Ethics And Rules Of Conduct Flashcards

1
Q

What date is the latest version of the Rules for Registration of Firms?

A

1ST April 2020

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2
Q

Why does RICS Branding/Logo Guidance relate to the Registration of Firms?

A

Only regulated firms may use the RICS logo

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3
Q

What RICS status does the ‘registration of firms’ document hold?

A

It’s a Regulation

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4
Q

What is the status of a Practice Statement?

A

Mandatory for RICS members and firms

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5
Q

What edition is the RICS Professional Statement on ‘Countering Bribery and Corruption, money laundering and terrorist financing’?

A

1st Edition February 2019

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6
Q

What is an assigned risk pool?

A

A facility provided by RICS for firms that can’t get PII

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7
Q

What is run off cover?

A

For when firms close/employees leave. It provides insurance cover for 6 years.

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8
Q

What is the Run Off Pool?

A

Equivalent to the Risk Pool but for run off cover.

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9
Q

What are the 5 Global Professional and Ethical standards?

A
  1. Act with Integrity
  2. Provide a High Standard of Service
  3. Promote Trust in the Profession
  4. Treat Others With Respect
  5. Take Responsibility for your Actions
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10
Q

What is a conflict of interest?

A

Anything that impedes or may be percieved to impede on an individuals or firms ability to act impartially & at the best interest of the client.

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11
Q

Name some of the approved ombudsmen bodies for complaints handling?

A
Centre for Effective Dispute Resolution
Property Redress Scheme
Financial Ombudsmen Service
Local Government Ombudsmen
Adjudicators Office
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12
Q

What edition of the RICS document ‘Conflicts of Interest’ are we on?
What document status is it?

A

1st Edition dated March 2017

Professional statement

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13
Q

What is informed consent?

How would you go by getting informed consent?

A

Informed consent can only be sought where the RICS member or firm is satisfied that proceeding despite the conflict of interest is:
a) in the interests of all those who are or may be affected and
b) is not prohibited by law
and that the conflict will not prevent the member or regulated firm from providing competent and diligent advice to those that may be affected.

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14
Q

What are the three parts of the ‘Conflicts of Interest’ professional statement?

A

Part 1 - Professional Statement - conflicts of interest and confidentiality
Part 2 - General Commentary Notes
Part 3 - Supporting Commentary Notes

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15
Q

Detail the RICS Governance Structure

A

Privy Council
Governing Council
Regulatory Tribunal, Standards and Regulation Board, Management Board, Audit Committee, Nominations Committee and Presidential Nominations Committee.
Then, Finance Committee, Wold Regional boards and Market Advisory and Remuneration committee.

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16
Q

What is Lionheart?

A

A charity for RICS professionals from APC to retirement

Provide financial support, health and wellbeing, counselling and work related support. Legal Advise

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17
Q

How many hours CPD do you need to record each year once qualified?

A

20 hours per year

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18
Q

What is the RICS moto?

A

There is measure in all things

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19
Q

When was RICS founded?

A

1868

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20
Q

Royal charter granted

A

1881

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21
Q

RICS President?

A

Kathleen Fontana

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22
Q

What are the RICS presidents current objectives?

A

Sustainability
Dealing with Covid
SME’s and working remotely.

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23
Q

What is a fixed RICS penalty

A

Fine given for non compliance with the rules

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24
Q

Main principles of the bribery act?

And consquences?

