported numbers
detailed to them that the evidence provided to me substantiated the valuation i reported

Question 5

client care l2

Answer 5

long term goals tailoring services
esg at fort dunlop

Question 6

client care l2 arrears

Answer 6

updated client on arrears position detailing to them the poorer payers.
presented log to occupier
suggested action for escalating matters

Question 7

L2 communication Vals

Answer 7

confirming comps and discussing market with agents

Question 8

l2 communication tax

Answer 8

received portfolio of asset
identified opps
compiled schedule
reported how each hereditament moved through the cca process

Question 9

H&S l2

Answer 9

Lone working

Question 10

H&S L2

Answer 10

Inspection
ppe
risk assessment on site
(some had plant and machinery - wore appropriate ppe and followed marked walk ways)
proceed

Question 11

accounting

Answer 11

proft and loss
balance sheet
dun and Bradstreet
covenant strength
client money handling

Question 12

business plannig

Answer 12

fees
costs
new client activity
cross selling

Question 13

conflict/ dispute

Answer 13

CHP
Mediation, negotiation, expert witness, arbitration

Question 14

data

Answer 14

data protection act 2018
UKGDPR

Question 15

Diveristy and inclusions

Answer 15

effective team work
diverse workforce
unconscious bias

Question 16

Inclusive environments

Answer 16

equality act 2010
part m - building use and access
talent attraction

Question 17

sustainability

Answer 17

Carbon emission 40% global emissions
Breeam
EPC
Mees

Question 18

PM L2

Answer 18

Licence to alter
mezzanine

Question 19

PMl2 management

Answer 19

management report
lease events
rent / s/c collections
fm - detailed they were likely to break, use management report to see how long and clarify arrears they would need to clear

Question 20

pm l3 sublet

Answer 20

carry out subletting
check alienation
check head of terms and their compliance with lease terms
requested financial review and sanctions check via in house process
advised client that there the subletting go ahead via licence to sublet
and that the agreed rent would help future lettings and rr

Question 21

Licence to alter l3

Answer 21

received a request to carry out alterations to the demise
reviewed lease alterations clause and requested Info regarding works, pli, rams sketches and schedule of works - review from bs
confirmed no impact on epc
advised client to permit the alteration via licence to alter

Question 22

local tax l2 deletion

Answer 22

office brum
redevelopment works
removal of m and e, toilets, raised floor
recived photos, gannt chart, scheme over view
drafted check with evidence and legal basis

Question 23

L2 local tax val

Answer 23

rates saving opps in an office
rental tones close to avd below rates payable
challenge document
legal basis
statement of truth

Question 24

l3 office merger

Answer 24

3 hereditaments for which the occupied in totality
consecutive floors
reviewed other rates agreements
carried out valuation
identified saving
carried out - merger check
pico (woolway v mazars reversal)

Question 25

measurement l2 retail

Answer 25

sketch plan
nia basis
zoned shop floor in the office

Question 26

Measurement l2 office

Answer 26

measured on nia and ipms 3
as this is a rics requirements

Question 26

Inspection l2 cov

Answer 26

lone working
ppe
abnormalities

Question 27

Inspection l2 Birmingham

Answer 27

office mcc (newater house)
development next door (103)
diverted walk ways
noise
dust
photos
challenge

Question 28

L3 inspection Retail

Answer 28

Business rates, Birmingham
Masked area due to abnormal walls and floor plain
completed a check to reflect the masked area

Question 29

L3 inspection telford

Answer 29

Stafford park
assumed break
due to significant tenant fit out
established geographical operations
limited substitutability

Question 30

vals l2 cov

Answer 30

mv mr and sa vpv
DHL - Rowley road
investment method
local agent for new letting assumption
comps for yield and rent s

Question 31

vals l2 wolves

Answer 31

booker
highly specific layout and use
commented on more weight being place on same occupier properties being sold
low eaves
less loading doors
low site coverage albeit car park

Question 32

vals 3 manufacturing broseley

Answer 32

syspal
owner occupied
used rental evidence from Telford spoke to agents about appropriate disounts
valued on vpv (investment) cross referenced with comparable method (albeit limited comps hence the investment method)
advised on lack of EPC - compliant however should the property become vacant then it wouldn’t (reflcted in yield)

Question 33

L3 automotive l3

Answer 33

truck and van
13% site coverage
40% basis industrial rent
remaining land on a per acre basis
adopted investment method due to high income security and long uxt
adopted target initial yield of 5.25% on guaranteed uplift in rent review in a couple months time (capitalised top up rent)
deducted cost of top up and notional pcs to get MV

Question 34

Dev app l2 wolves

Answer 34

ARY to market rent
bcis estimates
profit on 17.5% on gdv broke back to 15% on costs
internal purposes w/o liability

Question 35

dev app l2 evesham

Answer 35

loan sec
residual land valuation
compiled evidence for gdv
reviewed borrowers costs
identified that thee were high in comparison to bcis - however these were due to the planning permission
low site density as well and so impacted land value which was shown in sensitivity analysis
deciding whether to sell or build out the scheme

Question 36

l3 dev app Henley

Answer 36

highlighted to client impact of fast sale rates in market
predominantly equity buyers
insulated from much of the current risk
reflect 100% debt - conservative
increased IRR

Question 37

l3 Wrexham

Answer 37

full planning permission
for 11 homes
received offer from buyer
spoke to local agents given it is away from my patch
used bcis - corss referenced given lack of schemes
cross referenced scheme with land sales
detailed findings of sensitivity analysis that proposed sale price would be acceptable if costs increased by 5 or 10%