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My Residential APC > Ethics > Flashcards

Ethics Flashcards

1
Q

What are the 3 types of conflict of interest?

A

P O C
Party Conflict
Own Party Conflict
Conflict of Confidentiality

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2
Q

Why do you want to become a member of RICS?

A

Because it is the gold standard and after a lot of hard work and learning over the past 10 years it’s the ultimate reflection of the effort that I’ve put in to develop my knowledge and exeperience

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3
Q

What is the role of RICS?

A

It’s role is to maintain the highest ethical and technical standards in surveying and the property industry and to promote trust in the profession

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4
Q

What are the key functions of RICS?

A

Advancing the highest ethical and technical standards in surveying professionals, protecting the public and consumers by enforcing standards and codes of practice and providing expert, impartial advice to governments, business and the public

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5
Q

What is a Royal Charter?

A

A Royal Charter is an instrument of incorporation, granted by The Queen, which confers independent legal personality on an organisation and defines its objectives, constitution and powers to govern its own affairs. For the RICS its objective is to promote usefulness in the profession for the public advantage

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6
Q

Who is the current RICS president?

A

Clement Lau is president, Ann Gray is the President Elect

Richard Collins is the CEO

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7
Q

What do you understand by the term self-regulation?

A

It means that the RICS operates within it’s own published, regulatory framework, rather being legislated by the government. The regulation is led by an independent regulatory board and regional sub-boards

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8
Q

Can you tell me what you understand by the principles of better regulation?

A

5 principles of better regulation (TPACT) - transparent, proportional, accountable, consistent and targeted

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9
Q

What is a Bye-Law?

A

It is a rule, made by an organisation for the governence of it’s members, for the RICS the bye-laws are set out in the Royal Charter, it includes things such as membership levels, who is eligible to join, that the governing council can set fees etc

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10
Q

Give an example of one of the RICS Bye-Laws.

A

Bye-Law 2 sets out the classes of membership, whose eligible to join, the procedures for joining and the priviledges and obligations of membership, another bye-law is the designations of members (FRICS etc)

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11
Q

Explain to me the new RICS Rules of Conduct - what do they replace?

A

There are 5 new rules of conduct and they replace the existing, separate rules of conduct for members and rules of conduct for firms. The new rules combine them and give example behaviours for each rule

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12
Q

When do the new Rules of Conduct take effect?

A

They took effect on 02 February 2022

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13
Q

Who do the new Rules of Conduct relate to?

A

They relate to members and RICS regulated firms

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14
Q

What are the 5 Rules of Conduct?

A

HCQRP

  1. Members and Firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS.
  2. Must maintain professional competence and ensure services are provided by competent individuals who have the necessary expertise.
  3. Provide good quality and diligent service.
  4. Must treat others with respect and encourage diversity and inclusion.
  5. Must act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession.
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15
Q

Give an example behaviour for each rule of conduct.

A
  1. Keep clients money safe and have appropriate accounting controls.
  2. Members and firms only undertake work that they have the knowledge, skills and resources to carry out competently.
  3. Members and firms communicate with clients and others clearly and in a way they can understand.
  4. Members and firms do not bully, victimise or harass anyone.
  5. Members and firms respond to complaints made against them promptly, openly and professionally
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16
Q

What are the core professional obligations of firms and members to RICS?

A

Members must comply with CPD requirements, must cooperate with RICS and supply documentation when asked for it by RICS, Firms must publish a complaints procedure, must have appropriate PII cover, have incapacity cover, cooperate with RICS, display in their business literature that they are regulated by the RICS

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17
Q

What disciplinary procedures can the RICS impose?

A

caution • reprimand • undertakings as to future conduct • fines (in accordance with Supplement 2 to the Sanctions Policy: Fines, Costs and Administration Fees) • conditions on the Member’s continued membership of RICS • conditions on the Firm’s registration for regulation • expulsion of the Member from RICS • removal of the Firm’s registration for regulation
Publishing of outcomes in Modus

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18
Q

In what circumstances can disciplinary procedres be imposed?

A

When it has been found that there has been wrongdoing by a member or firm that breaches the regulations or their work has fallen below the expected standards

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19
Q

When did RICS last update their disciplinary panel rules?