A

Don’t offer or accept a bribe
Knowing about it
Receiving a bribe
Bribing a foreign government official

Up to 10 years in prision

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25
What is a contract officer?
When registering the firm with RICS you need a designated contact within the RICS
26
What do you do if you suspect money laundering?
Report to National Crime Agency, your director and the police
27
What do registered firms need to provide to RICS annually?
``` Annual financial return type of services offered nature of clients training provisions details of PI insurance If you hold clients money, how much and the procedures to hold it. ```
28
Whats required to start own practice?
nominated contact officer locum agreement register with company's house business bank account
29
Why are there codes of conduct?
Promote standardisation across the globe consistency protect clients assist members in meeting requirements
30
What is 2020 consult rules on ethics involving?
``` combine member and firm rules & 5 global standards 5 new proposed rules honesty and integrity maintaining competence respect public interest responsibility ```
31
What should PII policy cover?
Everything that you offer as a service
32
how would you close a business?
``` contact rics do final accounts ans submit to rics get run off cover min 15 years return any clients money retain copies of files for min 6 years ```
33
What is the RICS Mission Statement?
To qualify and equip our professionals to the highest level To promote and enforce standards To lead solutions to the major challenges facing the built environment through professional expertise.
34
What are the RICS’ 5 principles of better regulation?
``` Proportionality Accountability Consistency Targetting Transparency ```
35
What is the difference between RICS ethics and rules?
Ethics are a set of moral values while rules of conduct are a framework that we work to.
36
How many professional and ethical standards are there?
5
37
When were the Rules of Conduct introduced?
July 2007
38
How many Rules of Conduct for members are there?
9
39
Name the Rules of Conduct for Members?
``` Interpretation Communication Ethical Behaviour Competence Service Continuous Professional Development (CPD) Solvency Information to RICS Co-operation ```
40
How many Rules of Conduct for firms are there?
15
41
Name the Rules of Conduct for Firms
``` Interpretation Communication Professional Behaviour Competence Service Training & CPD Complaints handling Client’s money PI insurance (Professional Indemnity) Advertising Solvency Arrangements to cover incapacity / death of a sole practitioner Use of designations Information to RICS Co-operation ```
42
Your brother in law is a chartered surveyor. You find out that he is working outside the RICS Rules of Conduct. What do you do?
I verify the facts and confront him reminding him of his duties as a member of the RICS. I inform the RICS specifying my relationaship to the person and any corrective action which I believe my brother-in-law is committed to put in place.
43
In the case of a breach of a rule of conduct what is the procedure?
Not every shortcoming will necessarily give rise to proceedings A formal investigation by the Head of Regulation of the RICS is the first step in the process The RICS can request information and/or visit and inspect to investigate compliance Members must cooperate fully with all enquiries
44
How can a disciplinary proceeding be triggered?
Someone complaining to the RICS An allegation by a client or third party Information received or established by the RICS
45
What three actions can be imposed after the end of the investigation stage?
Fixed penalty Consent order Disciplinary panel
46
What are fixed penalties?
A fine by the RICS
47
When are fixed penalties applicable?
It is used for minor breaches of Rule 8 for members and Rule 14 for firms – failure to provide the RICS with required information (annual returns, CPD records) For continued non-compliance a further notice may be issued and the fine increased Appeals can be made against them within 28 days
48
What are consent orders?
It is a written agreement between the RICS and a member or firm concerning a disciplinary issue on a breach of the RICS rules. It can require the member to take certain corrective actions, or restrain them from taking certain actions for a specified period of time and may require them to pay a fine or costs
49
When are consent orders applicable?
For low level breaches of the rules that can easily be corrected Can be applied for the breach of any of the Rules Fines applied may be £2,000 per breach
50
When is a disciplinary panel applicable?
Used for more serious breaches of conduct The panel will usually be held in public The burden of proof is on the RICS Balance of probabilities
51
What sort of breaches would expulsion be suitable for?
Gross, persistent or wilful failure to comply with an RICS rule of conduct E.g. fraud, dishonesty, conviction of a serious criminal offence, gross incompetence, deliberate discrimination, misappropriation of a client;s money
52
How are disciplinary breaches published?
