apc

Question 1

What advice did you give around data protection and TUPE during the Craven House sale?

Answer 1

I advised checking TUPE obligations for the building manager and protecting ELI data. Also, to confirm buyer’s position on retaining staff.

TUPE refers to the Transfer of Undertakings (Protection of Employment) Regulations, which protect employees’ rights when a business is transferred to a new owner.

Question 2

How did you mitigate the data breach risk in the Zurich portfolio?

Answer 2

Advised on monthly data checks, implemented a purge of stale data, and flagged potential Data Protection Act breaches.

Regular data checks help ensure compliance with data protection regulations.

Question 3

Why prepare a Schedule of Condition at 90 Union?

Answer 3

To protect landlord’s interest in loose CAT A furniture and clarify responsibilities at lease end.

A Schedule of Condition documents the state of a property at the start of a lease.

Question 4

What did you do when you found a suspected subtenant at 141 Acton Lane?

Answer 4

Reported to client, froze rent, informed solicitors, and wrote to tenant—breach resolved by subtenant removal.

Question 5

Why recommend early S25 notice service at the Quadrant lease renewal?

Answer 5

Property was under-rented. Early notice helped control negotiation timeline and align lease with surrounding units.

Question 6

What valuation method did you apply for the Hounslow industrial unit?

Answer 6

Investment method: used market rent, ARY, reversionary yield adjustment, and present value multiplier.

Question 7

How did you handle service charge apportionments at Albemarle House for capital works?

Answer 7

Added two new schedules with weighted apportionments for cyclical external works; followed lease terms for chiller.

Question 8

What lease clause restricted assignment at 61 Piccadilly?

Answer 8

Tenant could not assign to a group company. Advice was to reject the proposal.

Question 9

What assumptions and disregards did you apply in Hampton’s rent review?

Answer 9

Assumptions: vacant possession, 5-year term, good repair. Disregards: goodwill, improvements, and predecessor occupation.

Question 10

Why did you report both NIA and IPMS 3 at 1 Croydon?

Answer 10

To resolve a dispute with the tenant and maintain professional reporting standards across different users.

Question 12

How did you ensure compliance with the Data Protection Act during the disposal of Craven House, and what advice did you give your client regarding TUPE obligations?

Answer 12

Ensured compliance by following legal protocols and advising on TUPE obligations.

Question 13

What key risks are associated with transferring sensitive tenancy and staff information in a commercial property transaction?

Answer 13

Key risks include data breaches, loss of confidentiality, and non-compliance with data protection laws.

Question 14

How did you identify a potential data breach in the Zurich portfolio, and what steps did you advise to mitigate the risk?

Answer 14

Identified through regular audits and advised on immediate containment and notification procedures.

Question 15

What best practice controls should be in place for data management in commercial property portfolios?

Answer 15

Best practices include data encryption, access controls, and regular training for staff.

Question 16

What were the commercial and legal reasons for preparing a Schedule of Condition at 90 Union?

Answer 16

Commercial reasons included protecting investment; legal reasons involved liability and maintenance obligations.

Question 17

What actions did you take upon discovering an unauthorised subtenant at 141 Acton Lane, and why?

Answer 17

Took immediate action to terminate the sublease to protect the landlord’s interests.

Question 18

Can you provide an example of how you’ve incorporated sustainability considerations into your commercial property work?

Answer 18

Incorporated sustainability by advising on energy-efficient upgrades and green certifications.

Question 19

Walk me through your advice on the lease renewal at the Quadrant, and why you recommended early service of the S25 notice.

Answer 19

Advised early service to secure favorable terms and avoid potential disputes.

Question 20

How did you approach the Hampton Business Park rent review? What assumptions and disregards did you consider?

Answer 20

Approached by analyzing market trends and disregarding outdated rental values.

Question 21

How did you amend service charge apportionments at Albemarle House for major works?

Answer 21

Amended apportionments based on updated cost assessments and tenant agreements.

Question 22

What lease restriction did you identify at 61 Piccadilly and how did it affect your advice on assignment?

Answer 22

Identified a restriction on subletting, which influenced the assignment strategy.

Question 23

How did you structure the PPM plan at 120 High Street Epsom to minimise tenant impact?

Answer 23

Structured the PPM plan with phased works and tenant communication to minimize disruptions.

Question 24

What are the steps involved in preparing a residual valuation, as with Whitehorse Lane?

Answer 24

Steps include estimating development costs, projected income, and calculating residual value.

Question 25

Describe the investment method valuation you carried out for the Hounslow industrial unit and how you handled yield risk adjustment.

Answer 25

Valuation involved analyzing comparable sales and adjusting yields based on market conditions.

Question 26

How did you calculate turnover rent at Guilford and verify tenant data?

Answer 26

Calculated based on sales figures and verified data through tenant submissions and audits.

Question 27

What are the challenges in reconciling a multi-schedule service charge like Albemarle’s?

Answer 27

Challenges include ensuring accuracy, managing discrepancies, and maintaining transparency.

Question 28

How do you assess a tenant’s financial strength when reviewing an assignment proposal?

Answer 28

Assess by analyzing financial statements, credit history, and market position.

Question 29

Why did you dual report NIA and IPMS 3 at 1 Croydon, and how did you resolve the measurement dispute?

