Started on Saturday, 17 August 2019, 12:29 PM

State Finished
Completed on Saturday, 17 August 2019, 12:59 PM
Time taken 29 mins 50 secs
Grade 26 out of 40 (65%)
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Question 1 You are a project manager for a development and you advise your client to “future proof” by installing state of the art waste disposal
Incorrect facilities which exceed current environmental standards. Your client, however, instructs you to do the bare minimum, which you think will

Mark 0 out of 2 be inadequate to safeguard the environment in the longer term. What should you do?

Select one:

a. Try to negotiate a compromise

b. Refuse business unless client will accept solution

c. Agree your client’s instruction – he is not proposing anything which breaches current law/standards

d. Leak a story to the press

e. Obey client’s wishes but make sure your advice is on record

The correct answer is: Agree your client’s instruction – he is not proposing anything which breaches current law/standards
Question 2 Your line manager has a reputation for taking advantage of the company’s hospitality. Your firm is struggling financially. What should
Partially correct you do?

Mark 1 out of 2
Select one:

a. Refer to your firm’s internal whistle-blowing procedures

b. Mention the situation to your clients

c. Do nothing – it is not appropriate for you to question the actions of your line manager

d. Speak to your line manager, explaining their actions could further harm the business financially

e. Speak to your line manager, expressing that, even if the company was in a better financial position, their behaviour is still not
appropriate

The correct answer is: Speak to your line manager, expressing that, even if the company was in a better financial position, their
behaviour is still not appropriate
Question 3 The law on ventilation requirements for new buildings changed on 1 July. Your client is building to the old standards and the building will
Incorrect be completed on 3 July. He asks you to confirm in your final survey report that the building was “substantially completed and all

Mark 0 out of 2 construction finished” by 30 June. What should you do?

Select one:

a. Report him to the authorities

b. Agree to your client’s request

c. Express your concerns to your client and tell him to work to the new standards if he cannot complete before 1 July

d. Advise your client that you will be happy to complete the report on completion stating the facts if it is finished prior to 1 July

e. Refuse to act on your client’s request as you are not prepared to commit fraud

The correct answer is: Express your concerns to your client and tell him to work to the new standards if he cannot complete before 1
July
Question 4 You agree a contract with your clients. Their representative has misunderstood the contract in a way which clearly advantages your
Correct firm. What should you do?

Mark 2 out of 2
Select one:

a. Go through the terms and conditions with your client. Your responsibility then ends

b. Refuse the client’s business until they can show that they understand the contract

c. Advise the client to seek legal advice

d. Go through the terms and conditions with your client and if they still seem unsure advise them to seek legal advice

e. Encourage the client to sign the contract anyway

The correct answer is: Go through the terms and conditions with your client and if they still seem unsure advise them to seek legal
advice
Question 5 To your dismay, your employer has just won a contract to build a weapons testing centre. You disagree with your employer tendering for
Correct the contract. Your director wants you to head up the team to build the centre. What should you do?

Mark 2 out of 2
Select one:

a. Report the fact the company have taken on the work to the shareholder at their annual meeting next week.

b. Speak to your director about your concerns; questioning the company’s decision to take on the work

c. Explain to your director that you would not find it easy to work on the project and suggest, under the circumstances, it may be
sensible to approach another person in the firm to work on the project

d. Resign in protest

e. Tell your director that you think taking on the work is unethical

The correct answer is: Explain to your director that you would not find it easy to work on the project and suggest, under the
circumstances, it may be sensible to approach another person in the firm to work on the project

Question 6 Your colleague decides to purchase a property which is for sale by your company. What should you do?
Incorrect

Select one:
Mark 0 out of 2
a. Suggest to your colleague that he buy the property through a nominee

b. Transmit the offer to the vendor making the relationship clear

c. Seek advice from your line manager

d. Refuse to transmit his offer to the vendor because he is employed by the instructed firm

e. Allow the purchase to proceed as normal

The correct answer is: Transmit the offer to the vendor making the relationship clear
Question 7 While you are engaged on a contract something occurs that you have not experienced before. You are unsure how to proceed.
Partially correct What should you do?