Disciplinary panel hearings are posted on the website 14 days before The decision is published in RICS business, on the website and in local newspapers A list of number of fixed penalties and consent orders issued during the previous quarter is placed on the RICS website for 12 months, doesn’t name individuals or firms
53
What procedures must you follow if you are starting up a new practice?
Contact the RICS for guidance – provide a company start up pack Inform the RICS and register for regulation Appoint a contact officer for all RICS communication Prepare a complaints handling procedure Obtain PI cover Abide by the Rules of Conduct for Firms Use the designation ‘Regulated by RICS’ on all practice material
54
Would you advertise your new company in the press?
Yes as long as it is in a trustful and responsible manner (rules of conduct)
55
What are the Money Laundering Regulations 2017
Money laundering means exchanging money or assets that were obtained criminally for other money/assets that are 'clean'. Also means money to fund terrorism Money Laundering Regulations apply to all regulated sectors. Requirements; • Undertake customer due diligence (sanction check) e.g. identify customer • Keep records e.g. of due diligence checks for 5 years • Maintain internal procedures to identify & prevent laundering • Report suspicious activity (SAR = Suspicious Authority Report) • Internally to nominated money laundering reporting officer • Externally - Strange transactions must be reported to the serious organised crime agency (SOCA). The nominated officer of the company reports using a SAR report. • Train employees on internal procedures & legislative obligations • Cash payments over £15k Euros or £10k Pounds, disreputable firms. • Suspicion can be speculation or based on strange behaviours — uneconomic decisions
56
Proceeds of Crime Act 2000
Applies to everyone & facilitates Money Laundering Regulations making it illegal to be involved in concealing or transferring criminal property.
57
Types of client accounts?
General account: holds money for more than one client | Discrete account: single named client
58
What is Negligence?
A duty of care is owed to all clients and 3rd parties using reasonable skill and care. If it is breached and there is a loss, then a claim for damages arises.
59
Describe the case of Merrit V Babb (2001)
Surveyor sued for negligence by former client when firms Pll cover was cancelled when firm became solvent which highlighted the importance of run off cover.
60
What must a complaints handling procedure include?
The RICS provides a model form Must include a redress mechanism Details should be issued to the client with the Terms of Business It must be clear, quick, transparent and impartial and free of charge Names and contact details of the nominated investigating person must be stated The complaint must be investigated within 28 days All complaints, their progress and outcomes must be recorded Note the need to advise PI insurers of a complaint Must have two stages as a minimum: Consideration of the complaint by a senior member of the firm or the complaints handling officer If not resolved, referred to an independent third party with the authority to award redress
61
What is your employer’s procedure for complaint handling?
RICS specifies 2 stages (1- Senior member of staff 2- Independant redress scheme) The person is invited to make a complaint in writting to Andy Bailey our designated complaint handler who will investigate the complaint with all parties involved and adviced the complainant of any action taken within 21 days. If the complainant is not satisfied, the complaint is escaladated to the Regional Managing Director who will take action and respond within 21 days. Should the complainant be still dissatisfied, the matter can be taken to mediation through the RICS Dispute Resolution Service. Finally the complaint can be dealt with in arbitration under the Surveyors Arbitration Scheme.
62
What is an independent redress scheme?
It is a consumer scheme designed to handle small issues that would be disproportionally expensive to take to court. Each scheme has a financial limit. If the scheme judges in favour of the complainant, it is binding. If it judges in favour of the firm, the complainant can take it to Court. RICS firms must specify which redress scheme they want to use; it could be an ombusman, arbitration or sometimes adjudication If the complaint relates to a large amount of money or if the complainant wishes so, he can take the matter to court. The small claims court deals with claims below £5,000.
63
What do you do if you received a letter of complaint?
I acknowledge reception and I forward it to our designated complaint handler, as per our complaint handling procedure, providing additional information as required. If I am a sole practisioner, I inform the RICS if it warranted my complaint handling procedure and I notify my PI insurer.
64
What practices should be following when handling client’s money?
Separate designated bank accounts Advise the client and they must agree to the account handling terms in writing Monies must be available to clients on demand Interest is to be paid to clients unless otherwise agreed Signatories must be agreed, only authorised staff allowed and at least two required A bank reconciliation must be undertaken at regular intervals All firms will be audited by RICS’ appointed accountants These firms are required to pay RICS an annual fee as monitoring costs
