Practice Final Examination
Total Page:16
File Type:pdf, Size:1020Kb
Practice Final Examination This is a two-part exam. Allow yourself 1 hour and 45 minutes to complete the General Portion and 1 hour and 15 minutes to complete the State Portion. 4/09 General Examination 1. The four unities of title, time, interest and possession normally would be found in which of the following: A. tenancy in common C. mortgage or trust deed B. partnership D. joint tenancy 2. In 1994, Fred built a building that had six stories. Several years later, a zoning ordinance was passed banning any building six stories or higher in the area. This is an example of: A. a nonconforming use B. a situation in which the building would have to be demolished C. a situation in which the top floor would have to be closed D. a variance 3. A rectangular piece of land was sold for $6,400 at 40 cents per square foot. The land had a depth of 200 feet. What price did the buyer pay per front foot? A. $16 B. $80 C. $40 D. none of these 4. A life tenant may do which of the following? A. commit economic waste of a property C. lease the property to another B. encumber the reversionary interest D. convey the life estate interest by a will 5. For a property that borders a navigable waterway, which of the following statements is true as it relates to riparian water rights? A. the boundary line for the subject property extends to the high watermark B. the boundary line for the subject property is characterized by reaching to the edge of the water C. the property owner is seen to own to the center of the waterway, but only the land, not the water itself D. the property owner has rights to the inland downslope of the bank as documented in public records set forth by 6. If a buyer takes over the seller's tax escrow account held by the lender, the entry at closing on the settlement statement would be a: A. debit to the seller; credit to the buyer C. debit to the seller; debit to the buyer B. credit to the seller; credit to the buyer D. credit to the seller; debit to the buyer 7. Tom died owning a farm as a joint tenant with his son, Jerry. Tom had personal debts of over $50,000 and no assets other than his share of the farm. Which of the following is true? A. Tom's creditors can take the farm B. Jerry is liable for the debts, since he is the heir C. Jerry is liable for the debt because he is the son of Tom D. Jerry owns the farm and has no obligation for Tom's debts 8. Jane purchased a house from John and after the closing, she learns that John lied to her by stating that the electrical system in the home was in proper working order, when it was actually faulty. Based on the fraudulent manner in which John acted, which of the following is true regarding their contract? A. it remains valid C. it’s unenforceable B. it’s voidable D. it’s void 9. A tenant in common may transfer his or her interest under which of the following circumstances? A. only with the permission and approval of the other tenants in common B. at any time, without permission or approval, even under protest C. only at the expiration of the lease D. only for valuable consideration 10. If you chartered a corporation and bought an apartment building from which point you sold stock to selective individuals, and because of their new status as stockholders, they were given a proprietary lease which allowed them to occupy different units, what type of ownership would you have established? A. a cooperative C. a real estate investment trust B. a condominium D. a timeshare 11. Which of the following is true of a mortgage? A. a mortgage creates a lien on the property B. a mortgage is secured by a promissory note signed by the borrower C. a mortgage is not used if the loan is under $50,000 D. only mortgage companies use a mortgage 12. A, B, and C own property as joint tenants. C dies, then B sells his interest in the property to D. The property is now owned: A. by A, D, and C's widow and E (his sole heir) as joint tenants B. by A and D as joint tenants C. by A and D as tenants in common, each with one-half interest D. by A, D and B's wife 13. A buyer pays $25,000 as a down payment, and agrees to pay the balance of $150,000 at 12 percent interest over 10 years to a seller who has a $100,000 first mortgage at 10 percent interest. If the seller gives the buyer a deed, what type of financing device is MOST likely involved? A. agreement of sale C. wraparound mortgage B. assumption of mortgage D. conventional mortgage 14. What is the first month's interest payment on a $25,000, 30 year, 9% loan if the monthly payments are $201.00? A. $100.50 B. $187.50 C. $175 D. $34.50 15. If a deed is signed by the grantor on Saturday, but not delivered to the grantee until Sunday, which of the following is true? A. the deed is invalid C. the deed is voidable B. the deed is not acceptable for recordation D. the deed is effective to transfer title 16. What two documents must be executed to create an enforceable mortgage loan? A. promissory note and deed of trust C. defeasance clause and promissory note B. mortgage and promissory note D. promissory note and financing document 17. A buyer who has put up $10,000 earnest money on a sales contract for a $200,000 property decides to default. The seller may keep the $10,000 as: A. punitive damages C. consequential damages B. liquidated damages D. special damages 18. When an easement appurtenant exists between two parcels of land that are separately owned: A. the dominant tenement has use of this easement only for ingress and egress B. the servient tenement must have created the easement in writing C. the dominant tenement is benefited by the easement D. the servient tenement may revoke the use of easement by giving proper notice 19. ¹/90 of a township is what percentage of a section: A. 10% B. 40% C. 45% D. 38% 20. "Quieting a title'' most nearly means: A. to obtain title by adverse possession B. to color title and enhance the buyer's claim of ownership C. to mortgage the property without recording the deed D. to settle a cloud on the title by court action 21. All of the following are ways by which an offer to purchase real estate would be terminated, EXCEPT: A. failure to accept the offer within a prescribed period B. revocation by offeror communicated to offeree after acceptance C. a conditional acceptance of the offer by the offeree D. death or insanity of the offeror or offeree regardless of the notice thereof 22. If your broker sold a triangular parcel of land for $750 an acre, what is your commission at 8%, if the land had a base length of 1,200 feet and a height of 700 feet? A. $1,156.80 B. $578.51 C. $550.00 D. $976.00 23. Tom is building a new house valued at $100,000, if the average property value of his surrounding neighbors is $225,000, then Tom will realize a positive effect on his value through the principle of: A. progression B. regression C. substitution D. contribution 24. Bob Jones, who does not have a real estate license, hires Sally Salesperson to sell his property. While Sally is out of town, Bob shows the property, quotes prices and takes deposits. His actions: A. place Sally in jeopardy, since Bob is acting as an unlicensed salesperson B. will invalidate the sale C. have made Bob subject to disciplinary action by the Real Estate Commission D. were entirely proper 25. In which of the following situations is the buyer seen to have equitable title? A. pending sale and when the title search reveals no defects B. when legal title is obtained and a land contract C. contract for deed and a pending sale D. net sale and bond for deed 26. Which of the following is true concerning recording a deed? A. a forged deed is made valid by recording B. a delivered deed is not valid until it is recorded C. a deed must be signed by grantor and grantee in order to be recorded D. recording is not needed to make a deed valid 27. If you bought a house for the list price, less 20%, and sold it for the list price, what percent of profit would you make? A. 25% B. 20% C. 80% D. 125% 28. Charlie rents space to use for a restaurant and installs counters, booths, stoves and other fixtures necessary for business use. These fixtures will become the property of the lessor: A. once they are connected to the real estate B. if they are not removed by Charlie before the expiration of the lease C. if the lessee is late with the rent check D. never 29. In which of the following loans is the interest rate set by the lender? A. a conventional loan C. a VA loan B. a FHA loan D.