Answer 29

Dual reported for compliance and clarity; resolved disputes through consensus on measurement standards.

Question 30

How did you measure the retail unit in Richmond with a curved atrium well, and what guidance applies?

Answer 30

Measured using specific guidelines for irregular shapes, ensuring accuracy in reporting.

Question 31

How did you structure the PPM plan for 120 High Street, Epsom?

Answer 31

Spread costs over 5 years to reduce impact on tenant cashflows, prioritised essential repairs, aligned with service charge budgets.

Question 32

How did you advise on the turnover rent at the Guildford property?

Answer 32

Reviewed lease terms, requested audited turnover certificates, calculated rent based on lease formula, and reported results to tenant.

Question 33

What risks arise when transferring sensitive tenancy data in a commercial sale?

Answer 33

Breach of GDPR, loss of confidentiality, reputational damage, and potential claims if TUPE/staff data mishandled.

Question 34

What specific data controls did you recommend for Zurich's portfolio?

Answer 34

Monthly data audits, regular updates of tenancy records, secure access controls, and two-year data retention rule.

Question 35

What is TUPE and why was it relevant to the Craven House sale?

Answer 35

TUPE (Transfer of Undertakings) may apply to the building manager; buyer may inherit employment liabilities if applicable.

Question 36

What did the curved atrium well in the Richmond unit affect?

Answer 36

It complicated measurement. As per NIA/IPMS rules, excluded the well from the measured area to maintain accuracy.

Question 37

In the residual valuation at Whitehorse Lane, what were your key steps?

Answer 37

Estimated GDV, deducted construction and professional costs, applied developer’s profit, and discounted back to present value.

Question 38

Why did you increase the yield in the reversionary valuation at Hounslow?

Answer 38

To reflect higher risk of future income; used a higher yield for the reversion to adjust for uncertainty.

Question 39

Why was arbitration the ADR method used in the Hampton lease?

Answer 39

Lease specified arbitration; suitable for technical disputes like rent reviews with valuation detail at the core.

Question 40

What role do assumptions and disregards play in a market rent review?

Answer 40

Ensure fairness: assumptions simulate a new letting, disregards remove tenant-specific value like goodwill or improvements.

Question 41

How did you ensure accuracy in the Albemarle service charge reconciliation?

Answer 41

Reconciled across multiple schedules, involved audit to confirm correctness, and followed RICS best practice for transparency.

Question 42

Why did the landlord refuse assignment at 62 Piccadilly?

Answer 42

Proposed assignee was part of tenant's group, which lease prohibited. Landlord relied on this to oppose the assignment.

Question 43

What prompted the re-measurement at 1 Croydon?

Answer 43

A tenant disputed existing measurements. I measured and dual-reported using NIA and IPMS 3 for transparency and consistency.

Question 44

What were your key considerations when advising on the lease renewal at the Quadrant?

Answer 44

Market rent trend, under-rented position, early Section 25 service, alignment with neighbouring unit renewals.

Question 45

How did you incorporate sustainability into your work with SOCOTEC?

Answer 45

Conducted inspections aligned with sustainability risk checks; worked with specialist consultants to ensure environmental standards and future-proofing were met.

Question 46

What are common sustainability considerations in commercial real estate?

Answer 46

Energy efficiency, lifecycle costs, EPC ratings, climate resilience, tenant engagement, and compliance with MEES regulations.

Question 47

How did you handle the Albemarle House service charge budget for long-term works?

Answer 47

Created new apportionment schedules reflecting infrequent major works; used lease terms to justify full contribution to chiller replacement.

Question 48

What are the risks of not phasing planned maintenance costs, like at 120 High Street?

Answer 48

Tenant disputes, cashflow pressures, poor recovery, and reputational damage with occupiers due to cost spikes.

Question 49

What best practice did you apply during the service charge reconciliation at Albemarle?

Answer 49

Audited process, careful allocation across mixed-use schedules (retail/commercial), and alignment with lease obligations.

Question 50

Why was IPMS 3 used alongside NIA in the measurement at 1 Croydon?

Answer 50

NIA is traditional for valuation/letting; IPMS 3 is the international standard for comparability. Reporting both meets market and RICS expectations.

Question 51

What complications did you face measuring the Richmond retail unit?

Answer 51

Curved atrium well excluded under NIA/IPMS; required careful assessment to ensure compliance and avoid overstating lettable area.

Question 52

What financial document did you request for calculating turnover rent at Guildford?

Answer 52

Audited turnover certificates, required by the lease, used to calculate the rent share owed by the tenant.

Question 53

What is the purpose of reviewing tenant financials, like at 62 Piccadilly?

Answer 53

To assess covenant strength during lease events like assignment; helps protect landlord's income security and investment value.

Question 54

How do you assess financial strength in a tenant company?

Answer 54

Review profit/loss, balance sheet, gearing, liquidity, credit rating, and audit flags. Compare trends and group structure.

Question 55

What does the present value multiplier reflect in a valuation?

Answer 55

Time value of money – it discounts future cash flows back to a net present value based on yield assumptions.

Question 56

In a residual valuation, how do you calculate land value?

Answer 56

Deduct construction/professional costs, fees, and profit margin from GDV, then discount to present value to determine land worth.