65
What is the ‘Clients’ Money Protection Scheme’?
Run by the RICS Provides for any member of the public to be reimbursed their direct loss of funds This is provided through RICS insurance policy
66
What is the purpose of the joint names on a client account?
Dual authorisation
67
Name a recent article you've read from Modus?
?
68
What are ethics?
The moral principles that govern a person’s behaviour or the conducting of an activity. One way to assess whether you are acting with ethics is to consider whether you would be happy for your actions to be publically known and whether you could justify your actions if they were being challenged.
69
What would you do if the contractor invites you to a football match?
Politely decline | I would not want to accept any hospitality that may appear to reduce my impartiality
70
What would you do if the client invites you to a football match?
Politely decline | If he is insistent, pay for my own costs
71
What would you do if a contractor offered to take you out for lunch?
Accept but point out that I would reciprocate at a later date so as to refrain from appearing unethical.
72
During your interim valuation, the contractor gave you a bottle of wine. What do you do?
Politely refuse as it could be seen to affect decisions.
73
What do you do if a contractor offers you a crate/ bottle of whiskey/ diary at Xmas?
Kindly thank them but decline the offer- acceptance would be against professional conduct. May be acceptable to receive gifts of low value or for marketing purposes and hospitality received in the course of a business meeting that can be reciprocated like a working lunch. Anything that affects professional opinion is not acceptable.
74
The client says thanks for a great job, I’m taking the whole of the project team out for dinner – do you go?
If the project is complete and everything has been agreed, I would accept but offer to contribute to the cost.
75
Assuming you were successful in getting chartered, how would you deal with a situation such as a friend who asks you to provide them with BS advice?
I could not offer advice on my own without PI insurance. If I did have my own PI insurance I would ensure that the information given was subject to the thorough checking process given to all information prior to issue regardless of who it was to. Inform them they can contact you during working hours to discuss T&Cs of appointment. If you are not comfortable acting for them, advise them to use the RICS “find a surveyor scheme” Adhere to rules of conduct.
76
What steps should be taken if there is a conflict of two clients represented by the same firm?
Disclose to each client the possibility, nature and circumstances of the conflict, in writing Inform them you cannot continue to act for them unless requested to do so Obtain written confirmation from both that you can act
77
What measures could be taken to protect commercially sensitive information?
Exclusivity of staff working for each of the clients, including support teams Staff confidentiality strictly enforced Physical separation of staff Security of stored documentation, including locked filing cabinets etc
78
What is the purpose of Professional Indemnity Insurance?
To provide financial cover in the event a client suffers financial loss as a result of a breach of professional duty e.g. neglect, error or omission
79
Tell me about Merrett v Babb?
Court case in 2001 Babb had done a valuation as an employee of a company for a house purchased by Merrett Valuation later found to be negligent The original company no longer existed Court ruled Merrett could pursue the individual – Babb – for the losses Big shock in the industry
80
How long should run off cover be in place?
Depends on the type of contracts the professional has been involved with Usually 6 years if contract executed under hand 12 years if executed as a deed
81
What are the requirements regarding PI by the RICS?
Must be made on an ‘each and every’ claim basis Gives min wording Sets out minimum levels of indemnity Sets out maximum levels of uninsured excess Run off cover must be in place for at least 6 years Should include cover for past and present employees, directors and partners
82
What are the minimum levels of indemnity? / How do you determine the level of PI cover?
This depends on the firm’s turnover. £100,000.00 OR LESS = £250,000 Min £100,001 to £200,000 = £500,000 min £200,000 + = £1,000,000.
83
What measures should be taken to try and avoid PI claims?
Keep full and detailed records of meetings, conversations etc Record recommendations and advice given Use proper letters of engagement, scope of services and terms of engagement Don’t advise on a specialism outside your field of experience Use RICS guidelines Avoid poor management and excessive workloads
84
Are you familiar with the term limit of liability and where would it be used?
Limit of liability is used to place a cap on the level of exposure a business signs up to. In the aggregate means as a maximum after many different claims. If cover is for each and every claim, it is that level for each claim. Anything not covered by PI insurance can be gone after so assets could be at risk.
85