A

October 2019

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20
Q

What are the different levels of action within the disciplinary procedures?

A

Consent Order, Disciplinary Panel, Fixed Penalties,

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21
Q

What do you understand by the term professional practice?

A

It refers to the conduct and work of someone within the profession, so ensuring that they act professionally, with integrity and in a way befitting the profession.

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22
Q

What money laundering regulations or legislation are you aware of?

A

In legislation there is the Proceeds of Crime Act. There is the RICS Countering Bribery and Corruption, Money Laundering and Terrorist Financing Professional statement 2019

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23
Q

What is a red flag of money laundering?

A

They may be willing to pay over the odds for a property with no justifiable reason or they are very reluctant to reveal who the actual buyer is, they might be unwilling to undergo source of wealth checks

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24
Q

What bribery legislation are you aware of?

A

The Bribery Act 2010

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25
Q

What is a bribe?

A

giving someone a financial or other advantage to encourage that person to perform their functions or activities improperly or to reward that person for having already done so.

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26
Q

What are the penalties for accepting a bribe?

A

Potentially up to an unlimited fine or up to 10 years in prison

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27
Q

What are the penalties for being involved in money laundering?

A

Up to 14 years in prison and an unlimited fine

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28
Q

What constitutes an offence under the Bribery Act 2010?

A

Offering to give, or giving a financial or other advantage to someone in return for them improperly performing a relevant activity. The same is fo the reverse of accepting money or an advantage for improrely performing an activity

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29
Q

What constitutes an offence under the current money laundering regulations?

A

It is the possession, concealment, conversion, transfer or making arrangements relating to the proceeds of crime

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30
Q

What is Professional Indemnity Insurance (PII)?

A

It is an insurance policy that provides an individual or business if a client makes a claim for a service that was inadequate

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31
Q

Can you tell me about the RICS requirements in relation to PII?

A

That members or firms must have adequate cover in place, including run off cover. The minimum levels of cover are for turnover of
£100k there must be a minimum of £250k cover,
up to £200k turnover £500k cover and
over £200,001 then a £1m cover must be in place. The maximum levels of uninsured excess are the greater of % of the sum insured or £10k if it’s up to £500k or for over its a max of 2.5% of the sum insured

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32
Q

What would you do if you received a notice of a PII claim from a client or their solicitor?

A

You must inform the insurer

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33
Q

If you were providing services outside of your usual scope to a client, what might you need to do in relation to your PII cover?

A

You would need to inform your insurer or make sure you are covered to provide that service, plus ensure TOE’s were signed and agreed

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34
Q

What is run off cover?

A

It is something that you must have in place to provide insurance cover once you or your business stops trading that covers you in the event of a claim. It needs to be for a minimum of 6 years

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35
Q

What RICS requirements are there relating to run off cover?

A

That it has to be in place, it needs to cover past employees and it needs to be in place for at least 6 years

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36
Q

What changes did RICS recently make to the Minimum Approved PII Wording?

A

They are removed the requirement for larger firms regarding excess, the wording for minimum approved cover has not changed in the most recent 2022 update, but the rules do mean PII policies will provide greater fire safety cover so insurers to exclude a fire safety claim for a building 4 stories or less

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37
Q

Explain PII requirements relating to fire safety cover and cyber cover.

A

Insurers are not allowed to exclusions will not apply to fire safety work in buildings below 4 stories on defence cost inclusive basis. Normally we need to obtain insurance from a list of approved suppliers, but now where this is not possible they must approach the RICS and seek permission to obtain insurance that doesn’t meet the minimum terms. Fire Safety coverage must be provided as a minimum tha covers defence costs as well as payment of the claim. The wording has been changed to clarify the level of cover included in a PII policy

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38
Q

How long can a PII claim arise after the work is undertaken?

A

Usually it is up to 6 years but there are circumstances where it can be up to 15 as claims can be made up to 6 years from when the loss happens, not when the survey happens but it does need to be brought within 3 years of them discovering the loss

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39
Q

What is the Assigned Risks Pool (ARP)?