Mark 1 out of 2
Select one:

a. Inform your client of the situation and ask their permission to proceed as best you can

b. Withdraw from the contract

c. Do nothing outside your area of competence, inform your client of the situation and obtain third part advice

d. Seek guidance from RICS

e. Seek guidance from a colleague

The correct answer is: Do nothing outside your area of competence, inform your client of the situation and obtain third part advice

Question 8 You are given instructions for your company to handle the sale of a house which belongs to one of the partners. What should you do?
Incorrect

Select one:
Mark 0 out of 2
a. Seek advice from one of the other partners

b. Turn down the instructions and suggest the partner go to a rival company

c. Treat it like a normal instruction

d. Accept the instruction and ensure that potential buyers are made aware that the property is owned by a partner within the firm

e. Give the instruction preferential treatment with a reduced fee

The correct answer is: Accept the instruction and ensure that potential buyers are made aware that the property is owned by a partner
within the firm
Question 9 You are agreeing your terms and conditions with a client company, and it is clear that the client has not read them. What should you
Correct do?

Mark 2 out of 2
Select one:

a. Refuse the client’s business until they can show that they understand the contract.

b. Encourage the client to sign the contract anyway.

c. Advise the client to seek legal advice.

d. Go through the terms and conditions with your client. Your responsibility then ends.

e. Go through the terms and conditions with your client and if they still seem unsure advise them to seek legal advice.

The correct answer is: Go through the terms and conditions with your client and if they still seem unsure advise them to seek legal
advice.
Question 10 Your client, a landlord, instructs you to act in conflict with legal requirements by using delaying tactics to defer implementation of new
Partially correct property legislation. What should you do?

Mark 1 out of 2
Select one:

a. Report the client immediately to the police.

b. Inform the client that you decline to act in accordance with his instructions and that, if he delays implementation, you will report
the matter to the authorities.

c. Act upon his instruction to maintain the professional relationship.

d. Ignore the client’s wishes – he should have known better than to ask you.

e. Explain to the client that acting on his instruction would lead to illegal activity. If he still wishes to proceed then advise him the
management contract will be terminated.

The correct answer is: Inform the client that you decline to act in accordance with his instructions and that, if he delays implementation,
you will report the matter to the authorities.
Question 11 You are acting for a client in a rental negotiation on a property, and the surveyor for the other party quotes a floor area you consider is
Correct wrong, although it favours your client. What should you do?

Mark 2 out of 2
Select one:

a. Accept his figure for now; make sure other parties know about the mistake, so that you can discredit the surveyor later, if
necessary

b. Tell the surveyor immediately he is wrong and suggest he go back and re-measure

c. Tell him your figure is different and suggest a site meeting to jointly measure and agree a floor area

d. Tell him your figure is different but that you are happy to work on his floor area, as your client will benefit

e. Accept his figure and therefore the better outcome for your client; the other surveyor’s error is not your fault

The correct answer is: Tell him your figure is different and suggest a site meeting to jointly measure and agree a floor area

Question 12 As part of a contract, your client is requesting that you take a cheap option which may harm the environment. What should you do?
Correct

Select one:
Mark 2 out of 2
a. Refuse to deal with the client.

b. Accept the business, but make sure that you get sign-off at the highest level in your firm.

c. Report your client to the authorities or the press.

d. Refuse to take the course of action your client is proposing, but propose an alternative.

e. Obey your client’s wishes.

The correct answer is: Refuse to take the course of action your client is proposing, but propose an alternative.
Question 13 You have in your office a colleague acting for a landlord and another acting for the landlord’s tenant in the same matter. What is the
Correct best solution?

Mark 2 out of 2
Select one:

a. Undertake the work and trust the professionals

b. Establish a clear internal separation (commonly known as a ‘Chinese wall’) and both professionals deal with the case
independently

c. Pass the work for one side to someone outside the organisation, telling only that client

d. Both sides explain the situation to their respective clients and obtain agreements in writing for both professionals to act

e. Both sides refuse the instructions and give reasons

The correct answer is: Both sides explain the situation to their respective clients and obtain agreements in writing for both professionals
to act
Question 14 You are a senior partner in a firm with a trainee member of staff. You learn the trainee has a second job, working evenings and
Partially correct weekends. You are concerned this is affecting their performance in work. What should you do?

