Ella Mock Interview

Question 1

CS: Prior to instruction, why do you carry out AML checks ?

Question 2

CS: How do you carry out Conflicts ? and what do they get checked against ?

Question 3

CS: What is the point of a COI check ?

Question 4

CS: Issues LSH Standard LoE - on a joint sole agency basis - what does this mean ?

Question 5

What are the different basis of agency in LOE ?

Question 6

CS: Can you tell me about the local industrial market

Answer 6

+ General market commentary

Question 7

CS: When you inspected you identified the age - bec of the age what defects are you looking for ?

Question 8

CS: if you found Japanese Knotweed, how would you identify it ?

Question 9

CS: In your accommodation table you note the areas of the unit - what is the usual percentage of office in a warehouse

Question 10

CS: can you name any further institutional characteristics of a warehouse unit

Question 11

CS: you gave comp evidence to get to an ERV - did you treat an under offer estate evidence the same as other evidence ?

Question 12

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

Question 13

CS: is there any particular legislation you need to abide by when making a marketing brochure ? what does this legislation say ?

Question 14

CS: what legislation relates to marketing boards ?

Question 15

CS: you mentioned a forensic examination of the covenant - what does this mean ?

Question 16

CS: in terms of competence and the profits test - what is the profits test ?

Question 17

CS: in your proposal you stated the schedule of condition was requested - what is a schedule of condition ?

Question 18

Who would draft a schedule of condition ?

Answer 18

Building surveyor

Question 19

CS: Did you advise your client to exclude the letting from security of tenure

Question 20

What does security of tenure mean ?

Question 21

Inspection: How would inspection differ from agency to valuation ?

Question 22

Inspection: if you were inspecting a unit with a colleague, and they hurt themselves, what would you do ?

Answer 22

Check you are ok first.

Question 23

Inspection: Prior to inspection, what form do you fill out ?

Question 24

Inspection: Can you name 5 types of PPE ?

Answer 24

Hard hat, high vis jacket, steel toe cap boots

Question 25

Inspection: Can you name an potential hazardous materials on site ?

Question 26

Inspection: Can you talk about the concept of a safe person ?

Question 27

H&S: What is the health and safety legislation that rules over the UK ?

Question 28

H&S: What is the RICS regulation regarding Health and Safety

Answer 28

Surveying Safely

Question 29

Measurement: What does GIA mean ?

Question 30

Measurement: What is excluded in GIA ?

Question 31

Measurement: Would you include a mezzanine in GIA

Question 32

Measurement: Would you include a loading canopy in GIA

Question 33

Measurement: Would you include a fire esacape in GIA ?

Question 34

Measurement: What is the difference between IPMS 3 and GIA for measuring offices

Question 35

Measurement: is there any IPMS for Industrial property ?

Question 36

Measurement: Do you know when any IPMS for industrial could be brought in ?

Question 37

Measurement: What is the standard office specification ceiling height ?

Question 38

Measurement: What would the eaves be on a 50k sq ft warehouse on a brand new unit ?

Question 39

Measurement: what is the difference with clear internal height and apex ?

Question 40

Measurement: how do you measure the apex ?

Question 41

Vals: What are the 5 methods of valuation

Question 42

Vals: can you give an example of when you would use the profits method ?

Question 43

Vals: you used ITZA when valuing a retail unit - is that a meathod of measurement ?

Question 44

Vals: why and how far is each Zone A in measuring ITZA

Question 45

Vals: How do you do a term and reversion ? And you can draw this out if you like.

Question 46

Vals: When would you do a term and reversion ?

Question 47

Vals: Why would the yeild be lower for the term than the reversion ?

Question 48

Vals: What is a yeild ?

Question 49

Vals: As a valuer why would you need professional indemnity insurance ?

Question 50

Data Management: What is DGPR ?

Question 51

Data Management: Is this applied in the UK ?

Question 52

Data Management: When was the UK Data Protection act introduced

Question 53

Data Management: Do you know the 8 rights in UK GDPR

Question 54

Data Management: What are the principles in UK GDPR

Question 55

Data Management: How do you secure your data ?

Question 56

Data Management: Where do you store your data ?

Question 57

Data Management: Whats the problem with printed data ?

Question 58

L&T: What time limits apply to LR notices ?

Question 59

L&T: What method did you use to Value the retail method in Enfield ?

