Mandatory Examples

Question 1

Talk me through your ethics level 2 conflict of interest in nine elms?

Answer 1

prior to accepting a valuation I ensured there were no conflicts

I checked the internal data base and sent around a firm wide email

I informed the client of complaints handling procedures and sent out terms of engagement.

Question 1

Talk me through your ethics level 2 example on auction in manchester?

Answer 1

after publication of marketing particulars I noticed a mistake in the lease details

I acted in line with consumer protection and misrepresentation act

I notified my supervisor and issued an addendum with the correct lease details

all interested parties were notified

Question 2

Talk me through your Ethics level 3 post auction sale in Manchester?

Answer 2

four interested parties wanted to submit an offer for a property that did not sell at auction

one party wanted me to disclose information about other offers received

I acted in line with the Estate Agents Act and advised that they should submit offers at the level they were comfortable with

Question 3

What did you learn on your CPD in communication and negotiation?

Answer 3

learnt about the importance of non verbal queues such as

active listening
reading emotions
building rapport - eye contact, body language

Question 4

Talk me through your Client Level 2 example of selling a vacant unit in Retford?

Answer 4

I was approached by an individual who wanted to sell a vacant retail unit in Retford

I informed them that typically those who purchase at auction are investors looking for incoming producing properties so to achieve best value they should explore other avenues such as re letting prior to disposal

Question 4

Talk me through your level 2 client care example on the pre receivership appointment in Merstham?

Answer 4

during a pre receivership appointment the client required the transaction to be kept confidential

therefore when making the relevant enquiries I ensured I did not give away any confidential information

Question 5

Talk me through your level 2 Health and Safety for a residential valuation in the city?

Answer 5

I inspected a building that was currently under construction

I signed in and out of the site

I wore appropriate PPE including steel capped boots, high vis, gloves, goggles and hard hat.

Question 5

Talk me through your level 2 Health and Safety example on auction inspections west of England?

Answer 5

I carried out several inspections for retail units

I planned my route, circulated a copy to my team with estimated arrival timings

Upon entering and leaving the property I let my buddy know

Question 6

Talk me through your level 2 communication and negotiation on receivership?

Answer 6

industrial unit was occupied on terms unknown

I negotiated with the tenant to sign a licence

I actively listened an understood their concerns and objectives and clearly outlined the advantages of signing a license

Question 7

Talk me through your level 2 auction sale on communication?

Answer 7

throughout the marketing period i communicated with my client updating them of the current interest

two parties submitted an offer prior to auction

i informed my client of the offers prior to auction and recommended that they put the property into auction due to high levels of interest

I informed the parties who submitted the offers to register to bid online and assisted them through the process

Question 8

What did you learn on your CPD on ethical standards and regulation?

Answer 8

I learnt about the different types of conflicts

Question 9

Tell me what you know about the RICS Global Professional Standards

Answer 9

apologies this is a mistake in my submission

I understand that these have been updated in 2022 to the 5 rules of conduct

Question 10

Tell me about the health and safety work act 1974?

Answer 10

Health and safety work act is for employer’s to protect the health, safety and wellbeing of employees in the workplace.

firms must have a health and safety policy and ensure staff are trained.

Question 11

Tell me about RICS surveying safely?

Answer 11

RICS-regulated firms are obliged to ensure the health, safety and welfare of people at work by providing, monitoring and maintaining:

a safe working environment

safe work equipment

safe systems of work and

competent staff

Question 12

What is a balance sheet?

Answer 12

statement of business financial position

shows assets and liabilities

assets could include - property / shareholder funds
liabilities could include - borrowings / creditors

Question 13

What is a profit and loss statement?

Answer 13

summary of business income and expenditure

includes pre tax profit, turnover

Question 14

How is Allsop contributing to sustainability?

Answer 14

• signed a pledge with British Property Federation to reach net zero by 2050
• cycle to work scheme
• iPads for inspections (less printing)
• volunteering / giving back to community

Question 15

What is arbitration?

Answer 15

appointed in a quasi judicial role
they will have specialist knowledge and cannot be sued for negligence

Question 16

What is mediation?

Answer 16

neutral mediator no specialist knowledge who facilities discussion and is an informal process

Question 17

what is independent expert?

Answer 17

appointed by two parties
has expert knowledge on the topic
investigate and receives evidence from both parties and makes a decision

Question 18

What is unconscious bias?

Answer 18

subconscious social stereotypes we hold.

Question 19

Was your duty of care upheld when the property failed to sell under the gavel in your ethics level 3 post auction sale in machester?

Answer 19

I provided a greater level of care to the client when the property did not sell at auction as I spent longer communicating with them and other parties in order to achieve a sale

Question 20

When do you think a face to face conversation is better than email?

Answer 20

when discussing complex topics or to communicate bad news

Question 21

What would you check for on a hard hat before putting it on?

Answer 21

the expiry date

Question 22

How would you assess coventant strength?

Answer 22

• Experian rating
• Profits test
• Turnover - turnover increasing year on year is a good sign (growth)
• shareholder funds (cash reserves)

Question 23

What is the lowest threshold for PII?

Answer 23

up to 100,000 is 250,000 of cover

Question 24

If a person who was not the police or HMRC requested Allsop’s accounts what would you do?

Answer 24

I would not provide the accounts as Allsop are not a public body.

Question 25

When you look at a Land registry document it is split into A B and C, what are the sections?

Answer 25

Section A - property address
Section B - current owners
Section C - charges

Question 26

What is your opinion on the governments proposals to scrap the 2027 and 2030 regulations changing?

Answer 26

I think regardless of the legislation space which is dated / poor EPC rating are struggling to let, so landlords may be forced to do the works anyway to let the space

Question 27

What should be included on your goad / pro map?

Answer 27

compass, copy right and arrow.

Question 28

talk me through your level 2 data management example on valuation in south west London?

Question 29

Talk me through your level 2 data management on auction sale Scotland?

Answer 29

tracked levels of interest through auction management system
targeted marketing campaign