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RICS APC - YN > Case Study Questions > Flashcards

Case Study Questions Flashcards

1
Q

What defects are associated with this type of period building?

A

Roof - Down
(movement & damp)

Leaning Chimneys - movement
Water Ingress on Roof & around windows and doors - damp
Cracking in the brickwork/movement - movement
Condensation from a lack of air flow - damp
Rising Damp (did not use DMC - damp proof membrane) - damp
Subsidence most noticeable around lintels - movement
Dry Rot - damp

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2
Q

What is the impact on value of the shower being in the kitchen?

A
  • It would have a negative impact on value
  • Incoming purchasers would have to remove the shower and create a shower room/bathroom to fit/suit modern standards
  • Unmodernised throughout the property therefore, would have top undertake full refurbishment anyway
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3
Q

What are the negatives of using indices in your valuation?

A
  • Based solely on their own research for example Savills Prime Central London Index
  • Indices also are based upon data from too broad areas, and simplified asset types (e.g. detached, flat etc.) .
  • Assets perform differently over time.
  • These indices are released quarterly therefore, it is not an accurate representation of the current market
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4
Q

Can you please describe the factors at play of the market movement between 2020 and 2023?

A

2020 - COVID started & lockdowns
2021 - Lockdowns, start of Energy Crisis
2022 War in Ukraine started, Boris Johnson Resigned, Liz Truss Elected, Liz Truss Mini-Budget - crashing economy, Liz Truss Resigned, Rishi Sunak appointed PM
2023 - War continues, Cost of Living, Rising Inflation & Interest Rates

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5
Q

Why did you feel it was appropriate to use a sale transacted in Mar 21 when your valuation date was in Feb 23?

A
  • I felt it was more appropriate to expand my timeline rather than expand the search area radius as I would have to make more adjustments to comparable as they would have been from different markets.
  • I attached more weight to location
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6
Q

How does floor level impact value in these classic period buildings?

A
  • Security/noise level/ease of access
  • Ceiling height didn’t affect value on my building because it is purpose built block and not a period conversion
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7
Q

Are there any other circumstances when a Charities Act report is required apart from a disposal?

A
  • No
    (Purchase report aren’t charities act regulations)

CHECK

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8
Q

How has the landscape for investors of this type of property changed over the last year ?

A
  • Mortgage rates gone up - more expensive for investors to borrow if
    they need to therefore, less incentive making BTL investments less
    profitable for them - apart from cash purchasers
  • Plans to scrap “no fault” Section 21 evictions, outlined in the Renters
    Reform Bill, have prompted many buy-to-let investors to
    consider their position.
  • Unmodernised properties are expensive to renovate as cost of
    labour and materials increased
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9
Q

What is the definition of IPMS 2 Residential?

A

Similar to GIA.
Measuring the interior area of the building
Measured to the internal dominant face of the wall.
Measurement included but stated separately are for example covered galleries and balconies.

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10
Q

Talk to me about rental yields in PCL

A
  • Average prime gross yields across London have risen significantly over the past two years
  • Flats continued to see increasing returns as rental growth for these properties still outpaced capital value growth across all regions.
  • Also, imbalance between supply and demand will continue to put upward pressure on rents.
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11
Q

What changes did the Charities Act 2022 introduce on 14th June 2023 to the selling, leasing or otherwise disposing of charity land?

A
  • It widened the category of designated advisers who can provide
    charities with advice on certain disposals. From a ‘designated
    adviser’ as opposed to a ‘qualified surveyor’.
  • A trustee, officer or employee can provide advice on a disposal if
    they meet the relevant requirements
  • Giving trustees discretion to decide how to advertise a proposed
    disposal of charity land
  • Removing the requirement for charities to get Commission authority
    to grant a residential lease to a charity employee for a short periodic
    or fixed term tenancy
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12
Q

What is the Bank of England base rate currently?

A

5.25% (21 September 2023)

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13
Q

What is the difference between IPMS 2 and IPMS 3B?

A

IPMS 2 you measure the interior area of the building whereas IPMS 3B you are measuring the area in exclusive occupation, both measurements are measured to the Internal Dominant Face and finished surface.

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14
Q

Who could be a “designated adviser” under the Charities Act 2022?

A
  • A fellow or professional associate of the RICS
  • A fellow of the Central Association of Agricultural Valuers
  • A member of NAEA (National Association of Estate Agents) Propertymark at fellow grade.

Also,
- a trustee, officer or employee can provide advice on a disposal if they meet the relevant requirements.

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15
Q

What are current mortgage rates looking like?

A
  • The average cost of a two-year fixed rate deal across all borrower
    types* now stands at 6.12%.
  • The average cost of a three-year fix stands at 5.98%,
  • The average five-year fixed rate today is at 5.61%.
    (Better.co.uk)
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16
Q

When was the Edwardian period?

A

1901-1914

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17
Q

When was the Georgian period?

A

1714–1837

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18
Q

What are some common features of Georgian homes?

A

Typically symmetrical
High ceilings
Sash windows
Fan lights: the doors often have these above them

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19
Q

What are some common features of Edwardian houses?

A

Edwardian design was influenced by other periods and styles:
Red brick
Wider, brighter rooms
Large windows
Simple internal decorative features
Edwardian homes tend to be shorter than equivalent Victorian residences
Off road: Edwardian houses were set back from the road

20
Q

When was 67 Walnut Tree Walk built?