A

It is a scheme that members can apply to when they are unable to obtain PII cover. It provides cover whilst the firm tries to rectify the issues that are preventing them getting standard cover

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40
Q

Who might need to access the ARP?

A

A firm that has been denied cover and has exhausted all other options.

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41
Q

Explain your understanding of the RICS Guidance Note Risk, Liability and Insurance (1st Edition).

A

It describes common ways professionals could be on the receiving end of a claim and ways in wich they can protect themselves such as ensuring agreements are made that the report cannot be used by third parties, clear TOE’s, agreeing liability caps with clients. It also discussed claims and the time periods for them being submitted. It also looks at PII insurance

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42
Q

Explain when you might agree a liability cap.

A

Where the firm or surveyor wants to regulate some risk in the work that they are doing, it could be done in a valuation in an uncertain market, where there are special assumptions or where aspects of the property were not visible

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43
Q

How would set out third party reliance in Terms of Engagement?

A

Make it clear in the TOE’s that their advice may only be relied upon by the named client

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44
Q

What are the three key terms that should be considered from a risk perspective in the context of every instruction you undertake?

A

The scope of the work, basis on which the fee will be calculated & the liability cap

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45
Q

What is an annual return?

A

It is the documents and information which must be sent to the RICS, Valuers in particular must complete an annual regulatory submission. This includes Areas of practice, including geograpical areas and areas of work (residential), CPD

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46
Q

Tell me what you understand about Complaints Handling Procedures (CHP)

A

Every firm must have one, which is available to clients and staff, it must be s 2 stage process, handled by a senior member of the firm and state timescales for reply and the escalation process and contacts

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47
Q

When and how can the RICS be involved in a complaint about a firm or member?

A

When it has been escalated after the initial investigation and response or the firm did not provide a response to the initial complaint

Or if it is a complaint from a corporate client

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48
Q

Can you tell me about the CPD requirements for members of RICS?

A

They must complete a minimum of 20 hours CPD per year, 10 of which must be formal and it must be logged on the RICS website

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49
Q

Why is CPD important?

A

It ensures that we are knowledgeable and competent to provide a proficient service and are aware of developments within the industry

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50
Q

Tell me about the RICS’ guidance on dealing with Conflicts of Interest.

A

They should be avoided where possible, that checks need to be made to establish if there are any. If the risk can be managed then all parties must give informed consent to proceed

There are 3 types:
Party
Own Party
Confidential Information

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51
Q

What is double dipping (dual agency)?

A

It is the act of acting for both or multiple parties in a transaction

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52
Q

Why is double dipping (dual agency) an unacceptable practice?

A

Because it gives rise to accusations of favouritism to one party as it will be extremely difficult to provide fair and unbiased advice to both parties

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53
Q

How would you close down a regulated firm?

A

Notify RICS, notify PII provider arrange run off cover, notify relevant clients, ensure client money is returned, arrange storage of files and destroy other files

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54
Q

What can you tell me about RICS guidance relating to bribery, corruption or money laundering?

A

It’s a professional statement, it sets out mandatory requirements & guidance for good practice. It states that firms must take steps and have plans in place to ensure that they do not offer or accept bribes or be used as a means of laundering money and that they must report any suspicions to the relevant authorities

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55
Q

What status does the RICS Guidance on Bribery, corruption or money laundering hold?

A

It’s a professional statement

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56
Q

What are some of the key principles of the guidance on Bribery, corruption or money laundering?

A

That firms or individuals must not offer or accept bribes, that this needs to be reported to the relevant authorities and have written policies in how to deal with them, have policies for things like gifts & hospitality

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57
Q

What must/should firms/members do to comply with the guidance on Bribery, corruption or money laundering?

A

Have written policies in place, ensure staff are aware of the warning signs and notify the authorities of suspicious activities

58
Q

What are the current RICS rules for registration of firms?

A

That when they are providing surveying services to the public and at least 50% of principles are members then they MUST apply, they are eligible if at least 25% of the principles are RICS Members then they must register, they must agree to the rules of conduct, they must have a responsible principle, PII cover, complaints handling policy

59
Q

When did the rules for registration for firms last change?

A

02 February 2022

60
Q

What were the key changes to the rules of registration for firms?

