Valuation 'accuracy' within the Right to Buy process

Based on surveys undertaken with local authorities and valuers who provide the valuations on which purchase prices for local authority houses under the Right to Buy are based, this paper reports on research which aims to establish the reasons for the differences between the initial valuations provided by the local authority valuers and those provided by the District Valuer on appeal. The paper reports on the reasons why tenants appeal the initial valuation and discusses issues of valuation accuracy, uncertainty and the different and imperfect data available to valuers employed by the organisations involved, as well as the factors within the valuation process, including the absence of any requirement to agree a value, which contribute to the different outcomes.

Area-wide development viability appraisals: the concept of threshold land value within a UK planning context

Area-wide development viability appraisals are undertaken to determine the economic feasibility of policy targets in relation to planning obligations. Essentially, development viability appraisals consist of a series of residual valuations of hypothetical development sites across a local authority area at a particular point in time. The valuations incorporate the estimated financial implications of the proposed level of planning obligations. To determine viability the output land values are benchmarked against threshold land value and therefore the basis on which this threshold is established and the level at which it is set is critical to development viability appraisal at the policy-setting (area-wide) level. Essentially it is an estimate of the value at which a landowner would be prepared to sell. If the estimated site values are higher than the threshold land value the policy target is considered viable. This paper investigates the effectiveness of existing methods of determining threshold land value. They will be tested against the relationship between development value and costs. Modelling reveals that threshold land value that is not related to shifts in development value renders marginal sites unviable and fails to collect proportionate planning obligations from high value/low cost sites. Testing the model against national average house prices and build costs reveals the high degree of volatility in residual land values over time and underlines the importance of making threshold land value relative to the main driver of this volatility, namely development value.

Contract cheating & the market in essays

We conduct the first empirical economic investigation of the decision to cheat by University students. We investigate student demand for essays, using hypothetical discrete choice experiments in conjunction with consequential Holt-Laury gambles to derive subjects risk preferences. Students stated willingness to participate in the essay market, and their valuation of purchased essays, vary with the characteristics of student and institutional environment. Risk preferring students, those working in a non-native language, and those believing they will attain a lower grade are willing to pay more. Purchase likelihoods and essay valuations decline as the probability of detection and associated penalty increase.

Financialisation, the valuation of investment property and the urban built environment in the UK

The financialisation literature has been criticised for its limited empirical base and its failure adequately to link the everyday world with that of high finance. The paper addresses these shortcomings by examining the calculative practice of property valuation. The way that valuations are performed affects their results and, therefore, the operation of the property market. The paper traces the evolving influence of finance capital on the valuation of commercial property in the UK by constructing a historiography of investment valuation since 1960. Traditional approaches to valuation have been increasingly challenged by those derived from financial economics. However, the former remains the dominant method for undertaking market valuation. Its grounding in comparison – a centring and standardising process – offers an explanation for some of the changes in the urban built environment that are ascribed to financialisation. This suggests that a more detailed and historically sensitive interpretation of financialisation is required.

Strategy Method (and payment cards)

Payment cards are a useful device to measure subjects’ preferences for a good and especially their willingness to pay for it. Together with some other similar elicitation methods, payment cards are especially appropriate for both hypothetical and incentive-compatible valuations of a good; a property which has prompted many researchers to use them in studies comparing stated and revealed valuations. The Strategy Method (hereafter SM) is a method based on a similar principle as that of payment cards, but is aimed at eliciting a subject’s full profile of responses to each of the strategies available to the rival(s).

Resilience in crisis reconsidered: the need for values against relativist ethics

The need for a reconsideration of resilience from both a positive and a normative point of view can be discussed using some of the lessons and conclusions drawn from individual resilience studied by psychologists in an educational context. The main point made in this article is that unless we want to approach resilience as a feature which is exogenously given in each population and society and whose dynamics, if any, are not subject to deliberate actions and policies, we need a framework for the evaluation of resilience as a social good. Relying on the hope that resilience is necessarily built in our societies as a force guaranteeing convergence to a socially desirable point of social evolution may be too optimistic and even counterproductive, because it may lead us to an inefficient or biased political and regulatory decision making. When the effect of policies and actions at a national or international level take into account the dynamic effect of such actions on resilience itself, one cannot blindly rely on the goodness of the process any more. This is mainly because resilience is not uniformly embodied in all societies and it does not have a globally positive social value by itself. The issue of socially valuing the options available beyond market-price valuations becomes fundamental in this context.

