SoE Experience Qs Flashcards

Question

Why were you not competent to do the measurement for garden land?

Answer 1

I am not a land surveyor and the area was overgrown and uneven so required a land surveyor with the skills, experience and tools to measure the area.

Answer 2

Complaints Handling Guidance Note 2016 1. Should notify insurers as soon as a complaint is made 2. CHP should be issued with TOE 3. Complaints log maintained 4. CHP and ADR processes must be approved by RICS

Answer 3

I knew the changes to the car park with greater restrictions and charges could be unpopular as it was to prevent it from being used by staff from a nearby hospital but it was the only way to ensure it could be used properly by local shoppers. I helped to ensure that an unpopular but necessary change could be implemented effectively by my client with suitable transparency and responsibility. I hosted regular meetings to ensure all parties, including members, highways, neighbourhoods and legal were kept fully updated throughout the process so they could handle any public queries and took on their feedback on the process throughout and ensured everything was documented and reporting procedures were followed.

Answer 4

If it is a member of the public or a Council colleague without experience or knowledge of the property sector, I may explain how things work more thoroughly or use slightly different, less technical jargon. I often have to write notes for members or reports that can be shared publicly, so I will write formally and with sufficient detail and reasoning to ensure the decision making process is understood.

Answer 5

Some is better as the regular statistics and this is how I would normally display it in an email. Sometimes in presentations or reports it might appear better or easier understood as a graph or chart.

Answer 6

Important to agree client objectives and negotiating strategy beforehand, e.g starting offer, highest/lowest offer. Consider method of communication - some prefer face to face meetings, sometimes its better over email to ensure there is a paper trail and everything is well documented. Walk away when needed Understand other party position Deciding what is non negotiable, what is negotiable.

Answer 7

Report scored the options out of 5 for political, economic, financial, environmental, legal. Its effective as it goes to local members who might not have a background or strong understanding of development appraisals or housing policy etc so to clearly outline a professionals opinion of the options with an easy to understand scoring method is beneficial to them and accelerate and streamline the decision making process. Also provides clear documentation for the decision making process than can be referred back to in the future.

Answer 8

Ensured that all ideas for the scheme were recorded and ensured that all stakeholders felt listened to and that their feedback would be taken into consideration. It also ensured that progress could be made efficiently by making everyone aware of the actions and what they needed to contribute before the next event.

Answer 9

Giant hogweed is an invasive plant that can cause serious health issues including skin damage. I noticed it because it is tall, with a thick stem with purple blotches and white flowers. I immediately contacted the property management team to arrange for disposal and treatment of the area and to install the signs warning the public of the danger.

Answer 10

Identify the client Check information on companies house for beneficial owners Get company name, address, company number Obtain information on the purpose and nature of business relationship

Answer 11

Important for countering bribery, corruption and money laundering. To access tenant's covenant strength and ability to pay rent.

Answer 12

A balance sheet is a statement of financial position showing the businesses assets and liabilities. A profit and loss account is an income statement summarising a business's income and expenditure transactions.

Answer 13

Provides a roadmap for achieving goals and inform decision making. Can refer to the business plan to ensure that every decision contributes towards the objectives in it. For example when we decide on options for disposal, we can access the options on how much they contribute to the Council's goals.

Answer 14

Understanding and managing potential sources of conflict can help to mitigate or avoid these conflicts. Identifying the risk and potential impact it can have on a project can help inform decision making around it. If it is risky and can be avoided then do so. If there is less risk then perhaps it can be brought up.

Answer 15

Helps to encourage collaboration and building a consensus. Helps to prevent misunderstandings. Can foster a good working relationship so if conflicts do arise, they are less damaging and can be resolved with greater ease.

Answer 16

Provides impartial solutions for resolving disputes. Helps to support mediation, arbitration and Expert Determination through providing the service and experts in a cost effective way.

Answer 17

Provides rules for identifying and managing conflicts of interest and ensure members and firms operate to high ethical standards. Defines three types of conflict - party, own interest and confidential info. Handle conflict 1. avoidance 2. informed consent 3. conflict management.

