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APC - Rural Pathway (Scotland) > Mandatory Competencies > Flashcards

Mandatory Competencies Flashcards

1
Q

What are the two type of conflict of interest?

A

Professional conflicts and party conflicts

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2
Q

What are the two recognised financial reporting frameworks in UK company law?

A

International Financial Reporting Standards (IFRS)
Generally Accepted Accounting Practice (UK GAAP)

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3
Q

Which frameworks do publicly listed companies have to apply in the preparation of their group accounts and individual parent accounts?

A

Group accounts - IFRS
Individual parent accounts - Choice between IFRS and GAAP

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4
Q

What is Bidwells policy on gifts?

A

On receiving a gift, an employee should consider whether it is;

  • Appropriate
  • Proportionate
  • Given openly and transparently

If the gift is accepted it should be recorded on the gift register if it is above the value of £50. If it is above the value of £100 if requires signed off by a line manager. Above the value of £250 should be pre-approved by the cheif operating officer.

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5
Q

What is the act governing gifts and hospitality/bribery?

A

Bribery Act 2010 (UK act)

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6
Q

What is considered an offence in relation to gifting, under the Bribery Act 2010?

A

If a person accepts a financial or other advantage intending that a function or activity should be informed improperly

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7
Q

What are the RICS 5 ethical standards?

A

Act with integrity
Always provide a high level of service
Act in a way that promotes trust in the profession
Take responsibility
Treat others with respect

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8
Q

What are the RICS principles of better regulation?

A

Proportionality
Accountability
Consistency
Targeting
Transparency

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9
Q

Who is the current RICS president?

A

Clement Lau just took over from Kath Fontana

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10
Q

What are the key areas of policy that the RICS presidential team are looking into?

A
  • Responding to the recommendations of the Levitt review (Alison Levitt QC)
  • Sustainability
  • Technology
  • Diversity and inclusion
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11
Q

What were the headline recommendations of the Levitt review?

A
  • To conduct a review of purpose, governance and strategy
  • To change the structure of the management board and governing council
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12
Q

What is the RICS’s take on sustainability?

A

The RICS has launched a ‘Value the Planet’ campaign which promotes the UN’s sustainable development goals and details how these can be implemented within the surveying profession.

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13
Q

What is the definition of sustainability?

A

Development that meets the needs of the present without compromising the ability of future generations to meet their own needs

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14
Q

What is anti-money laundering?

A

Policy and legislation enforced on firms which handle client money, to monitor their clients in order to prevent money laundering

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15
Q

What is money laundering?

A

Disguising the origin or illegally sourced money by transacting it through financial systems, such as investing it in property.

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16
Q

Give some examples of countries on Bidwells high-risk money laundering list. Why are they high risk?

A

Barbados
Cayman Islands
Iran
Jamaica
Mauritius
Pakistan
Russia
Syria
Yemen

  • there are high levels of organised crime
  • there are inadequate measures in place against AML or terrorism
  • High levels of organised crime
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17
Q

What does MLRO stand for?

A

Money Laundering Reporting Officer

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18
Q

What is detailed in the Bidwells anti-money laundering manual?

A
  • The objectives
  • A risk-based approach
  • The nominated MLRO
  • Scope of application
  • Policy statement
  • Roles and responsibilities
  • Training
  • Non-compliance
  • AML procedures including sector-specific
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19
Q

What legislation governs AML?

A

The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 AND 2019, and the Proceeds of Crime Act 2002

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20
Q

To what transactions do the AML procedures apply?

A
  • Sale and purchase
  • Letting over value of £8k per month
  • Leases
  • Option agreements
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21
Q

What is Bidwells principle in relation to roles and responsibilities for AML?

A

Three lines of defence:

  1. Fee earner
  2. Team Leaders and DMP’s
  3. MLRO and the oversight of policy
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22
Q

What is a PEP and why is it relevant to AML?