SIGMA THEORY AND TWISTED CONJUGACY CLASSES

Using Sigma theory we show that for large classes of groups G there is a subgroup H of finite index in Aut(G) such that for phi is an element of H the Reidemeister number R(phi) is infinite. This includes all finitely generated nonpolycyclic groups G that fall into one of the following classes: nilpotent-by-abelian groups of type FP(infinity); groups G/G `` of finite Prufer rank; groups G of type FP(2) without free nonabelian subgroups and with nonpolycyclic maximal metabelian quotient; some direct products of groups; or the pure symmetric automorphism group. Using a different argument we show that the result also holds for 1-ended nonabelian nonsurface limit groups. In some cases, such as with the generalized Thompson`s groups F(n,0) and their finite direct products, H = Aut(G).

Arctic Tourism: Realities & Possibilities

This paper addresses human capital in the Arctic in relation to tourism. More specifically, with an ever-increasing number oftourists recognizing the attractiveness of the Arctic, tour companies are increasingly recognizing the opportunities. The media(typically southern media) sells the image, either before or after the tourists arrive, and communities are often left to deal with therepercussions – whether those are social, economic, environmental, or the like. Many of the repercussions are negative; however,even when perceived as positive they can create tensions within small communities and showcase a variety of capacity issues.This paper focuses on the realities and possibilities of tourism in the Arctic. It offers an up-to-date descriptive overview of tourismnumbers and valuations. In addition, ‘realities’ also focuses on the current suite of challenges and ‘possibilities’ addresses criticalquestions that need to be asked as tourism grows. We are in an uncertain age and academic critique of the Arctic tourismphenomenon is growing as quickly as the numbers. This paper is almost fully circumpolar in outlook, written by individuals fromthose jurisdictions, and aims to intersect with other sectors active in the Arctic.

Från generell bild till individuellt ansikte : att hantera oförståelse och stereotypt bemötande i fyra lågstatusyrken

From general images to individual features: managing lack of understanding and stereotypes in four low-status occupations Individuals shape an image of themselves and their surroundings in relation to how they assume that others regard them. In these situations occupation is essential. Categorizations, valuations and rewards associated with occupations are among the most fundamental instruments used for domination in the social world. Hence it is interesting to study how groups and individuals who experience low occupational status manage their social positions. This article, based upon interviews with workers in food industry, waitresses/waiters, storesmen and dustmen, analyzes how the interviewees handle low respect, here expressed as lack of understanding and stereotyping. Three different positions are distinguished, arguing that one of them implies a stronger identification with the occupation than do the other two, which to a greater extent agree with stereotyped images. In the first position, the workers disagree with stereotypes of low-status jobs as apathetic, heavy or simple, and assert that their occupation has specific values such as self-development, qualifications or advantage to society. In the second position, low recognition is avoided through little identification with the occupation. The interviewees separate themselves and who they are from their jobs, and find it ridiculous to speak about it in terms of self-development or qualifications when so many are able to do the job. In the third position, the interviewees emphasize that their own place of work is less heavy than the job in general. Through the third strategy their particular tasks are seen as exceptional and their identification with the occupation is local rather than embedded in a wider occupational identity.

Estudio comparativo de las actitudes hacia elmurciano.

The aim of this study is to measure and analyse the attitudes towards a linguisticvariety called murciano. This variety is a regional standard of Spanish, namely, theSpanish talked in Murcia, a city located in the South of Spain.There are two groups of informants in this study. The first group is composed of12 people from Murcia and the second group consists of 12 people who know thevariety of murciano but are not natives from the city of Murcia. The methodapplied is the indirect method matched guise. The informants listened to fourdifferent recordings of voices acting as either a Spanish speaking person or amurciano speaking person. Ten short questions related with the voices were askedto the informants, who gave their answers on a Likert attitude scale.The results show that the attitudes towards murciano and the standard Spanishdiffer in both groups of informants. The group of natives from Murcia show morepositive attitudes toward the variety murciano than the group of non-natives fromMurcia. However, when the results towards the variety murciano and the standardSpanish are compared with each other, it is the standard Spanish the one thatreceives more positive valuations. In addition, the observations show that thegroup of non-natives from Murcia are more critical and negative in their attitudestoward the different linguistic varieties than the group of natives from Murcia.