A

The proportion of proposed leaders and requirements to clarify the role played by the principles within the firm to ensure RICS standards are implemented

61
Q

Who is a ‘qualified member’ of RICS?

A

Anyone with AssocRICS, MRICS or FRICS

62
Q

What is a phoenix firm?

A

It is a firm which shuts down in a disorderly manner but opens again under a new trading entity

63
Q

When must a firm register for regulation?

A

When it is providing surveying services to the public and at least 50% of it’s principles are RICS members

64
Q

What are the registration eligibility criteria?

A

As a minimum they must be providing surveying services to the public and at least 25% of the firms principles should be RICS members

65
Q

Who is a Responsible Principal?

A

The requirement for regulated firms to designate a ‘Responsible Principal’ who will provide oversight, accountability and engagement with RICS standards and regulation. They should be a senior manager within the firm

66
Q

What happens if a firm cannot comply with the eligibility criteria?

A

Then they may still be able to register if the head of regulation is satisfied that they are taking reasonable steps to meet the criteria or the firm is appropriately supervised by another RICS registered firm. If they are not able to meet these then the application will be rejected. If they are registered and there is a material change which means they are unable to meet the criteria then they must inform the head of registration within 7 days

67
Q

What are the rules around use of the RICS logo and ‘Regulated by RICS’ designation?

A

RICS registered firms may use the logo in certain specified documents, it can only be used by a registerted firm and it must not be used in a way that could have an adverse impact on the trademark, it can be used on things like business cards. Regulated by RICS must be displayed on their business literature and be on the letterhead, website, TOE’s & CHP

68
Q

When did the rules on using the logo last change?

A

02 February 2022

69
Q

What changes were made to the rules on using then RICS logo?

A

Use of the logo is restricted to registered firms only, the use of chartered surveyor is restricted to trading names only, they must include in there terms wording that describes being regulated by RICS means

70
Q

Tell me about the restrictions to the use of the designation ‘Chartered Surveyors’ by firms.

A

Can be restricrited to use in trading names only, if 50% or more of the principles are RICS members, no partner has been expelled, registered for regulation by RICS

71
Q

What must be included in ToE relating to firm regulation?

A

That they are regulated by the RICS and wording to describe what this means

72
Q

What is a locum and who might need one?

A

Someone appointed to stand in for a surveyor if they are unable to work, so it could be in the event of an accident, illness, prolonged break.

Needed by a sole trader

73
Q

How could a sole trader set up their CHP using a locum?

A

They can be named as the principle investigating officer in the written CHP, this ensures fairness and impartiality in the complaints investigation.

74
Q

What RICS guidance relates to handling client money?

A

Client Money Handling, professional statement

75
Q

When did RICS last update their disciplinary panel rules?

A

October 2019

76
Q

What do the RICS Rules of Conduct say about client money?

A

That firms must have a dedicated account for client money, that it cannot be overdrawn, that client money must be easily identified, that it cannot be used to pay for running the business and firms must have a written procedure on their website

77
Q

Explain your understanding of the RICS Scheme Rules relating to client money protection.

A

Any registered firm handling clients money must be a member of the scheme, that firms must continue to pay levies and stay as a member during the period of their registration, it covers for direct loss of client money only and there’s a limit per claim of £50,000. Firms must make attempts to return money themselves, the scheme is only there when there is no other means available

78
Q

What are the main schemes available to firms?

A

Client Money protection scheme

79
Q

When were the Client Money Protection scheme rules last updated?

A

It was publised April 2019

80
Q

What is the current compensation limit with the client money protection scheme?

A

£50,000

81
Q

What does the annual regulatory review fee relate to?

A

It covers the operational costs of of the regulatory review visit programs

82
Q

What might client money include?

A

Rent, deposits, client money to be used to pay contractors, interest

83
Q

How does this differ to office money?

A

That is the money used to run the business such as fees for services, interest that the client has agreed not to be returned to them etc

84
Q

What are some of the key principles of the RICS Professional Statement relating to client money protection?

A

That any registered firm holding client money must be part of the scheme, that firms must pay levies, that they must notify RICS to leave and they will only usually be able to leave on the closure of the firm

85
Q

Explain the key themes from the RICS Futures 2020 Report.