A

A Politically Exposed Person - someone who is (or has connections to) politicians, heads of state or any prominant public person.

They are considered high-risk as they are vulnerable to and targets for corruption.

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23
Q

What is a UBO?

A

Ultimate benificial owner

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24
Q

At what point should AML checks be carried out?

A

At the point of ‘an intended business relationship’ with the client. At the point of issuing a draft contract to the tenant/purchaser.

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25
Q

What is the AML procedure for sites with existing option or lease agreements?

A

AML not required until the point that the lease is exercised, unless terms are renegotiated (then AML check should take place).

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26
Q

What are examples of suspicious behaviour in relation to money laundering?

A
  • Acting secretive about their ID, the source of funding or the UBO
  • Uncooperative with due dilligence checks
  • paying all or part in currency
  • Sales at above or below market price
  • loss making investment
  • No obvious reason for using Bidwells
  • Property is not in the profile of the consumer
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27
Q

What is Bidwells AML procedure?

A
  • *New clients:**
  • Agent to complete AML ID check and issue to compliance.
  • Client entity
  • Details of individual with authority to act (agent)
  • copy of due dilligence such as passport or official company docs
  • Explanation of the job/transaction involved and id any red flags
  • Compliance carry out due dilligence and risk assessment
  • Enhanced Due Dilligence if considered ‘high risk’

Counterparty:

  • Agent issues counterparty AML request to counterparty
  • Same process as above

Existing Clients:

  • Constantly monitor for any suspicious activity or red flags
  • Renew AML process as above every 3 years
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28
Q

How many years should you keep clients files for?

A

Maximum of 6 years

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29
Q

What does GDPR stand for?

A

General Data Protection Regulations

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30
Q

What legislation did the UK use to enforce the GDP regulation?

A

Data Protection Act 2018

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31
Q

What are the principles of GDPR?

A

That data should be used fairly, lawfully and transparently

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32
Q

What are personal rights under GDPR?

A
  • Right to access any data held about you
  • Be informed on how data is being used
  • have incorrect data updated
  • Have data erased
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33
Q

How can companies comply with GDPR?

A
  • NECESSARY - limited to as little data as is actually required
  • ACCURATE - Ensure data is accurate and up to date
  • PURPOSE - Have a valid purpose to process data
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34
Q

What is the structure of the RICS?

A
  • Privy council
  • Governing Council
  • Standards & Regulations Board
  • Management Board
  • Audit Committee
  • (several other discretionary governance bodies - committees)
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35
Q

What is the role of the Governing Council?

A

The Governing Council has oversight and sets out overall strategy

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36
Q

What is the role of the Standards & Regulations Board?

A

Overseeing standard setting and upholding standards through assurance and enforcement regime

37
Q

What is the role of the RICS Management Board?

A

Inform and oversee RICS affairs. Approve RICS business plan.

38
Q

What is the role of the RICS audit committee?

A

Monitors the integrity and effectiveness of financial reporting, internal control and risk management systems. Appointing external auditors.

39
Q

What are the current areas of focus for the RICS strategy?

A
  • Responding to the Levitt review
  • Sustainability
  • Technology
  • Diversity and inclusion
40
Q

What is the RICS motto?

A

Est Modus in Rebus

(there is measure in all things)

41
Q

What are the four RICS formal papers?

A
  • Royal Charter
  • Bye-laws
  • Regulations
  • Governance Procedures and Processes
42
Q

When should you decline new work from a client?

A

If there is a conflict

If you can’t resource the job

Illegal

43
Q

Discuss your companies complaints handling policy

A

Two stage process

Initially person contacts head of division

Complaint acknowledged within 24 hours

Responded to in full within 28 days

Then taken to Managing partner

Then be taken to appropriate ADR as approved by RICS

44
Q

Discuss your companies complaints handling policy

A

Two stage process

Initially person contacts head of division

Complaint acknowledged within 24 hours

Responded to in full within 28 days

Then taken to Managing partner

Then be taken to appropriate ADR as approved by RICS

45
Q

How would you limit risk of working with financially unstable client?

