QUESTIONS AND ANSWERS
				Brackley’s Brochure has been predominantly written in Q + A format, for a copy please click here. It explains how we have dealt with many of the problems encountered by GPs. Below are a selection of the more commonly asked questions.
					Buildings
						Q	Do you have a standard building design?
						A	No. We have to follow Government/NHS guidelines and attempt to standardise specification to achieve good value but each building is designed to reflect the aspirations of the occupiers and the environment in which it will sit.
						Q	You stress good quality. What do you mean?
						A	Medically efficient and attractive to staff and patients, but also built to last and warranted by contractors and designers.
						Q	How flexible will the building be as medical needs change?
						A	Part of quality is flexibility. We build more expensive structures to enable internal alteration when required.
						Q	Do you carry out extensions or conversions as well as new build?
						A	Yes.
					Fitting Out
						Q	Do you work to the District Valuers specification?
						A	Yes, but it is incomplete and we improve on it.
						Q	So what additional fixtures and fittings do you provide?
						A	We allocate a cash sum to be spent on items of your choice. This is in addition to several items not included in the DV’s specification but which we think are essential.
						Q	Quality of working environment is important to us and also to the local population, patients, consultants etc. Please explain your approach?
						A	We agree totally that environment is important. Patients must come in to an attractive friendly waiting reception area and not long intimidating corridors. GPs need to have light, comfortable and private consulting rooms with ready access to all other facilities. Needs of office and reception staff are just as important, particularly personal security.
					Financial
						Q	What is in it for me?
						A	Third Party Developer Schemes are designed to enable GPs to move from outmoded premises to leasing modern surgeries. This assists partnership change and other modern models of GP Practice. Brackley help to solve financial issues wherever practical but we do not get involved in favouring one partner over another.
						Q	Do Brackley have the money or do you need to borrow it?
						A	Brackley is financed from substantial cash resources of our own company and our associates. We can provide you with accounts to demonstrate this financial strength, capability and flexibility. We have a large development programme and we will continue to borrow prudently to finance this, as evident in our accounts historic and current.
						Q	Will the development be affordable to (i) us (ii) the NHS?
						A	(i) To us:- In simple terms as a Practice you will never pay more than the rent reimbursed via the PCT, on the valuation of the District Valuer. (ii) To the NHS:- Since 1st April 2004 the CMR budget of PCT’s has been capped. Strategic Health Authorities overseeing a group of PCT’s, have had to decide which schemes get funded. These decisions have to be made based on individual PCT Strategic Services Delivery Plans. The District Valuer ensure the schemes that are progressed continue to provide the NHS value for money.
						Q	Will our rent and rates be fully recoverable?
						A	Yes. Brackley’s lease to you specifically provides that the rent paid by you will never exceed that approved by the District Valuer for reimbursement by your PCT.
					Lease Terms
						Q	What happens when the lease expires?
						A	If you want to leave, we settle any outstanding liabilities between us and you go. If you want to stay then you have protection under the Landlord and Tenant Acts and would get a further lease. We would usually want you to have such an extended lease, as this extends our investment value.
						Q	You offer a Full Repairing and Insuring lease (FRI). Please explain?
						A	Under an FRI lease you are responsible for all internal and external repairs and for the maintenance of lifts, heating, ventilation etc. You are largely your own masters as to when work is done, but you must leave the building in repair at the end of the lease.
						Q	What happens if Doctors retire or move?
						A	Our lease allows GPs to assign individually so that they and their estates are relieved of future liability – put simply one partner on, one partner off subject to a minimum of 3 or 4 being on the lease at any one time.
						Q	The GP contract is changing. Is your lease keeping pace?
						A	Yes, with difficulty! We already provide for transfer to Open Market rent if the premises no longer fully qualify for GMS and for "step in" provision for the PCT to take over the lease. Increasingly we let direct to PCTs in anticipation of changing GP employment patterns that are still uncertain.

	Brackley Investments Limited 6 Lower Farm Barns Bainton Road Bucknell Bicester Oxon OX27 7LT (T) 01869 244848 (F) 01869 249955 (E) mail@brackley-investments.co.uk