Answer 18

Need to follow the 12 golden rules. these include Have to report breaches to manager immediately so that processes or behavior can be amended. Must make sure legal and regulatory requirements are met, confidentiality is ensured, information is protected and integrity maintained. Work securely online, do not click untrustworthy links and ensure anything suspicious is reported.

Answer 19

The Council has three equality objectives. 1. Promote inclusive employment and work 2. Promote community involvement and engagement 3. Deliver inclusive and accessible services. Important to promote social value, reduce inequality in learning opportunities and employment outcomes, improve services to minorities and protected characteristics through greater engagement with them.

Answer 20

Built environment and construction contributes significantly to emissions and therefore climate change. Surveyors can help by encouraging schemes with consideration of these issues and utilise elements of green construction, high EPC standards and renewable energy sources. Can assist in the retrofitting of older buildings to improve efficiency and working with developers and contractors known to take consideration of these issues. Not supporting projects that have significant negative environmental impact.

Answer 21

Traditional - on site using brick, steel, concrete Prefabrication - manufacture offsite, assemble onsite Modular - offsite complete with fixtures and fittings, assembled on site Steel frame - usually for industrial/warehouse Concrete frame - strong and versatile Green construction minimising environmental impact

Answer 22

Usually caused by movement, water or deterioration of materials. Subsidence - downward movement of foundations Condensation Water ingress Rot

Answer 23

Traffic light system signifying significance of the defect and urgency of the repair.

Answer 24

Market for the local area e.g high value area for resi. Proximity to services, similar industries and use types. Availability of infrastructure and public transport. Frontage and proximity to other stores and foot traffic important for retail.

Answer 25

I used GIA, to the eaves height and including lift wells and loading bays and ancillary offices. Excluded the fire escape.

Answer 26

It was class C industrial, it was in decent repair but quite old and dated and the office area could do with some refurbishment.

Answer 27

Part of a larger industrial estate with good road access and ample parking. Limited public transport.

Answer 28

Standard clause to return the property in its original state upon expiry. If the property is in better condition or there are other concerns then it can be more specific or put limitations on what alterations can be made.

Answer 29

It's grade C, so was low, around £5psf

Answer 30

There were only some finishings, particularly flooring internally. Main issues were some landscaping that was incomplete including the installation of some benches that were in the plans. They also needed to finish the reinstatement of a small patch of green open space that had been churned up during the works.

Answer 31

Property Measurement 2018 introduced mandatory International Property Measurement Standards Code of Measuring Practice 2015 is the best practice document for other properties where IPMS does not apply.

Answer 32

It depends on the reason for the measurement, for example valuation might be different to building cost estimates.

Answer 33

Laser measurer Tape measure can be used when laser is impractical like narrow spaces or when measuring surfaces that don't reflect laser well and checking accuracy. Trundle wheel for outside as lasers can be distorted.

Answer 34

NIA is standard for the valuation of shops. It measures Net Internal Area excluding columns, stairwells and areas with ceiling height below 1.5m and storage areas formed by structural partitions. Should include storerooms with non structural walls.

Answer 35

Valuation technique used for retail properties based on the idea the rental value decreases further away from the street. Value halves every 6.1m. Can use mirror zoning when there are 2 main frontages.

Answer 36

Included columns, lift wells and loading bays but excluded fire escapes. Measured the ancillary offices using GIA.

Answer 37

Eaves height is the height between the floor and the lowest point on the underside of the roof. Clear height is how much clearance the room has, e.g from floor to lighting. Used to work out how much can be stored. Shutter door height useful to know size of the vehicles etc that can access.

Answer 38

It is mandatory for most valuations. Ensures best practice is followed and establishes consistency in valuations that can be relied upon by clients.

Answer 39

Advice for negotiations and litigation Internal purposes Statutory functions like RTB valuations Initial market assessments

Answer 40

Comparable Investment - value income stream e.g rent capitalised with a yield. Profits method - assessing turnover Residual - GDV, deduct costs inc profit and finance Contractors /Depreciated replacement cost

Answer 41

Determining the worth of an asset. Required as part of auditing and for understanding Council's assets as part its balance sheet.

Answer 42

They are minimum space standards outlined by the government for all new residential buildings. They are optional and it is up to local planning authorities to implement minimum space requirements.