A

It looks at innovation to tackle current issues, for example the use of drones, Japan doing a big project to protect the city from flooding and rising sea levels, facial recognition at Kings Cross. It also looks at key developments in market areas over the next 20 years for growth and then the infrastructure investment which is thought to be likely to keep up and then ways in which the profession can keep up with these changes such as education and routes into the profession

86
Q

Explain the potential implications of the Hart v Large case.

A

It could change the way in which damages are calculated, meaning PII insurance premiums could rise

87
Q

Explain your understanding of precedent set in Burgess v Lejonvarn.

A

It was a friendly favours type case but it was ruled, even without a contract the professional owes a duty to perform their tasks with reasonable skill and care

88
Q

What is the new maxim of RICS in relation to compliance?

A

It is an agreement between both parties for a fair outcome that they are liable for disciplinary outcome

89
Q

What do RICS set out as good practice for the use of social media in their Regulation document (June 2021)?

A

That is is a good tool but RICS members should make sure that they do not discriminate, be honest, be abusive, bully, take heed of previous warnings and remove any questionable posts, they should use respecful language and keep opinions on organisations rather than individuals

90
Q

Explain your understanding of the RICS Levitt review.

A

It was completed following the dismissal of 4 non-executive members after they raised concerns over what they feel was suppresion of a financial review in 2018. A review by someone independent was commisioned by the governing council. It found that good governance procedures were not followed and the dismissals were more of a power struggle than a cover up as there was a lack of clarity over roles and responsibilities. The report was published in September and made a number of recommendations, including better whistle blowing, changes to governance and how matters can be raised in meetings

91
Q

What is whistleblowing?

A

It is revealing information, from within an organisation which may be illegal, immoral, unsafe or fraudulant

92
Q

What does good governance mean to you?

A

It ensures that the affairs of the Institution are conducted fairly, that the rights of the individuals within it are upheld and that it is run properly and in a way that promotes trust in the organisation. It means mistakes are learned from and that the needs of all are met, not just a few at the top

93
Q

What are the key values of the interim Governing Council statement relating to ethics, behaviour and culture?

A

Integrity, transparency, inclusion, collaboration, advocacy & passion

94
Q

Explain what the Pandora Papers are and the ethical issues raised within them

A

They are a huge bunch of documents which exposed the secret wealth of many influencial people across the world. It revealed how they used offshore companies and tax havens to hide their wealth. The ethical issues are that they used loopholes to reduce their tax liabilities and in cases possibly to hide the source of their income

95
Q

Explain what you understand by the RICS Bichard Review.

A

It is an independent review of the RICS’ governance, purpose & strategy. It is due to be published in June 2022. The aim is for it to contain recommendations on the purpose and governance structure of the RICS and advice on values, culture and strategy. Lord Bichard has been consulting with members and stakeholders as part of the review

96
Q

How do professional integrity and professional ethics differ?

A

Ethics can be defined as rules and regulations that have been formed which allow an individual to work in accordance to moral principles. Integrity can be defined as the quality of being honest and fair.Ethics are more external whereas integrity is internal.

97
Q

What is modern slavery and how would you identify red flags of it?

A

It is the exploitation of an individual or group of individuals by cooercion, threats, violence, control or deception. Key warning signs can be a reluctance to talk to strangers, not being able to move around freely, unable to talk freely, appearing frightened, showing signs of physical abuse

98
Q

What are the latest updates to PII

A

Wording over fire safety cover, included with wording, new provider on the approved list, cyber cover
Excess

99
Q

What is the heirarchy of RICS documents

A

RICS Rules of Conduct, International Standard, RICS Profesional Standard, RICS Guidance Note, RICS Code of Practise, Jurisdiction Guide

100
Q

What RICS document covers PII

A

It’s a regulation document, Profesional indemnity insurance requirements Version 9 April 2022

101
Q

What are the 4 offences under the Bribery Act?

A

Bribing another person, receiving a bribe, bribing a foreign official, failure of a commercial organisation to to prevent bribery

102
Q

How do you ensure that you comply with bribery legislation?

A

I have complied with my organisations policies for the acceptance of gifts and have reported any approaches to my managers.