Question 60

L&T: What specific retail method did you use to value this ?

Question 61

L&T: Can you explain valuing ITZA ?

Question 62

L&T: When would you recomend that a LL serves notice in a protected LR

Question 63

L&T: Can you tell me about any notable sections of the Landlord and Tenant Act 1954 ?

Question 64

L&T: What kind of tenancy are covered by the landlord and tenant act

Answer 64

Commercial tenancies

Question 65

L&T: For you Aylesbury example, why did you advice you client not to go to court ?

Question 66

L&T: You mention time is of the essence, how did you know this was the case ?

Question 67

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

Question 68

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

Question 69

Leasing and Letting: Can you guide me through your example letting in Witham

Question 70

Leasing and Letting: What is Shell condition ?

Question 71

Leasing and Letting: did the property being in shell condition effect your negotiation ?

Question 72

Leasing and Letting: how did you identify the rent free agreed ?

Question 73

Leasing and Letting: Are there any alternatives to rent depositis

Answer 73

A gaurantor

Question 74

Leasing and Letting: What is a Garuantor ?

Answer 74

What documents apend to a lease with a gaurantor - AGA

Question 75

Leasing and Letting: What is required with storing money for a rent deposit ?

Question 76

Leasing and Letting: what legislation around storing deposit money

Question 77

Leasing and Letting: Can you talk about the RICS Code of leasing business premises 2020

Question 78

Leasing and Letting: What are the appended documents in the RICS Code of leasing business premises 2020

Question 79

Leasing and Letting: can you name 10 items included within a heads of terms document ?

Question 80

Purchase and Sale: What are the 4 methods of purchase and sale ?

Answer 80

Informal tender
Formal tender
private treaty
auction

Question 81

Purchase and Sale: Whats the difference between informal and formal tender ?

Question 82

Purchase and Sale: For informal tender, when you request bids, what is included on a request for bids letter ?

Question 83

Purchase and Sale: When making an offer what do you include in the offer letter ?

Question 84

Purchase and Sale: Why is the funding strategy important ?

Question 85

Purchase and Sale: Are there any RICS documents that guide on purchase and sale ?

Question 86

Ethics: What are the 5 rules of conduct ?

Answer 86

• honesty and integrity
• maintain and act competently
• provide high quality and diligent service
• treat others with respect
• act in the publics interest

Question 87

Ethics: Can you provide an example in relation to Rule 4 ? diversity and inclusion

Question 88

Ethics: Assuming you qualify and are going to set up your own business, and what to be RICS accredited, what do you have to do ? VERY TYPICAL QUESTION

Answer 88

Complaints handling doc
RICS Logos
PI Insurance - know why you would have it and some case law for it

Question 89

Ethics: Why do you want to be RICS accredited ?

Question 90

Ethics: What are the benefits to being RICS accredited ?

Question 91

Ethics: you arrive at a client meeting, just you and the client and they get abusive, what do you do ?

Question 92

Ethics: You have completed a deal and are attending an appropriate meal, but party after at a club and see them doing elicit drugs, what would you do ?

Question 93

Ethics: In terms of rules of conduct and receiving gifts, what is the company policy on gift receiving ?

Question 94

Ethics: you are in the pub and a colleague is getting drunk af what do you do ?

Question 95

Ethics: you have completed a transaction, and get offered £2,000 cash from the occupier, what do you do ?

Answer 95

Do not accept it

Question 96

Ethics: Are there any recent cases that have been through the courts that have interested you ?

Question 97

Ethics: in terms of fee negotiations, how would you go about that ?

Answer 97

• market appropriet fees
• no other party undercutting

Question 98

Ethics: Terms of engagement - before issuing what must you do ?

Answer 98

• check you are competent and COI checks

Question 99

Ethics: If there is a conflict, are you able to act on a job ? How would you manage it ?
Would you report the conflict ?

Question 100

CS: Due dilligence - what did your due dilligence cover?

Question 101

CS: How do you do AML checks?

Question 102

CS: What if it did show up with a red flag on the AML what would you do?

Question 103

CS: Talk to me through the construction details of the property

Question 104

CS: Whats the difference between steel portal frame and steel frame building?

Question 105

CS: What is the size of the site?

Question 106

Cs: What was the site coverage?

Question 107

CS: How big is the secure yard?

Question 108

CS: Said you measured the building, what basis of measurement did you use?