Answer 43

I focused on category A evidence, which is direct comparables, completed transactions or near identical properties and similar properties. I received sufficient evidence from colleagues and the Jacobs team for comps of similar completed transactions in similar locations I was able to focus on category A evidence. I had evidence across South Manchester including Withington, Fallowfield, Didsbury and Chorlton. I applied my knowledge of these areas to calculate a suitable price per m2.

Answer 44

They outline the process of agreeing to or refusing to renew a lease that has security of tenure. S.24 the lease holds over until notice S.25 Landlord rules for renewing or opposing lease. Serve notice with terms of lease or grounds for opposing S.26 Tenant rules for new tenancy, notice with proposed terms. LL must serve counter notice if opposes S.27 Tenant serve no notice served if moves out before expiry S.28 Current tenancy continues until the agreement of a new tenancy.

Answer 45

Gives security of tenure to business tenancies giving them right to lease renewal and remain in occupation at end of lease.

Answer 46

Tenancy, used as a business, occupied by the tenant for more than 6 months. Cannot be excluded tenancy

Answer 47

Breach of repair Persistent delay paying rent Other substantial breach Provision of alternative accommodation Demolition or reconstruction - must prove firm intention with planning ocs, funding, necessity of possession. Owner occupation

Answer 48

Usually upward only Market rent Indexed to RPI or CPI Time not of the essence Assume property is fit for immediate use, used for purpose outlined in lease, all covenants have been observed. Disregard goodwill of tenant occupation or attached to the property. Ignore tenant improvements that had LL consent.

Answer 49

Independent Expert, Arbitration, Mediation. Can often be outlined in the Rent Review clause of lease.

Answer 50

Arbitrator acts on evidence provided, IE investigates and use own knowledge too. No appeal with IE Arbitrator bound by Act, IE not but can be bound by lease. IE can be liable for negligence

Answer 51

New lease that exstinguishes the existing lease. Can have longer term than the original and can have other variations to existing lease. It is preferred to a surrender and regrant as it is not subject to SDLT. It is preferable to a regear as it means a new, clean modern lease can be agreed that is suitable to each parties requirements and excludes anything outdated or no longer necessary.

Answer 52

Needed to address several changes to the lease, Council generally prefer overriding lease to a regear. Wanted to change term, rent payable and change of use. An overriding lease is preferable as it enables both parties to have a new, clean modern lease. It is also preferable to surrender and regrant as that could be subject to stamp duty therefore preferable to both parties.

Answer 53

Fall under sui generis but made lease explicit in allowing EV charging and allowing the works that would be required to install these. Also permitted the sale of hot food from the existing service station store which had previously been denied.

Answer 54

Usually is preferable for rent to paid to guarantee income over a long period but the premium offer was substantial. They also submitted a business plan outlining how the changes also gave the leaseholder ability to invest in the site by expanding store and including EV. Also in Council interest as it was beginning to look scruffy on a main road into city and EV is a focus. Lenders were unwilling to finance it with a high rent attached so agreed to peppercorn with substantial premium.

Answer 55

Entered into negotiations with the tenant including exploring alternative sites for them to use. Reading and interpreting lease. Finding a solution to the issues. Prepared and served a notice that could be attached to the lease. Provided client with strategic advice on how to manage issue and reached agreed solution for all parties.

Answer 56

The lease stated that a letter would be allowed to extend the longstop date if both parties agreed. I checked with Legal whether the wording was sufficient and arranged with them attaching it to the lease.

Answer 57

Lease requires the payment of rent. Lease gives exclusive use of the land, licence just allows access to the land. Licence provides no estate in the land Lease can be assigned, licence is personal Licence can be terminated at any time.

Answer 58

Assessment of tenant's ability to comply with terms of lease. Usually related to rent. Profit test, profit must be 3x rent for 3 years or Net asset value of business 5x annual rent.

Answer 59

Bank details, landlord references, credit check, 3 years audited accounts.

Answer 60

Mandatory statement to improve quality and fairness of lese negotiations. Promotes use of new HOTs template to make lease drafting more efficient. Includes negotiation best practice advice and guides for tenants and landlords.

Answer 61

Includes advice and information on ethics, duty of care, legal updates, Terms of Engagement requirements and conflicts of interest. Practical information on types of agency and methods of sale.