What are the main elements included in a fee proposal?
Terms and conditions Scope of services Exclusions Assumptions – e.g. programme
86
If you put together a fee proposal, but a couple of months into the job you realise that you have under forecasted your resources, would you go back to the client and ask for more money?
If project requirements (services, scope, value) have increased, then would go back to client for more fees But if remained the same, it is a mistake so deal with it and get it right next time. Do not reduce level of service you offered originally.
87
Once you and your client agreed the services to be provided verbally what would you do next?
Follow up with a letter which included terms and conditions, fee and scope of services in writing.
88
If the client gives you a lump sum fee before going on holiday, what would you do?
Place in a separately identified client account and agree a drawdown of monies against services.
89
If a client was prepared to pay you in advance for services you were providing, how would you ensure this was dealt with?
Set up a separate client account this is properly named and clearly identifiable. Provide the client with a statement of account. Inform and agree drawdowns. Prior to drawing monies send a statement of how much is to be withdrawn and what services and associated fees are made up of, send updated statements of account Once complete, show a final statement, ensure everything is complete and transparent.
90
If a client came back to you and asked you to adjust your fees what would you do?
I can only lower my price if I lower my scope of services which may not be in my potential client’s interest. May devalue the profession
91
The employer likes your fee, and says he has two other projects with fees from Chartered QS’s that are lower than yours, if you knock a bit off, they’re both yours – what do you do?
I explain him that it is against the ethical principles of competition
92
The partner says you have spent all the fees on the job, the final accounts are still to be agreed and some areas are still to be remeasured according to the contractor, what should you do?
I do not lower my level of services. I investigate why all the fees have been spent. If it is an error in our fee calculation, I put in place measures to ensure that it does not happen again. If it is because we have provided additional services I give all the details to my director to prepare a claim for additional fees. I ensure that I keep track of fee spending and of all works not included in our scope of services.
93
What are the RICS Global Professional and Ethical Standards?
``` 5 Act with Integrity Provide a High Standard of Service Act in a way that promote trust in the profession Treat Others with Respect Take Responsibility ```
94
What are the four offences under the Bribery Act?
bribing another person (section 1); being bribed (section 2); bribing a foreign public official (section 6); and failure by a commercial organisation to prevent bribery (section 7).
95
Why is trust in the profession important?
So that RICS is a trusted organisation and can continue to provide services to clients.
96
If you were to set up your own business, what would you need to do?
Nominated contact officer Locum agreement register with companies house Business bank account
97
How many hours CPD does a Chartered Surveyor need to record annually?
20 hours
98
What is run off cover?
Run-off cover is insurance for claims made against a firm after it has stopped doing business. It makes sure that: clients can be compensated for claims made after a firm has closed. retired partners of the firm have financial security and won't be personally liable for any claims.
99
Outline some of the key subject areas of the rules for firms.
``` Interpretation Communication Professional behaviour competence service training and cpd complaints handling clients money indemnity advertising solvency locum agreement use of designations information to RICS cooperation ```
100
Outline some of the key subject areas of the rules for members.
``` Interpretation Communication Ethical Behaviour Competence Service CPD Solvency Information to RICS Cooperation ```
101
Give me a couple of examples of the RICS ethical standards.
High standard of service I do this by ensuring I work within my capabilities and to the clients brief. Treat others with respect I don't discriminate and I am polite to everyone I work with and encounter.
102
Explain why the Bribery Act is important to professionals working in the construction industry.
I believe it is important in all industries but potentially more likely in construction to speed the process up or get through difficult legislation and therefore should be more aware of it.
103
Give me an example of how you could be exposed to fraud in your current role.
falsification of valuations or payment certificates
104
What do you understand by the term “Client’s money”?
Money held for the client, for example deposits held for lease arrangements. Money for paying contractors etc.
105
Give me some examples of how your firm might comply with the Money Laundering Regulations.
Not accepting cash payments above 10,000 euro.
106
How does a firm decide how much PII it requires?