Question 109

CS: What does GIA mean?

Question 110

CS: GIA - where do you measure to in the building?

Question 111

CS: Is the internal wall face brick all the way round?

Question 112

CS: What if it had been the profile steel sheets that come down, where would you measure to then?

Answer 112

Measure to the frame

Question 113

CS: Which was your best comp / transaction and why?

Question 114

CS: Unit H was let at £14.75 psf and you put your ERV as £15.00 psf - why?

Answer 114

Quantum

Question 115

CS: Was there a disclaimer clause on your brochure?

Question 116

CS: What does a disclaimer clause say? Whats the wording?

Question 117

CS: Did you put a board up on the property?

Question 118

CS: What does the rules allow you to do?

Question 119

CS: What are the size restrictions on the boards?

Question 120

CS: Can you illuminate your board?

Question 121

CS: When you set the website up online did you set up your own website or did you use your own properietry software?

Question 122

CS: Whats the cost of setting up your own website?

Question 123

CS: Is that indefinetley? Whats the timescales?

Question 124

CS: If you sent out a brochure and there was a mistake on the brochure you’d sent out, what would you do?

Question 125

CS: How does everyone else know the brochure is wrong if its been sent out publicly and you don’t know who has downloaded it?

Answer 125

Amend the brochure and disclaim online

Question 126

CS: Anything else you should do? How does the law suggest you should deal with it?

Answer 126

when someone enquiries check they have the up to date brochure

Question 127

CS: You mention the Elizabeth Line in the brochure and website. If the unit is attracting local occupiers why do you need the Elizabeth Line?

Question 128

CS: Is your lease or proposed lease fully alienable?

Question 129

CS: Did you put any conditions against the assignment clause at all when you reviewed your HOTs?

Answer 129

AGA & not to be unreasonably witheld or delayed

Question 130

CS: Who was going to draft the Schedule of Condition

Question 131

CS: Tenant draws it up and then what does he do with it?

Answer 131

I would check it first and then send to solicitors

Question 132

CS: Why did you give the prospective tenant 6 months half rent?

Question 133

CS: Can you demonstrate how you used Rule 4 RoC in this job?

Question 134

Inspection: Mention Surveying Safely, what is the safe person concept in Surveying Safely?

Question 135

Inspection: Keeping yourself safe is one example of the safe person concept but there’s another set of people who have obligations under the safe person concept, who are they?

Answer 135

Employer

Question 136

Inspection: What are the four main duties that your employer owes you?

Question 137

Inspection: When you carry out a pre-site risk assessment how do you do that? What does it include?

Question 138

Inspection: What happens if for example if you know that there is asbestos in the building. What precautions would you take when you go down on site?

Answer 138

Dynamic risk assessment - concentrate when on site

Question 139

Inspection: Say you came into contact with asbestos when you were on site, what would you do?

Question 140

Inspection: How would you get the change of clothes?

Question 141

Inspection: What would you do with the clothes you wwre wearing

Question 142

Inspection: Notice on the door to say dont enter?

Question 143

Rent Review / Inspection: Going to the rent review in Reading you say you went down to site and noted down the building, what was the specification of the property?

Question 144

When was it built?

Question 145

If a warehouse had been built in the 1970’s there is sometimes an issue with those types of buildings, what is it?

Question 146

Standard roof light percentage?

Question 147

Why dont we push it up to 20-30% so we use less lights in the unit

Question 148

Two issues when you look at the property are damp and crack, do we classify cracks?

Question 149

Where do I get that classification chart from?

Question 150

If you had a crack of 5mm would you regard that as poor, medium, servere or very severe?

Question 151

What does the design guide say you might have to do to the property?

Question 152

Measurement: Lease renewal in oxford, measured on an NIA basis, what were you keen to find out would not be included in your measured area?

Question 153

Measurement: Was this a multi-let building?

Question 154

Measurement: 1.5 metres headline, why are we doing that? why is it 1.5 metres?

Question 155

Measurement: Explain what you do with heated or cooling units when emasureing on an NIA basis?

Question 156

Valuation: What does the Red Book say about the guidance of your valuation whether its a single unit or 30 assets?

Question 157

Valuation: Does the approach change if you’re valuing a single unit or 30 assets? What does the Red Book guidelines say?

Question 158

Valuation: What do you understand by equitable value?