A

1903

21
Q

Why was a valuation under the charities act required?

A

My Client is the “Walcot Foundation” who is a charity

22
Q

If there had been a flat that had sold in the subject building at £375,000, how might that have influenced your opinion of market value?

A
  • Would depend on the floor level of the property
  • Size (lot of weight allocated to the size of the property)
  • Condition
  • Could have brought up the market value of the property
23
Q

If the costs had been very minimal to the bring the property up to a modernised standard, how might that have changed the advise that you might have given your client?

A
  • If it had been cheaper to modernise the property and there was a margin decent enough for my client to make a profit, I would advise my client to renovate the property, advise them of the potential market value of the property when renovated
24
Q

Why did you decide that £325k was the asking price that you should list the property at?

A

CHECK WITH JOHN

25
Q

The property went under offer over your valuation, what does that tell you about your valuation?

A
  • There was a high level of interest in the property
  • CHECK WITH JOHN
26
Q

Flat 5, 61 KPR + Flat 6, 366 KR, were both third floor walk up flats. How did you acccount for this? What impact did this have on your opinion of market value?

A
  • Third floor walk up flat is less attractive compared to a first floor walk up as you have to walk up more flights of stairs
  • Work to an improved value first making an percentage adjustments first then take off £200 psf for condition
27
Q

What was agents feedback + advice, how did that impact your valuation?

A
  • The location of the property would generate a lot of interest
  • Mixed market - some buyers still looking for some kind of renovation project, buyers would like to put their own stamp on the property some buyer skeptical with the rising costs of materials
  • Rising interest rates - might put off investors and some first-time buyer who would be looking to borrow

Base rate 3.50% (15 Dec 2022)
Base rate 4.00% (2 Feb 2023)

28
Q

Who would be the likely purchasers of a property like this property?

A
  • Owner-occupiers
  • First-time buyers
  • Pied-a-terre
29
Q

Why might interest rates be particularly relevant to this property?

A

As I would expect the likely anticipated purchasers to be a first-time buyer/owner-occupier or investor who would be relying on a loan

30
Q

What might make historical sales more applicable?

A

If it is the a property situated in the building or in the subject building in a similar size

CHECK WITH JOHN

31
Q

If you had a sale in another building from a year or so ago, how might you analyse that at the valuation date?

A
  • Look at indices
32
Q

How do indices work?

A

They measure the rate at which the prices of residential properties (flats, detached houses, etc.) purchased by households are changing over time.

33
Q

Can you briefly explain how you got to £35,000 for the estimated amount to refurbish the property?

A
  • Estimated that amount after having discussions with my firm’s building surveyors
  • New kitchen £5-7k
  • New bathroom £4k
  • Carpets to bedroom + reception room
  • Laminate wood to kitchen + hallway
  • Painting
  • Lighting
  • Rewiring
  • Contingency 10%
34
Q

You said that roughly equates to £73.60 psf (£35,000) to refurbish the property? Is there anything you can cross check that figure with? amount against?

A
  • Cross check with BICS
  • Internally with firm’s building surveyors
35
Q

What are your company’s valuation standards?

A
  • There is a process to follow
  • Competence - Independence (conflict of interest) - Terms of Engagement (signed and returned)
  • Arranging Access
  • Follow inspection process: desktop, locality, external, internal
  • Follow company health and safety’s procedures throughout
  • Follow RICS Red Book Standards when writing report
  • Valuation report peer reviewed before being sent to the client
36
Q

Can anyone peer review your reports?

A
  • No, needs to be someone of a partner level
  • Valuation reports need to be peer reviewed by a Registered Valuer
37
Q

You said that the building was in good external condition, what does good external condition look like? What things might have you been looking out for, what things might have caused concern?

A

Inspected external from roof down

  • Leaning Chimneys - movement
  • Water Ingress on Roof & around windows and doors - damp
  • Cracking in the brickwork/movement - movement
  • Condensation from a lack of air flow - damp
  • Subsidence most noticeable around lintels - movement
  • Slippage of roof tiles

Many Edwardian buildings were built with shallow foundations and they can be subject to ground movement. This can be caused by proximity to trees or bushes, certain types of clay soil, or leaking drains. Signs of ground movement include gaps or cracks in the mortar of the house.

CHECK WITH JOHN

38
Q

What section of the UK National Supplement deals with the valuation of charity assets?

A

UK VPGA 8 Valuation of charity assets

39
Q

What section of the Red Book deals with Terms of Engagement?

A

VPS 1

40
Q

Why did you use private treaty and not auction?

A
  • Accountability
  • Confidential process

CHECK

41
Q

Talk me through how you inspected the property?

A
  • Desktop
  • Locality
  • External
  • Internal
42
Q

Talk me through how you inspected the property internally?

A
  • Looking out for any defects
  • Specification
  • Condition
  • Layout of the flat

CHECK

43
Q

Talk me through how you measured the property?

A
  • Printed floorplans from the client
  • Prior to arriving at the property, planned out how to measure the property
  • Checked my disto was calibrated before going on inspection
  • Walked around the property with the floorplan to check it was the same layout and the floorplan was correct
  • Measured flat and took individual measurements of each room
  • Measured ceiling heights
  • Took check measurements

CHECK

44
Q

Please can you tell me about the Kennington property market?

A

Average flat price in Feb 23 was around £490k

45
Q

What are rental yields in Kennington like?

A

3.72%

CHECK

RICS APC - YN (22 decks)

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