Difficult Q's

Question 1

How would a Lidl store be appropriate with regards to design

Answer 1

Through reviewing Historic Englands building map and search list i was able to confirm that there were no listed buildings on site

Having reviewed Prescot Town Conservation Area Appraisal i was able to confirm that it was not in a conservation area. Not in a conservation area

Question 2

What is the current use class order in England

Answer 2

Town and Country planning use classes amendment England Regulations 2020
-Overhauled the 1987 Use Class Order

Question 3

What is an overage?

Answer 3

seller’s right to receive additional payments from a buyer at some point in the future, triggered by an event

Question 4

What have you not included in your development appraisal

Answer 4

No developers profit or calculation on finance

Question 5

What are the three forms of sensitivity analysis

Answer 5

-Simple sensitivity analysis - changing of key variables
-Scenario analysis - varying scheme
-Monte Carlo Simulation - using probability theory

Question 6

How did you successfully negotiate at Prescot

Answer 6

-in person meetings
-lost site had good working relationship
-quicker timescale of BA
-teams of planning consultants

Question 7

Talk me through the inspection you undertook at Garston

Answer 7

-pre-exchange inspection to assess if condition of building was as identified and inspecting if any further reports were required to assist with demolition tender
-Pre-inspection I
- Carried out a risk assessment
- Spoke to the occupier and checked PPE requirements
- Checked relevant plans
-Also recieved a short H&S briefing by the site supervisor

Question 8

You mention demolition application and tender at Garston. What further info would you require off the tenderers?

Answer 8

Risk and method statement (RAMS)
+ construction phase plan
-Temporary works plan

Question 9

You mention weekly inspections at Bromborough and Wrexham. How did you prioritise site safety whilst inspecting?

Answer 9

Prior to inspection I would
-Carry out a risk assessment
- Speak to the occupier and check PPE requirements
- Check if plans available
- Check condition of PPE
-review meeting minutes

When i arrive on site i would
- sign in and have site induction
-put on PPE

Whilst inspecting I would
-obey all site insturctions
-do not enter prohibited areas
-identify any H&S issues and site progress

Question 10

Tell me about an inspection you undertook at Wrexham

Answer 10

-Site closure as a result of poor H&S standards
-Excavations not hoarded
-No edge protection when working from height

Question 11

What are the CDM regulations

Answer 11

Construction Design and Management Regulations 2015
-Aim is to improve the management and co-ordination of H&S at all stages of construction project
-three main duty holders
-the client
-principle designer
-and principle contractor

Question 12

Who polices CDM

Answer 12

-H&Saftey executive (HSE)
-F10 form required if project lasts longer than 30 days

Question 13

What health and safety legislation are you aware of

Answer 13

-Health and Safety and Work act 1974

Question 14

What H&S RICS Guidance Note are you aware of

Answer 14

-RICS Guidance Note Surveying Saftely, 2nd edition 2018 effective 2019

Question 15

Tell me about your employers health and safety policy?

Answer 15

-Aim = preventing work related injuries or illnesses
-At a staff level:
-regular training refresher courses
-Risk assessments compulsory for all projects

Question 16

What does the Guidance Note RICS Surveying Safely include

Answer 16

-Personal responsibilities for RICS members and firms
-Surveying safley
-Workplace H&S
-Site visits

Question 17

What legislation governs asbestos

Answer 17

-The Control of Asbestos Regulations 2012

Question 18

What guidance note would you have regard to when measuring?

Answer 18

RICS Code of Measuring Practice 6th Ed, 2015
I am also aware of RICS Property Measurement 2nd Ed 2018 incorporating IPMS

Question 19

What is NIA

Answer 19

• usable area of the property measured to the internal perimeter wall

Question 20

Whats GEA

Answer 20

Area of building measured externally at each floor level

Question 21

What are the different types of IMPS

Answer 21

-IMPS 1 = GEA
-IMPS 2 = GIA
-IMPS 3 = NIA
IMPS excludes shared circulation areas
-and measures to IDF on a floor by floor basis

Question 22

What is yield

Answer 22

Investment return expressed as a percentage of the capital value

Question 23

define all risks yield

Answer 23

Yield of a fully let property at MR reflecting all prospects and risks attached to the particular investment

Question 24

What is net yield

Answer 24

resulting yield adjusted for purchaser’s costs

Question 25

At Caldy Valley, how would you value the park if it was over rented?

