APC MOCK Qs

Question 1

CS: What was included in the ToE?

Answer 1

Address,
Client contact/billing address
Terms of service
Agency basis (sole or joint)
AML / Conflict checks
Fee agreement

Question 2

CS: What is joint agency?

Question 3

CS: What were your fees on this instruction?

Question 4

CS: What other basis of agency instruction are there?

Answer 4

Joint, Sole and Multi

Question 5

CS: What is dual agency?

Question 6

CS: How is the services charge calculated on the estate?

Answer 6

Estimated annually

Question 7

CS: How is the service charge calculated per unit?

Answer 7

Based on a psf basis

Question 8

CS: What was the East London industrial market like at the time of the instruction?

Question 9

CS: Was the specification of the parking at the subject property in line with the surrounding availability?

Question 10

CS: Under what regulations do you need to provide an EPC on marketing material?

Question 11

CS: Can you talk to me a little about MEES? What is it?

Question 12

CS: Raised a V-angled board at the front of the estate. What size was the board?

Question 13

CS: What legislation relates to marketing boards?

Question 14

CS: What needs to be included in the marketing brochure?

Answer 14

Address, photos, map, size, business rates, epc, description

Question 15

CS: What is a covenant?

Answer 15

The financial strength and durability of a business

Question 16

CS: How would you assess a tenant’s covenant?

Answer 16

Profits test
3 years audited accounts
Dunn & Bradsheet

Question 17

CS: What is the difference between an effective and standard FRI basis?

Question 18

CS: Do you think your quoting rent was high enough?

Question 19

I: 5 items of PPE

Answer 19

steel toe cap boots, hard hat, high vis, gloves and ear defenders

Question 20

I: What do you fill out pre-site visit?

Question 21

I: What would you be looking for externally on inspection of a warehouse?

Answer 21

How it is clad, parking provisions, estates security, surrounding availability

Question 22

I: Where do leaks commonly happen in industrial units?

Question 23

I: What are some common defects of an industrial property?

Question 24

I: How can you tell if a property is built of a cavity wall construction?

Question 25

I: Different construction

Question 26

I: Whats the difference between CAT A & CAT B fit out in offices?

Question 27

V: What are 5 methods of valuation

Question 28

V: Can you tell me about the hierarchy of evidence in the comparable method?

Answer 28

There are different levels - Ella add in

Question 29

V: How do you find comps?

Question 30

V: What's a reversionary yield?

Question 31

V: What is the Red Book?

Question 32

V: When was the Red Book last updated?

Question 33

V: What is the difference between a residual valuation and development appraisal?

Question 34

V: What is a sensitivity analysis?

Question 35

V: When would you use a sensitivity analysis

Question 36

V: As part of PS1 within the Red Book, could you name me the 5 exceptions when not providing a Red Book Valuation

Question 37

M: How would you measure an Office?

Answer 37

NIA

Question 38

M: What is excluded from NIA?

Question 39

M: On your office in Weybridge you've measured on an NIA, is there any other way you could measure the unit?

Question 40

M: How do you measure an industrial unit on a GIA basis?

Question 41

M: When would you measure on a GEA basis?

Question 42

M: What would be the benefit of measuring on a GEA basis rather than GIA for agency purposes?

Answer 42

GEA would calculate a larger sq. ft and therefore total a larger rental value.

Question 43

M: How would you measure an industrial unit?

Question 44

M: How would you measure the minimum eaves of the property?

Answer 44

To the underside of the eaves haunch

Question 45

L&L: Could you talk me through the estates agents act - when does it apply?

Question 46

L&L: What does the estates agents act say?

Question 47

L&L: What is the difference between an assignment and subletting?

Question 48

L&T: Mention zoning in your subs, what is that?

Question 49

L&T: What is the L&T Act 1954?

Question 50

L&T: What is security of tenure?

Question 51

L&T: Can you tell me about any specific section of the Act?

Answer 51

Section 30: Landlords grounds to oppose a lease renewal.

Question 52

L&T: What are the grounds within S.30 of the L&T Act?

Question 53

L&T: What is the difference between a lease and a licence?

Question 54

L&T: What characteristics make a lease a lease?

Question 55

L&T: Do you know any case law relevant to a lease v licence?

Question 56

P&S: For your industrial unit in Canning Town, you mention the final offer was accepted which was unconditional. What might you see in a conditional offer?

Question 57

P&S: Why is it important to interrogate funding when someone is purchasing a building?

Question 58

P&S: What may be a more risky funding structure?

Question 59

P&S: What are the methods of purchase & sale?

Question 60

P&S: What would be the process when selling a building? (from start to finish)

Question 61

P&S: What are the benefits of Private Treaty?

Question 62

P&S: Is there any method of sale where you are bound to sell something?

Question 63

P&S: When are you bound to sell

Answer 63

on the gavel you are bound to sell

Question 64

P&S: Is VAT charged on all transactions?

Question 65

P&S: Do you know anything about the transfer of going concerns?

Question 66

DM: How do you ensure your data is stored securely?

Question 67

DM: What does GDPR standard for?

Question 68

DM: What does GDPR ensure?

Question 69

DM: What are some of the principles of UK GDPR?

Question 70

DM: What could be the punishments if you break UK GDPR law?

Question 71

DM: How much could you be fined for breaking UK GDPR?

Question 72

DM: Who polices UK GDPR?

Question 73

DM: Do you know anything about the Freedom of Information Act?

Question 74

E: What are the 5 Rules of Conduct?

Question 75

E: You have listed the Bribery Act 2010, can you tell a little bit about this?

Question 76

E: What are the six principles of the Bribery Act 2010?

Question 77

E: What are the four offences of the Bribery Act 2010?

Answer 77

to bribe, being bribed, not reporting a bribe ANOTHER ONE

Question 78

E: If you were in a room and client tried to offer you a bribe, what would you do?

Question 79

E: If a client wanted to pay LSH in cash, even if it was company policy to not accept cash, is there a limit mentioned within the RICS to which you cannot accept cash?

Question 80

E: Whats an AML and why do you have to do it?

Question 81

E: What do you actually do if you're carrying out an AML check? What does the AML team actually do?

Question 82

E; When might you carry out enhanced due dilligence checks on a client?

Answer 82

Over 10,000 per month?

Question 83

E: What is the RICS policy on the use of social media?

Question 84

E: You do a piece of work and you then receive a complaint from the client, how would you go about this?

Question 85

E: What about if the client was still unhappy, how would you raise it with the RICS?

Question 86

E: What disciplinary procedures would you receive from the RICS in relation to a complaint?

Question 87

E: What three levels of discplinary action are there?

Question 88

E: How do you close a RICS practice?

Question 89

E: Can you tell me about anything that is topical about property at the moment?

Question 90

E: What are the three different types of conflict of interest?

Question 91

Ethics: What is the difference between conflict avoidance and conflict management?

Question 92

Ethics: How might you manage a conflict?

Question 93

CS: When was the property built ? and how did you identify this ?

Answer 93

Early 2000s -