A

Due dilligence (companies house or company website)

Dun and Bradstreet credit check

46
Q

Which case law introduced the requirement for run-off cover?

A

Merrett vs. Babb?

47
Q

What are Porter’s 5 forces?

A

Barriers to entry

Subsitute products

Bargaining power of suppliers

Bargaining power of customers

Rivarly among existing firms

48
Q

What is a PEST analysis?

A

Political

Economic

Social

Technological

….sometimes add legal and environmental

49
Q

What do you find in a business plan?

A

Vision

Objectives and goals

Strategies and actions

50
Q

What are contained in Bidwells Terms of Business?

A

Definitions and interpretations

Our services

Instructions and information

Charges

Payment

Confidentiality

Conflicts of Interest

Health and safety

GDPR

AML

Professional Indemnity Insurance

Complaints Handling

Governing Law

51
Q

What are the three formal forms of dispute resolution?

A

Arbitration

Litigation

Adjudication

52
Q

What is the difference between mediation and concilliation?

A

Similar, but concilliator is usually guiding the parties to come to their own agreement rather than suggesting the solution

53
Q

What is arbitration?

A

Alternative dispute resolution

Private and parties in control of

Both parties agree arbitrator’s decision is binding

54
Q

What might a company do to ensure GDPR compliance?

A

Audits

Raising awareness

Reviewing procedures

55
Q

What are the 5 principles of better regulation?

A

Proportionality

Accountability

Consistency

Targeting

Transparency

56
Q

What is the purpose of the five principles of better regulation?

A

For the RICS to regulate itself internall

57
Q

What is the purpose of the RICS?

A

To regulate and promote the surveying profession

58
Q

What measures should you have in place for handling client’s money?

A
  • Should be in a seperate account
  • Account clearly named including ‘client’
  • Client have access to account
  • Agree interest rates with client
  • Must not go overdrawn
  • Maintain client ledger
59
Q

What steps would you need to take when setting up a new practice?

A
  • Inform RICS & appoint a contact officer
  • Register with RICS
  • Arrange professional indemnity insurance
  • Set up client account
  • Complaints handling procedure
  • Staff training and CPD
60
Q

What is an RICS Responsible Principal?

A

An individual appointed by a firm to be the main point of contact for the RICS and to ensure that the firm has appropriate measures in place for employees to fully comply with RICS standards

61
Q

Discuss one of the five ethical standards (integrity)?

A
  • Being honest and straightforward in all that you do
  • Respecting confidential information
  • Being open and transparent, sharing necessary information
  • Not offering or accepting gifts where it might suggest improper obligation
  • Not allowing bias to interfere with your work
  • Being transparent about any conflicts or potential for conflicts of interest
62
Q

Discuss what makes a good negotiation

A
  • Do your homework beforehand
  • Take time to listen to the other party
  • Show the other party how their needs will be met
  • Always be willing to walk away
  • Don’t be afraid to ask for what you want
63
Q

What is included in the RICS Safe Surveying Guide?

A
  • Personal and corporate H&S responsibilities
  • Assessing risks and hazards
  • RICS members’ places of work
  • Occupational hygiene and health
  • Visiting premises or sites
  • Fire safety
  • Management of contractors
64
Q

When does a company require to become VAT registered?

A

When it has a taxable turnover greater than £85,000

65
Q

Typically, for what period is a short-term business plan?

A

6-12 months

66
Q

What is the status of a Professional Statement?

A

Mandatory for RICS regulated professionals and firms

67
Q

Give examples of Professional Statements

A
  • Conflicts of interest (how to recognise, deal with and avoid)
  • Countering bribery and money laundering
68
Q

How might you deal with GDPR for clients outside the UK but in the EU?

A

May have to consider developing a separate GDPR policy

69
Q

What year was the Equality Act published and what are the various inclusivity elements known as?