Answer 62

Has core principles of how to act and deal with people including no discrimination, act in a fair, honest manner, carry out work with skill and diligence, avoid conflicts of interest. Includes advice on acting ethically, securing instructions, disposal and acquiring property.

Answer 63

Hard standing surface required or installed. Secure, fenced off to allow storage of goods Good highways access, need to ensure loading and unloading goods and wide turning circles doesn't impede traffic. Undertake extensive condition survey and photographs as they can cause damage, particularly to the ground.

Answer 64

Two very different sites with different uses and rents. They had slightly different commencement dates and the car park was for a longer period.

Answer 65

The property needed a decent amount of work, it had most recently be used as a contractors office while they did roadworks in the area. It was going to be used by a dentist, so needed a lot of work and installation of specialist equipment.

Answer 66

The rent was calculated as a percentage of the tenants income so it was beneficial to the Council to ensure there were few void periods and it was consistently fully rented out. The delay's with landlord consent had resulted in some lettings falling through.

Answer 67

Applies for all acquisitions, disposals of land, freehold property and leasehold property with capital value. Must act with honesty, accuracy, clarity, no discrimination, obligation to inform clients of bids, keep client money separate. Agreement and liability for costs.

Answer 68

Negative licencing - right to be estate agents taken Prohibition order - stop agent practicing Warning order to stop actions Can be individual or practice

Answer 69

Prohibits unfair business to consumer practices. Duty owed to all potential clients and purchasers Unfair practice includes false/misleading information, exerting pressure or lack of diligence. Unlimited fine or prohibition order

Answer 70

Consumer Protection Act is broader to cover potential clients and buyers, not just buyers. Also covers exerting pressure, not just information. Applies during whole sale and letting process, not just pre contract.

Answer 71

Auction, informal tender, formal tender and private treaty.

Answer 72

Tender might be preferable if there is lots of interest. Auction could drive up the price in good conditions but more likely to guarantee a sale for a difficult to dispose of property.

Answer 73

Negotiation Completing transaction from inspection to documentation. Recommending course of action

Answer 74

It was seen as important in promoting Council's active travel scheme due to its position near key cycling infrastructure and the services and community engagement it offered. Huge community involvement in the refurbishment of the building and did not want to see that go to waste. Also seen as an important element of Council's district centre regen work for Levenshulme. A different buyer could have moved away from all of this. Members were keen to see the Council take over.

Answer 75

It is a former victorian era railway station, it has undergone extensive refurbishment. The age of the property with its period details as well as its value to the community and the Council made it less straightforward. Subsequently valued it using investment method.

Answer 76

It was seen as critical to active travel policy and driven by members desire to ensure its future. Could have resulted in community issues had it gone to an owner with different plans, particularly after there had been so much community involvement in establishing it. Council priority is not always financial, need to take holistic view of the positives of the acquisition and its wider value. Council would still be earning a rent and with rent review provisions in the long lease it will likely end up being financially viable.

Answer 77

Some of the defects included movement in the external walls and the extension works not being suitably tied to the main building and did not appear to be in accordance with building regs and potential need to rewire the building as it appeared to be inconsistent throughout. I noted and photographed some issues, but I'm also not a structural or building surveyor and did not know the severity. There was potential to go ahead with the purchase if they were more minor issues as on others we were able to undertake £15k of works, but £44k was too high. Also concerns with the chimney and the boiler installation.

Answer 78

Development appraisals assess the feasibility and profitability of a scheme, a residual value is just used to assess the land value. Development appraisal considers the entire project, not just land value. Can also be used to compare different schemes.

Answer 79

Provides guidance to valuers to be used with the red book to value development property. Outlines the approach, valuation methods which are comp and residual and how both should be used to cross check the other. Assumptions needs to be clearly identified in report. Valuation given as a single figure except when there is potential for significant variation (options/design)

Answer 80

It is a way of quantifying risk. Changing different inputs such as build cost and how they could impact the viability of a scheme and the level of risk involved.

Answer 81

Have a larger contingency Greater developer profit if more risky Ensure sensitivity analysis to calculate risk and model various scenarios to prepare client.