Mark 1 out of 2
Select one:

a. Raise your concerns with the Human Resources department

b. Speak to the trainee, raising your concerns while trying to find a workable solution

c. Do nothing – such matters are none of your concern

d. Dismiss the trainee

e. Inform the trainee they must resign from their second job as it is affecting their performance in work

The correct answer is: Speak to the trainee, raising your concerns while trying to find a workable solution

Question 15 You are bidding for work. The potential client guarantees you the job if you can bid below a certain figure. You realise it will be tight but
Partially correct just manageable. However, when the job starts your in-house expert quits and to replace him you will have to offer a higher salary that

Mark 1 out of 2 will lead to a loss for your firm. What should you do?

Select one:

a. Be honest with the client and attempt to re-negotiate a more realistic fee

b. Withdraw from the job

c. Complete the job within the fee agreed and accept the loss

d. Try and muddle through without an expert, covering up as necessary

e. Adjust your accounts to compensate

The correct answer is: Be honest with the client and attempt to re-negotiate a more realistic fee
Question 16 An RICS member risks losing his driving licence because of a speeding conviction. To avoid this penalty, a member of his family
Correct accepts responsibility for the conviction on his behalf. What should you do?

Mark 2 out of 2
Select one:

a. Suggest he pay you a fee to keep quiet

b. Notify the police

c. Contact the RICS Regulation confidential helpline for guidance

d. Do nothing

e. Tell him that if he does not accept responsibility you will have no alternative but report him to the authorities

The correct answer is: Tell him that if he does not accept responsibility you will have no alternative but report him to the authorities

Question 17 Your client has been charged with money laundering in her property dealings and you are called as a witness for the prosecution.
Correct Bearing in mind your duty of confidentiality, do you:

Mark 2 out of 2
Select one:

a. Recognise that your prime responsibility is to the court and tell the truth

b. Testify but refuse to divulge any confidential information

c. Refuse to testify against your client on the grounds of client confidentiality

d. Testify but confirm that you hold confidential information

e. Make up a convincing story for the court

The correct answer is: Recognise that your prime responsibility is to the court and tell the truth
Question 18 You have taken advice from your director (an acknowledged authority in the field) about a project you are working on, but you think the
Correct advice may be wrong. What should you do?

Mark 2 out of 2
Select one:

a. Do nothing, the director is a recognised expert.

b. Accuse your director of incompetence.

c. Speak to your director and raise your concerns. If these cannot be resolved then ask your director to sign off the work so that he
takes responsibility for it.

d. Seek the advice from external experts on the subject.

e. Speak to your director and raise your concern. Try and clarify the situation. If this cannot be achieved then seek a second
opinion.

The correct answer is: Speak to your director and raise your concern. Try and clarify the situation. If this cannot be achieved then seek
a second opinion.
Question 19 Your firm is supervising the renovation of one of the country’s most prestigious horse racing courses. Your client, the course owner,
Correct offers you free attendance in the VIP box for a whole season if your can deliver the project ahead of time and below budget. What

Mark 2 out of 2 should you do?

Select one:

a. Request that if this incentive is set out transparently in the contract, you will accept

b. Cut every corner you can to get the job done

c. Refuse categorically – this could be viewed as a bribe

d. If you succeed as incentivised, accept the free entry but register it in accordance with your firm’s gifts policy

e. Seek advice from RICS Regulation

The correct answer is: If you succeed as incentivised, accept the free entry but register it in accordance with your firm’s gifts policy

Question 20 You work for an RICS member firm. You become aware that one of your clients is employing people below the minimum age. What
Partially correct should you do?

Mark 1 out of 2
Select one:

a. Inform your employer that you need to be moved off the project and confirm the reason for this

b. Do nothing as there is no direct impact on your work

c. Tell the authorities that your client may be acting illegally

d. Speak to your client and tell them if they do not put it right you will report them to the authorities

e. Refuse to act on behalf of your client now or in the future

The correct answer is: Speak to your client and tell them if they do not put it right you will report them to the authorities