Answer 25

Layer/hardcore method

Question 26

In simplistic terms, how is a yield calculated?

Answer 26

-income/price x 100

Question 27

Whats a return

Answer 27

The term used to describe the performance of a property

Question 28

What is true yield

Answer 28

Assumes rent paid in advance and not in arrears

Question 29

What is nominal yield?

Answer 29

-Initial yield assuming rent is paid in arrears

Question 30

Gross yield

Answer 30

-yield is not adjusted for purchasers costs e.g auction result

Question 31

What is the DCF method in RICS?

Answer 31

It is an explicit approach where all future cash flows are estimated and discounted to their present value.

Question 32

What is the NPV

Answer 32

Determine if investment gives a positive return

Question 33

What is IRR

Answer 33

Measures the profitability of investments

Question 34

What does the Red Book do

Answer 34

-sets out mandatory rules and best practice guidance for approved valuers undertaking valuations

Question 35

When was the red book published and when did it become effective

Answer 35

-2021, effective 22

Question 36

What is the structure of the Red Book

Answer 36

-Intro -Glossary - Professional Standards (PS) -Valuation Technical and Performance Standards (VPS) -Valuations Applications (VPGA) -IVS

Question 37

What are the 3 core standards of the NPPF

Answer 37

NPPF is fundamentally based upon achieving sustainable development through economic, social and environmental objectives (para 8)

Question 38

When was NPPF published and when was it revised

Answer 38

Published 2012 Revised 2021

Question 39

What is a s73?

Answer 39

S73 of the Town and Country Planning Act 1990 LPA to agree to remove/ vary/discharge the conditions of a planning permission minor material amendment

Question 40

What law governs development and town planning in the UK?

Answer 40

Town and Country Planning Act 1990

Question 41

How do you go about making a planning application

Answer 41

-Fill out application form Notify all parties with an interest in the land. They have 21 days to make representations -Pay fee

Question 42

What are the steps once a planning application has been registered

Answer 42

-Application registered -Applicant is notified -Public consultation for 21 days -Followed by committee report -should be 8 weeks for decision

Question 43

How can you appeal a planning decision

Answer 43

right to appeal under s78 of the Town and Country Planning Act 1990

Question 44

What is a non material amendment

Answer 44

Changes to a planning proposal that are minor and dont materially alter size or scale of footprint

Question 45

What act requires developers to consult with communities before submitting an application

Answer 45

Localism Act 2011

Question 46

What is the process for create in a local plan

Answer 46

Publication Submission Inspectorate Adoption

Question 47

What is a core strategy

Answer 47

This Core Strategy sets out a spatial planning framework for the long term development of the Borough for the next 15 to 20 years. It is a strategic document providing the broad strategy

Question 48

What is a... -Local plan - -Neighbourhood plans -Supplementary planning docs -Development Plan Documents -NPPF

Answer 48

-Local plan - prepared by LPAs. They set out their vision and framework for the future development of and land use in their area. A local plan identifies what development is needed, where it should go, and what land is protected. -Neighbourhood plans - are prepared by parish or town councils. Allocate sites for development -Supplementary planning docs - Supplementary planning documents (SPDs) add more detail to the policies in the Local Plan. -Development Plan Documents (planning policy docs which make up local plan) -NPPF - NPPF is fundamentally based upon achieving sustainable development through economic, social and environmental objectives (para 8)

Question 49

What is the Estate Agents Act 1979

Answer 49

The act regulates estate agency work Its purpose is to make sure that estate agents act in the best interests of their clients, and that both buyers and sellers are treated honestly, fairly, and promptly.

Question 50

What is the property misrepresentation act 1967

Answer 50

-False statement made which induces a party to purchase - can sue for damages or have contract re-scinded

Question 51

What does the Property Misdescriptions Act 1991 cover

Answer 51

Everything

Question 52

What is without prejudice?

Answer 52

Information/evident Cannot be used in a court of law

Question 53

What is subject to contract

Answer 53

Neither party bound unless a formal contract is made

Question 54

What are the different types of easements

Answer 54

Express grant - in title deeds Implied - rather than in deeds, its implied Prescription - using land over 20 years