A

Equality Act 2010 - Protected Characteristics

70
Q

In the RICS Sustainability report, what is the approximate percentage of global greenhouse gas emissions cause by construction, operation and decommissioning of buildings?

A

40%

71
Q

What are the three types of standards an RICS professional must adhere to?

A

Professional, ethical and technical

72
Q

What are the three key types of RICS standards documents?

A
  • Professional statement (PS)
  • Guidance note (GN)
  • Code of Practice (CoP)
73
Q

Explain the difference between professional statements, guidance notes and codes of practice.

A
  • Professional Statement: A list of mandatory requirements for RICS members and firms
  • Guidance Note: A document that provides recommendations or an approach for good practice
  • Code of Practice: a document developed in collaboration with other professional bodies which will have the status of one of the above
74
Q

Give examples of professional statements, guidance notes and codes of practice.

A
  • Professional statements: Conflicts of Interest, countering bribery and money laundering
  • Guidance notes: Negotiating Options and Leases for Renewable Energy Schemes, Valuation of Rural Property
  • Codes of Practice: Code of Measuring Practice,
75
Q

What are protected characteristics?

A

Aspects of a person’s identity which are protected from discrimination under the Equality Act 2010

76
Q

Discuss the key points and recommendations of the Levitt review

A
  • Alison Levitt QC
  • 467 pages long
  • 13 recommendations
  • Governance - recommended independent review
  • Transparency - sharing minutes and reporting to Governing Council
  • Financial bonuses at executive level
  • Whistleblowing procedure
  • External legal advice (tendering & changing providers)
  • Issuing public apologies
77
Q

What are the necessary minimum limits of PI insurance for an RICS registered firm?

A
  • Up to £100k turnover - £250,000

£100k - £200k turnover - £500,000

£200,001 + turnover - £1 million

78
Q

Whose responsibility is runoff cover?

A

The individual employee. The firm should be responsible for holding the cover, but the member is personally responsible for ensuring this is properly in place.

79
Q

Discuss the Merrett vs. Babb case

A

Introduced requirement for run-off cover

Babb carried out negligent valuation

Original company no longer existed

Court rules Babb responsible for losses

80
Q

What basis must PII be on? (i.e. aggregate etc.. )

A

Per claims basis

81
Q

What is PII?

A

Professional Indemnity Insurance - cover for when a client suffers financial loss as a result of a breach of professional duty e.g. neglect or error

82
Q

If a friend asks for advice, what should you do?

A
  1. Only consider doing the work if you feel it is appropriate and it is within your competency
  2. Ask them to contact you during work hours to arrange ToE’s
  3. Ensure you have appropriate PII in place and adhere to rules of conduct
83
Q

What information to firms require to provide the RICS annually?

A
  1. Type of business and staffing
  2. Nature of clients
  3. Training povision
  4. CHP details and records
  5. PI insurance details
  6. Details on holding client money
84
Q

Discuss the Merrett vs. Babb case

A

Introduced requirement for run-off cover

Babb carried out negligent valuation

Original company no longer existed

Court rules Babb responsible for losses

85
Q

What are the 9 rules of conduct for members?

A
  • Interpretation
  • Communication
  • Ethical Behaviour
  • Competence
  • Service
  • CPD
  • Solvency
  • Information to RICS
  • Co-operation
86
Q

How many rules of conduct are there for members?

A

9

87
Q

How many rules of conduct are there for firms?

A

15

88
Q

What are the 15 rules of conduct for firms?

A
  • Interpretation
  • Communication
  • Professional behaviour
  • Competence
  • Service
  • CPD
  • Complaints handling
  • Client’s money
  • PI insurance
  • Advertising
  • Solvency
  • Arrangements to cover incapacity/death
  • use of designations
  • Information to RICS
  • Co-operation

APC - Rural Pathway (Scotland) (10 decks)

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