Answer 82

Umbrella term for housing sold or rented at less than market value. Can include different tenures like social rent which is around 50-60% of market value or affordable rent which is around 80%. Shared ownership involves buying a percentage of property and paying a rent on the remainder whilst working towards staircasing and buying outright.

Answer 83

Guidance for valuing using comparable and residual methods, different tenures. I used the approaches outlined, like cross referencing appraisals with different valuation methods e.g residual method, compare with similar schemes and land values per acre.

Answer 84

BCIS is an aggregate and is often not completely up to date so should only be used as a guide. In this period, construction costs were rising rapidly with the impact of covid still being felt. Consulting with MCC building surveyors adds more context and first hand evidence for estimates.

Answer 85

Scored it on political, economic, financial, environmental, social value and legal impacts. It scored higher for social and political even if financial was slightly higher the average was better. Helps support MCC meet targets and would be met with political and public support.

Answer 86

They need to be clearly identified in report. Assumptions are made where reasonable for valuer to accept it as true without investigation e.g condition or tenure. Special assumption is taken as fact even if it isn't - planning permission granted.

Answer 87

Did not meet the valuation High demand for the property due to the area, limited supply and garage owner actively looking to sell In the member area who is the Executive Member for Housing so there would be political scrutiny. Would not be able to justify sale for under best consideration without affordable housing

Answer 88

I ensured it was only used for the purpose of informing the Council's district centre strategy and only used internally and not shared publicly.

Answer 89

I ensure any private information I extract is not shared externally and only used for the purpose stated.

Answer 90

Need to ensure data is protected and only for internal use for its specified use. I know that people have the right to know what data we hold about them, how it is used and to have it erased. I ensure I comply with the Council's rules on security so that data cannot be compromised. I upload data I acquire onto the CPD case management system which is a secure, closed system.

Answer 91

Damaged cladding, corrosion to cladding, leaks around ceiling lights

Answer 92

Leaks around AC, structural movement, damaged cladding.

Answer 93

Water ingress, condensation, damp, tile slippage, structural movement

Answer 94

It did not meet the client's requirements. Even if a reduced offer was accepted and the money could be spent refurbishing, this would have meant more time spent on the property and it wouldn't be available for use immediately. There were better options available.

Answer 95

Take several measurements of known lengths such as room plans or use a tape measure or

Answer 96

Eaves height is the lowest point where the wall meet the ceiling. Clear height is the usable space, from the floor to the underside of the roof or any obstructions like beams or light fittings.

Answer 97

Approximately 0.4 acres.

Answer 98

They are slightly different. Manchester is 106m2 for 4, bed 5 persons. National is 103m2. In reviewing this again, I did use the Manchester space standards.

Answer 99

17% of GDV. I know that it is usually between 15-20% for residential so took slightly less than middle ground as I didn't consider it an overly risky development.

Answer 100

Length, breaks, alienation, rent, rent reviews, L&T Act or contracted out, alterations.

Answer 101

Long leases are usually for development works and are often required by tenant as part of financing and greater security if they are undertaking major works that require funding. Short leases are usually for retail tenants or site compounds that don't require a long lease or security due to undertaking significant works.

Answer 102

Build costs, sales values/rent.

Answer 103

8 shared ownership (70%), 2 social rent (50%)

Answer 104

5% contingency 1% agent acquisition 0.5% legal acquisition 8% professional 1% sales agent 0.5% sales legal 6.% profit on GDV

Answer 105

5% contingency 10% externals 1% agent 0.5 legal 8.5% professional 2% sales & marketing 0.5% sales legal 17.5% profit on GDV

Answer 106

Responsibility to take reasonable care for own and others H&S, follow training and guidance. Report hazards and injuries use equipment and PPE provided as instructed.

Answer 107

Nature restoration fund - pooling contributions from developers of infrastructure to contribute towards major environmental projects, rather than the current piecemeal, case by case approach.

Answer 108

Usually as a fraction of Zone A - around 10% is usually used.

Answer 109

All usable areas, excluding permanent circulation areas, corridors, stairs, columns and low ceiling areas.

Answer 110

Mandatory professional standards including Ethics, compliance with standards, exceptions Guidance on valuation methods and when they are applied Guidance on definitions, assumptions, TOEs