Question 159

Valuation: What do you understand by fair value?

Question 160

Valuation: What do you understand by market value?

Question 161

Valuation: All your tenancies on the valuation are inside the act, what does that mean?

Question 162

Valuation: What does it entitle them to then?

Question 163

Valuation: How would you take that into account when doing your valuation?

Question 164

Valuation: How many units were there on the retail parade?

Question 165

Valuation: Were you valuing one unit or multiple?

Question 166

Valuation: Was it rack ranted, reversionary, over rented?

Question 167

Valuation: What method did you use?

Question 168

Valuation: Where does the void come in?

Question 169

Valuation: When you valued it did you use the equivalent yield?

Question 170

Valuation: Could you have used the equivalent yield to value?

Question 171

Valuation: What is the equivalent yield?

Question 172

Data Management: What are the six data principles?

Question 173

Data Management: One says only hold data as long as its neccessary, what does that mean?

Question 174

Data Management: Do you think that its legal to keep their data until neccessary?

Question 175

How did you constrict the data base to deal with the budget rents

Question 176

Data Management: What columns do you ahve in your spreadhset in the budget rents?

Question 177

Data Management: So this is a data base of someones portfolio

Question 178

Data Management: The projected rent you put in is that on a headline or net effective basis?

Question 179

Data Management: How do you calculate the net effective rent?

Question 180

Data Management: When you times it by the rent and then divide by the area

Question 181

Data Management: You said in your example you would take off 3 months rent free. What if the transaction was 8 months rent free, what would you do then?

Question 182

Data Management: Is there another way you could figure out the net effective?

Question 183

Landlord & Tenant: How do you know a lease is contracted out the 1954 Act?

Question 184

Landlord & Tenant: What process do the parties go to to contract the lease outside the act?

Question 185

Landlord & Tenant: Whats the difference between a lease and a license

Question 186

Landlord & Tenant: Any case law in relation to Lease v Licence?

Question 187

Landlord & Tenant: How did the landlord start the rent review off?

Question 188

Landlord & Tenant: How do you know if time is of the essence?

Question 189

Landlord & Tenant: If the parties couldnt agree the rent what did the rent review provisions provide for?

Question 190

Landlord & Tenant: Whats the difference between an arbitrator and independent expert?

Question 191

Landlord & Tenant: How do you serve a s.26 what are the valid ways of doing it?

Question 192

Landlord & Tenant: If the landlord then came back on your S.26 notice and said they dont want a new lease what would the next step in the chain process be?

Question 193

Landlord & Tenant: What is S.30?

Question 194

Landlord & Tenant: What are the grounds?

Question 195

Landlord & Tenant: Whats the process of the landlord serving on these grounds? Does it have a name?

Question 196

Landlord & Tenant: How long does the landlord have to serve the counter notice on S.26?

Question 197

Landlord & Tenant: What if you couldn’t get new lease terms agreed?

Question 198

Landlord & Tenant: Which court would you go to?

Question 199

Landlord & Tenant: You mentioned PACT, what is PACT?

Question 200

Landlord & Tenant: How does PACT work?

Question 201

Purchase & Sale: What are the 12 core ethical standards?

Question 202

Purchase & Sale: In Henley, what method of sale did you recommend?

Question 203

Purchase & Sale: Why did you Private Treaty?

Question 204

Purchase & Sale: Why didnt you do an informal tender?

Question 205

Purchase & Sale: Why did you not go straight to informal tender?

Question 206

Purchase & Sale: Why did you not go more than one round of informal tender?

Question 207

Market Appraisal: What goes in to a market appraisal report?

Question 208

Diversity, Inclusion:
You say you value the work / relationship between the team lines, what does that mean?

Question 209

Diversity, Inclusion: Do you use that team working to cross sell at all? How do you do that?

Question 210

Diveristy: What about the female / male balance in the area youve been working how have you found that?

Question 211

Diversity: How do you create that inclusive environment if you work with many men?

Question 212

Ethics: How do you carry out a conflict of interest check?

Question 213

Ethics: If you were carrying out a conflict check for a valuation instruction and it comes up you did the property 13 months ago, would you see that as a conflict?

Question 214

Ethics: If you set up your own company, what would you have to put in place in terms of PI cover?

Question 215

Ethics: When you pass you have to do CPD, what do you have to do for the rest of this year?