Ethics - Level 3 Flashcards
Give me an example of when you have acted with integrity
I was representing a landlord in negotiating a lease with a potential tenant whom proposed a change to the Heads of Terms that were not in the best interest of the landlord. Despite being able to push for the change to be accepted in order to secure the deal, I acted with integrity by advising the landlord on the potential risk of accepting the change, acting in my client’s best interests with honesty and integrity, with the risk of the deal potentially falling through.
Tell me about when you have provided a high standard of service
During the Covid-19 pandemic periods of lockdown, I provided timely arrears reports to my clients on a weekly basis in order to keep them up-to-date with the collection of late rent and service charge payments. I ensured to provide the reports in the agreed format along with comments and a progress report as well as flagging concerns in order to formulate the best plan for collecting the debts.
Tell me about how you have promoted trust in the profession
A tenant reported an issue with a toilet that was in the common parts of the building. Being responsible for managing the building, I acted quickly to assess the situation and arrange for repairs to be made. I ensured that the repairs had been completed to a high standard, within budget and with minimal disruption to the occupiers of the building. By handling the situation promptly and professionally, I promoted trust in the profession by demonstrating competence and reliability in managing the property.
Explain how you have taken responsibility in your current role
When valuing properties on behalf of clients, I took responsibility for ensuring that the valuation was conducted in a professional and ethical manner by reviewing all relevant documentation, inspecting the property and verifying the accuracy of the comparable data that I had collected. This meant that my client could have confidence in the accuracy and reliability of the final valuation report.
Tell me about how you treat clients with respect
I ensure to listen to my clients needs and concerns, and respond promptly and professionally. To do this I make sure to deliver within the agreed timeframe and with accurate and comprehensive information ensuring that I behave in a courteous and professional manner throughout.
Tell me about how you treat other surveyors with respect
I make sure to acknowledge and respect the professional opinion of other surveyors, even if they differ to my own. This involves listening to their perspectives and communicating professionally and clearly in order to address disagreements in a constructive manner.
Explain the key steps you would take if you decided to set up in practice as a sole trader after qualifying
Clarify the question if needed to establish if I am being asked about RICS or legal requirements.
RICS:
- I would inform RICS of my new practice by completing a Firm Details Form
- Appoint a Responsible Principle for all RICS communication
- Register with RICS for regulation of the firm by the Regulatory Board
- Arrange PII and send the details to RICS
- Obtain RICS approval for the Complaints Handling Procedure and appoint a Complaints
Handling Officer
Statutory compliance:
- Disclose business name
- Disability discrimination compliance (Equality Act 2010)
- Bribery Act 2010 compliance
- Appoint a Money Laundering Reporting Officer (Money Laundering Regulations 2017)
- Health and Safety compliance (Health and Safety Act 1974)
- Asbestos register (Control of Asbestos Regulations, 2012)
- Fire Safety compliance (Regulatory Reform (Fire Safety) Order 2005)
- Register for data protection (Data Protection Regulation 2016 and Data Protection Act 2018)
- Estate agency compliance (Estate Agent Act 1979, Consumer Protection Regulations 2008 and Misrepresentation Act 1967)
- Inform HMRC for VAT and Tax registration
- Ensure compliance with current employment law
- Ensure insurance compliance for employer and public liability
If a prospective purchaser offered you a financial incentive to accept their offer, explain how you would deal with this
I would politely decline the offer and report the matter to my line manager.
What would you do if you were asked by a client to reduce a fee proposal to win new work?
I would determine whether the requested fee basis is feasible without compromising the quality of the work to be performed ensuring that the negotiated fee basis is not seen to be undercutting another firm and market-based.
What would you do if you became suspicious that a client was involved in money laundering?
I would make my line manager aware of the situation and take action in accordance with my firm’s anti-money laundering policies. Which may include reporting my suspicions to my firm’s Money Laundering Reporting Officer.
What would you do if you became suspicious that a client was involved in terrorist activities?
I would report my suspicion to my line manager and take appropriate action in order to ensure that my firm is not complicit in the activities of a client.
If you were to set up in practice on your own, tell me about the types of insurance you would need
Professional Indemnity Insurance
Public liability insurance
Employer liability insurance
Basingstoke - how did you advise diligently on the leak?
I ensured to be transparent about my level of expertise and advised that the issue was outside of my scope of competence. I recommended that the tenant engage a building surveyor and referred the tenant to my firm’s building surveying team. Throughout the repair process, I ensured to keep a clear channel of communication with the building surveyor to ensure that the issue was resolved in a timely matter.
Why did you need to act within the scope of your competence?
To ensure that I provide accurate and reliable advice to my clients whom I owe a duty of care to act in their best interests. This is in line with Part of Rule 2 of the RICS Rules of Conduct is to ensure that services are provided by individuals who have the necessary expertise.
Why did you recommend a Building Surveyor to the client?
As they have the necessary expertise to diagnose the issue and advise on the best way to address the issue.