103
Q

How do you ensure you comply with money laundering regulations?

A

I have completed background checks on clients in the past, especially when working in estate agency. I would take copies of their ID as part of a background check, I’d ask how any purchase was being funded, kept records and ensured I complied with the companies policy

104
Q

How do you ensure you comply with your firm’s bribery and gifts policy?

A

I ensured that I knew it and that any gift was logged, altough I have only been offered a gift once. On an approach which I considered to be a bribe I declined the offer and immediately spoke to my managers on my return to the office

105
Q

Tell me about an instance of when you have been offered a gift or hospitality by a client.

A

I was sent a voucher, in the post from a supplier, worth £3 to purchase a coffee. I filled in the organisations gift register form and submitted it to the managing director for approval or denial

106
Q

Tell me about what you would do if you felt that an instruction was outside your scope of experience or knowledge.

A

I would inform the client of such, then depending on what the instruction was would determine my next steps. Is it something that can be managed from within the organisation or do I need to advise the client to speak to a relevant specialist?

107
Q

Tell me about an instance of when you have handled client’s money.

A

I am unable to recall an instance when I have done this

108
Q

How would you keep client’s money securely and safely held?

A

In a separate account, clearly labelled as clients money that’s separate from any other business accounts, that the bank is aware that it’s a clients money account and the money would have a reference that would make it easily identifiable

109
Q

Tell me about how you would handle a client complaint.

A

I would send them a copy of the complaints handling procedure and ask them to submit their complaint in writing, giving them the relevant contact details and advising them of approximate timescales

110
Q

Tell me about your understanding of your firm’s process for escalating a complaint to Alternative Dispute Resolution (ADR).

A

At Leeds City Council we had a 3 stage process, stage 1 was handled by a junior manager, stage 2 by someone more senior, then if they were still unsatisfied then they could contact the Housing Ombudsman. Details of how they could escalate and who to were included in each response letter, including details of the ombudsman

My current employer use CEDR

111
Q

Tell me about a conflict of interest check you have carried out.

A

For clients, I take their details, including the subject property and check them against our file records to ensure that we have not acted for either party within the past 12 months

112
Q

If you identified a potential or actual conflict of interest, how could you handle this?

A

Depends on the situation but normally inform both parties and obtain informed written consent from them both before proceeding, or decline the request altogether

113
Q

Old Park Road – how did you deal with the process failure?

A

I held a meeting with the Technical Officer and design surveyor to look at the issue, identify the stumbling blocks and set an agreement for how it was to be manged going forward, including timescales for catch ups and reporting procedures.

114
Q

How did you act with integrity at Old Park Road?

A

I was open and honest with her with what had gone wrong and discussed what we were doing to rectify the situation and likely timescales for the full resolution. I also provided her with my direct contact details and agreed a fortnightly catch up with her

115
Q

Was a complaint raised at Old Park Road?

A

Not a formal complaint in this case no, however she had approached a ward councillor about it, which is how I became aware of the issue I did ask if she wanted it logging as a formal complaint and she said not at this time, provided we stick to the commitments made.

116
Q

Did you need to inform your PII provider?

A

No, LCC was self insured but I am aware that in my current role, that if there is a matter which may become a complaint or a claim then I am required to inform my PII provider

117
Q

Lupset – why did you decline the offer?

A

I took it to be a bribe as it was a financial inducement to act against my clients best interests

118
Q

What principles did you apply for the supposed bribe in Lupset?

A

I did a quick analysis of the situation, deemed it a bribe, informed my managers, logged it, all after declining the offer and flagging the potential purchaser as a risk

119
Q

How did you record the incident of a bribe in Lupset?

A

We had a contact system whwere we could log contact notes against the property, I ensured that details of the conversation, as I remembered it was logged, that the client was informed and my managers too. I also logged it against the purchasers details with a record of the conversation

120
Q

Give me an example of when you have acted with integrity?

A

We had a tenant who wanted to move as she was overcrowed, I’d been involved as there were a number of repair issues. A colleague had visited but had not kept her informed of the progress of her application for a move. I agreed to a weekly phone call with her, logging it in my diary and ensured that I spoke with colleagues to obtain information that I would pass onto her

121
Q

Tell me about when you have provided a high standard of service.