Lançamento de DRs por empresas brasileiras no mercado norte-americano : valorização de mercado, volatilidade e performance ajustada ao risco

O lançamento de DRs (Recibos de Depósitos) por empresas brasileiras é um mecanismo que possibilita às empresas terem acesso a mercados de capitais maiores e mais líquidos, podendo servir como um instrumento para o aumento de suas visibilidades no exterior e como um possível redutor de seus custos de capital. Esta pesquisa verifica os reflexos ocorridos nas ações das empresas brasileiras que lançaram mão deste instrumento no que tange a suas valorizações de mercado, suas volatilidades e suas performances ajustadas ao risco. De uma forma geral, apesar de pouco significativos estatisticamente, os resultados encontrados para as empresas brasileiras parecem ser condizentes com a hipótese de que a negociação internacional dos papéis dessas companhias ajudam a reduzir os efeitos da segmentação de mercado em suas ações, estando associados a ajustes para cima em seus preços, e para baixo, em seus retornos esperados e em suas volatilidades, para todos os tipos de DRs brasileiros negociados no mercado norte-americano, à exceção dos DRs de nível III que, de uma forma não significativa, parecem se comportar como se fossem emissões sazonais de capitais tradicionais (seasoned equity offerings).

Synergies and price trends in sequential auctions

In this paper we consider sequential auctions where an individual’s value for a bundle of objects is either greater than the sum of the values for the objects separately (positive synergy) or less than the sum (negative synergy). We show that the existence of positive synergies implies declining expected prices. When synergies are negative, expected prices are increasing. There are several corollaries. First, the seller is indi¤erent between selling the objects simultaneously as a bundle or sequentially when synergies are positive. Second, when synergies are negative, the expected revenue generated by the simultaneous auction can be larger or smaller than the expected revenue generated by the sequential auction. In addition, in the presence of positive synergies, an option to buy the additional object at the price of the …rst object is never exercised in the symmetric equilibrium and the seller’s revenue is unchanged. Under negative synergies, in contrast, if there is an equilibrium where the option is never exercised, then equilibrium prices may either increase or decrease and, therefore, the net e¤ect on the seller’s revenue of the introduction of an option is ambiguous. Finally, we examine two special cases with asymmetric players. In the …rst case, players have distinct synergies. In this example, even if one player has positive synergies and the other has negative synergies, it is still possible for expected prices to decline. In the second case, one player wants two objects and the remaining players want one object each. For this example, we show that expected prices may not necessarily decrease as predicted by Branco (1997). The reason is that players with singleunit demand will generally bid less than their true valuations in the …rst period. Therefore, there are two opposing forces; the reduction in the bid of the player with multiple-demand in the last auction and less aggressive bidding in the …rst auction by the players with single-unit demand.

Optimal auction with a general distribution: virtual valuation without densities

We characterize the optimal auction in an independent private values framework for a completely general distribution of valuations. We do this introducing a new concept: the generalized virtual valuation. To show the wider applicability of this concept we present two examples showing how to extend the classical models of Mussa and Rosen and Baron and Myerson for arbitrary distributions

Asset float and speculative bubbles

We model the relationship between ftoat (the tradeable shares of an asset) and stock price bubbles. Investors trade a stock that initiaUy has a limited ftoat because of insider lock-up restrictions but the tradeable shares of which increase over time as these restrictions expire. A speculative bubble arises because investors, with heterogeneous beliefs due to overconfidence and facing short-sales constraints, anticipate the option to reseU the stock to buyers with even higher valuations. With limited risk absorption capacity, this resale option depends on ftoat as investors anticipate the change in asset supply over time and speculate over the degree of insider selling. Our model yields implications consistent with the behavior of internet stock prices during the late nineties, such as the bubble, share turnover and volatility decreasing with ftoat and stock prices tending to drop on the lock-up expiration date though it is known to aU in advance.

Ownership, control and corporate valuation of Brazilian companies

We study the direct and indirect ownership structure of Brazilian corporations and their market value and risk by the end of 1996 and 1998. Ownership is quite concentrated with most companies being controlled by a single direct shareholder. We find evidence that indirect control structures may be used to concentrate control even more rather than to keep control of the company with a smaller share of total capital. The greater the concentration of voting rights then less the value of the fmn should be due to potential expropriation ofrninority shareholders. We fmd evidence that when there is a majority shareholder and when indirect ownership structures are used without the loss of control, corporate valuations are greater when control is dilluted through the indirect ownership structure. This evidence is consistent with the existence of private benefits of control that can be translated as potential minority shareholder expropriation.