PII Regulation document there is a table based on company turnover and minimum amount of insurance required.
107
What do you understand about the current RICS Rules of conduct consultation?
They are looking to combine the rules for members and firms and the ethical standards into 5 standards.
108
What is the RICS decision tree?
It's an ethical decision tree to help you decide if what you are doing is ethical
109
How would you protect your clients interests if you were to give up practice?
Run off cover for any issues that may arise, finish any current work before closing the practice. Have a locum agreement or partnership in place so that the client can refer to them if needed.
110
How would you determine the time period that run off cover would need to be provided?
6 years if under hand | 12 if signed by deed.
111
Horncastle Roof | Explain how you remained professional?
Treated the client with respect and polite. Ensured I kept them informed
112
Horncastle Roof | What does being professional mean?
Professionalism involves consistently achieving high standards, both in the work you do and the way you behave. Being professional helps you to achieve high-quality results, while impressing and inspiring others – and feeling good about yourself.
113
Horncastle Roof | Did you undertake any conflict checks prior to taking on the project?
I did a sense check to make sure I didn't know or have any connections with anyone on site
114
Explain how you comply with RICS CPD policy whilst you have undertaken your training period.
Only recorded valid training and recorded them as formal or informal as per decision tree.
115
Have you ever been offered a gift?
No. But if I were I would determine whether it was appropriate and record in the companies gift register if I could accept.
116
Chase Road | In recognising your own lack of experience, describe how you explained this to the client.
Explained at the intitial outset that this would be required and would be outside of my competence.
117
Chase Road | How did you ensure that the party wall surveyor had appropriate PII levels? What advice did you give to your client?
Confirmed with the surveyor asked to see certificate. Recommended that the surveyor was part of the facility for party wall surveyors and was a chartered member of the RICS.
118
Chase | Why did the surveyor have to be independent?
I wanted to avoid any conflicts of interest.
119
What is a Responsible Principle?
Someone who has designated authority within the surveying firm. They can be the responsible principle and the contact officer, or delegate contact officer to someone else. Ensures regulation and statutory guidance is complied with by the firm. Includes ensuring firm is following RICS ethics roles. Should be a RICS member unless agreed by head of regulation at RICS.
120
What were the recent changes to the RICS Professional Indemnity Insurance requirements?
- Insurers not permitted to exclude fire safety claims on properties four storeys or less. - New requirement for insurers to clarify cyber cover - New insurer included in the list of RICS approved insurers
121
What status is a professional statement?
Mandatory
122
What status is a RICS code of Practice?
Mandatory or good practice (confirmed within the document itself)
123
What status is a guidance note?
Recommended Best Practice
124
What status is a RICS information Paper?
Information and/or recommended best practice
125
What status is the Conflicts of Interest document?
Professional Statement (mandatory)
126
What is included in the Conflicts of Interest Professional Statement?
Maintain Records to show compliance with the professional statement. - Definition of a 'Party Conflict' for example duty owed to a court when acting as a expert witness.. - Details of informed consent - Information Barriers (part of a solution when informed consent is in place) - Confidentiality and how it applies to all clients (old, current and potential)
127
Chase Road | What is a party wall?
It's a shared wall. There are two types known as Type A and Type B. A type A party wall is where the wall stands on the land of two different owners. The boundary is down the centre of the shared wall. Type B is less common, where the wall sits on the land of one owner but is being used by both parties.
128
What does the Party Wall Act Cover?
Various work that is going to be carried out directly to an existing party wall or party structure New building at or astride the boundary line between properties Excavation within 3 or 6 metres of a neighbouring building(s) or structure(s), depending on the depth of the hole or proposed foundations
129
What does Section 2 of the Party Wall Act cover?
Work to existing party walls. (must inform all adjoining owners - AO's cannot prevent work being done but can influence how and when it is done) A section two notice is simple to serve and must be done 2 months before the planned start date. If a disagreement occurs, then a surveyor is appointed to draw up an award. A surveyor can be anyone that is not party to the matter but shouldn't be engaged in the building work already and should have a good knowledge of construction and the party wall act.
130
What does Section 6 of the Act cover?