A

We had a tenant who suffered with mental health issues, who had reported repairs which had not been completed. I ensured that a date was agreed for the work, took her through everthing that would take place and I spoke with her daily during the repairs to ensure that she had a space to discuss her concerns and that she was fully informed

122
Q

Tell me about how you have promoted trust in the profession.

A

I have ensured that I understand the needs of the client then have met them by providing a diligent service, for example by ensuring that reports are written clearly and sent in a timely manner

123
Q

Explain how you have taken responsibility in your current role.

A

A client had called, chasing a report which my manager was in the process of completing. I got a timescale for the report, informed the client and issued reminders to my manger of the deadline for the report, making sure it was sent within a timely manner

124
Q

Tell me about how you treat clients with respect.

A

I am open and honest with them, I discuss all relevant details with them, listen to them and address any concerns in a way in which they asked, not in a way in which I want to tell them and make sure that they are treated fairly. I will also ensure that I don’t talk down to them and ask about their level of knowledge in a respectful way before discussing things with them

125
Q

Tell me about how you treat other surveyors with respect.

A

I will ask their advice, listen to them and value their opinion and contribution. If I find concerns I will approach them about it in a fair and open manner

126
Q

Explain the key steps you would take if you decided to set up in practice as a sole trader after qualifying.

A

Inform RICS, obtain an appropriate level of PII cover, have a CHP, have stand in cover, have a clients account, process for CPD

127
Q

If a prospective purchaser offered you a financial incentive to accept their offer, explain how you dealt with this.

A

I would decline the financial offer, speak with my manager and log the offer on the system

128
Q

What would you do if you were asked by a client to reduce a fee proposal to win new work?

A

Would depend, can the work be done effectively for the reduced rate, if not then I would decline to reduce it

129
Q

What would you do if you became suspicious that a client was involved in money laundering?

A

I would log it, speak with my manager and report my suspicions to the authorities

130
Q

What would you do if you became suspicious that a client was involved in terrorist activities?

A

I would log it, speak with my manager and report my suspicions to the authorities

131
Q

If you were to set up in practice on your own, tell me about the types of insurance you would need.

A

PII and possibly Employers Liability Insurance if I was going to employ someone, possibly Public Liability insurance and insurance for the office

132
Q

Ramshead View – why did you refuse the works?

A

Because it wasn’t needed, therefore it was unfair on other tenants if one was receiving preferential treatment, plus it then set a precedent and had an impact on the budget that would mean we were less able to respond to other tenants needs

133
Q

Why is preferential treatment unethical?

A

Because one individual recieves a better service due to who they know, thereby acting outside of the normal, proper, agreed process. It then raises the question of why the preferential treatment is being asked for and if something else is being asked for in return

134
Q

How did you advise on non-compliance with internal processes?

A

I discussed the circumstances around what he’d done, then sat down and advised of the correct process that should have been applied and why that process was in place. Then anonymising the matter and raising it in the team meeting, again advising of the process and why it was in place

135
Q

How did you raise the issue of the employee bypassing the internal process?

A

I raised it as part of a 1-2-1 meeting and raised that it’d been passed back that he’d approached the contractor directly and simply asked him what the thinking was behind it

136
Q

Were you supported internally with the employee bypassing the internal process?

A

Yes, I had discussed it with my line manager and the person that reported it to me

137
Q

What was the outcome?

A

Nothing formal as it wasn’t done with malicious intentions but they had been trying to speed up the process, so it was a small bit of training a reminder of the process and a reminder to the team

138
Q

How did you ensure the internal sub-contractor process was followed in future?

A

I discussed it with my counterpart in the main contractors on a regular basis to make sure it was being complied with and would check in with the team and ask if they were having any issues with the process

139
Q

Hollin Park Road – how did you act within your scope of competence?

A

It was an internal process and not part of my day to day role to diagnose the causation of structural movement and remedial repairs so I comissioned a structural engineer

140
Q

Why was this important?

A

Because if I was wrong then at best it would result in reputational damage for my employer but in the worse case scenario I would have been putting the residents at risk of harm

My Residential APC (22 decks)

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