JH- Specific- Mandatory Flashcards
Give an example of when you have provided good client care?
Pm - ensure insurance, created a strategy, monitored and resolved the problem, secured the insurance
What precautions do you take before leaving the office for an inspection?
Retail Kidderminster, Vals
- Informed my buddy
- Updated my diary
- Fully charged phone
What is an example of a risk/ hazard you have experienced?
Redevelopment, Birmingham, Rating
On a redevelopment site in Birmingham, there was a hazard of hitting my head on exposed beames/scaffolding. I determined this could be a likely risk therefore I took precautions to mitigate this by wearing a hard hat.
What would you do if a client offers you 5,000 euros in cash
I am aware the legal limit to accept it 10,000 euros. however, it is my company’s policy not to accept cash.
Can you give an example of when you have mitigated money laundering risks?
Development
When undertaking new instructions, under my firms compliance I was required to check both the purchaser and sellers passport to confirm their identity.
Thirdfort
Can you give me an example of when you have been involved in a conflict
Vals, Retail Portfolio
I utilised my firm’s internal conflict checker which highlighted a member of my team had completed the valuation beforehand, I ensured this did not exceed the mandatory rotation requirements, and I informed the client via email, who confirmed they were happy to proceed, I then confirmed this in the terms of engagement.
Talk through the steps of the client’s request to inflate figures
**Office, Valuation **
1) Notify my line manager of the request from the client
2) Review recent transactions to ensure there were no further transaction to support an uplift
3) I would not be acting within the RULEs of conduct
4) Therefore, drafted a response to the client which was reviewed by my superior
Talk through the steps you took at the social event in Birmingham
1) I did not feel it was appropriate to bring up the issue straight away, the witness at the event laughed and I did not want emotions to get in the way
2) Upon reflection, I did not feel it was a fair comment to make and it did not reflect well on my firm to make comments about our competitor
3) I did not raise the issue with my line manager as the recipients did find the joke funny, however I felt it was necessary to bring up the comment with the individual to say that that behaviour was not acceptable and jokes can be taken the wrong way.
How do you ensure you are acting with a high level of care?
Office , Valuation
Report was delayed due to no confirmation of comprables. I discussed with my supervisor that this comparable was important and would Impact the valuation.
Therefore, notified the client straight away, who was happy to delay the report a few days while I chased the confirmation
Negotiations
My firm was ITT, I reviewed the documents provided by the client and my teams previous works, utilising this I was able to highlight where my team were best placed to assist the client.
Communication
Comp Calls- Call them up to get initial information, paint a better picture. Then follow up with an email.
What steps do you take prior to an inspection to ensure you are acting safely?
Are you aware of any guidance that applies to RICS members when using social media?
- The RICS have introduced an updated guidance note with effect 1 Sep 2024
- Rule 5.3 public statements
made by the firm, or in which members are (or could be) identified as members of the
profession, do not undermine public confidence in the profession.
How do you ensure you operate in line with RICS guidance on social media
I always ensure i use social media in a professional manner, in the same way I would communicate with other forms of communication, and understand the responsibility in representing the RICS.
I would never post anything that would cause offence in any way.
I understand what I post could Undermine public confidence
How did you recongise Wood Wool Slabs
Buildings constructed from 1950 to the mid-1970s
Honeycomb wood effect
What steps did you take after identifying it?
I understood that in itself they are not harmful, but when wet they can expand and comprise the integrity.
Tenant Report Leak Issue which I could see
Took photos and report it to client
Client instructed a survey which confirmed wood wool, and is subsequently getting a structural engineer to confirm the integrity of the concrete
What are Wood Wool Slabs
Slabs made from loose wood woll (timber), used as permanent shuttering to reinforce concrete or insulation
What ISRUV Codes do Wood Wool fall under
L- Lifespan
D- Defect
M- Manufacturing
What typically things would you look for on an internal inspection vs external ?
External
- Transport
- Date of construction
- Repair
- Car Parking
Internal
- M&E
- Layout and Spec
- Complinace with lease and statutory
- Services
If you were a small practice, how would you undertake a conflict check?