Excavating for and constructing foundations for a new building within 3 meters of any part of neighbouring owners structure. OR within 6 meters where any part of that work will meet a line drawn downwards at 45 degree in the direction of the excavation from the bottom of the neighbours foundations.
131
What would you do with surplus moneys in a client account?
After 3 years donate to a charity.
132
How would you spot signs of modern slavery in tradesmen on site?
have few personal belongings, wear the same clothes every day or wear unsuitable clothes for work. not be able to move around freely. be reluctant to talk to strangers or the authorities. appear frightened, withdrawn, or show signs of physical or psychological abuse.
133
1) What are the 5 ethical standards?
``` Act with integrity Maintain a high standard of service Promote trust in the profession Treat others with respect Take Responsibility ```
134
2) Under integrity, you were asked by a friend to give advice, how would you deal with this?
I would advise I didn't have PII and would decline to give advise.
135
3) High standards of service, you declined to offer services, what concluded that you couldn’t offer this service?
Outside of a competency Illegal Conflict of interest with the client
136
4) Have you heard of the term whistleblowing and what is your understanding of this?
You’re a whistleblower if you’re a worker and you report certain types of wrongdoing. This will usually be something you’ve seen at work - though not always. The wrongdoing you disclose must be in the public interest. This means it must affect others, for example the general public. As a whistleblower you’re protected by law - you should not be treated unfairly or lose your job because you ‘blow the whistle’. You can raise your concern at any time about an incident that happened in the past, is happening now, or you believe will happen in the near future You’re protected by law if you report any of the following: •a criminal offence, for example fraud •someone’s health and safety is in danger •risk or actual damage to the environment •a miscarriage of justice •the company is breaking the law, for example does not have the right insurance •you believe someone is covering up wrongdoing
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5) You are overwhelmed with work, are you still able to provide the same level of service?
No
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6) What would you do if your manager doesn’t reduce your work load?
Suggest alternatives for other colleagues to carry out the work or ask for which work to be prioritized.
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7) If your manager doesn’t agree to reduce work load, what would you do as a responsible individual?
As a last resort explain to the client that the work may be delayed
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8) What are the CPD requirements?
20 hours with a minimum of 10 formal
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What do you know about the RICS global ethical standards and why were they changed?
They were changed from 12 previously to make them clearer.
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You mention promoting trust in the profession; give me an example of how you have achieved this during one of your own projects.
Made sure i've been honest and open with the client about projects. For example letting them know what is possible with regards to remodelling works within their budget without promising the world.
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Considering the differences between Rules for Members and Rules for Firms what additional things must you do when operating a regulated firm?
``` Have a complaints handling procedure Preserve clients money Locum Agreement Solvency Advertising Use of designations ```
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What is your own company’s complaints procedure?
Internal Escalation
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You mention professional indemnity insurance; how would you go about obtaining this?
Go to the RICS approved insurers to obtain a quote.
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What is professional indemnity insurance for?
Protecting the client and yourself against any professional negligence
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What requirements do RICS stipulate in respect of professional indemnity insurance?
Detail minimum limits in regards to turnover Details maximum levels of uninsured excess Must be underwritten by a listed insurer Must have run off cover
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If you became a chartered professional which would you feel was more important to follow…the RICS Rules for Members or Kier policies/ procedures?
Both equally important. As a member of RICS I would be bound by their rules, but equally if I don’t follow my employer’s procedures I risk disciplinary action. should a conflict of duties ever arise I would need to discuss the matter with both organisations to see if a compromise could be reached.
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What is RICS Matrix?
RICS Matrics. It supports new Chartered Surveyors entering the profession, and works with RICS to help shape the future of surveying.