19. Mr. Jeno bought two (2) 1-bedroom condominium units adjacent to each other within 12-months period this year, the sale shall be subject to VAT if the total amount exceeds - a. P2,500,000 b. P1,500,000 c. P1,919,500 d. P3,199,200

d. P3,199,200 - Minimum amount for condo not subject to VAT

2016 Special and Technical Knowledge (150 Items) Flashcards by Jane & Leo Censon

It refers to the programs and projects covering houses and lots or home lots only undertaken by the government or the private sector for the underprivileged and homeless citizens that includes sites and services:

a. Socialized housing
b. Economic housing
c. Homeless housing project
d. Low-cost housing

a. Socialized housing

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In the REIT, a “Constitutive Document” means -

a. Approved plan of the REIT
b. Articles of incorporation of the 8REIT
c. Shares of the stock of the REIT
d. Ownership documents of the REIT

b. Articles of incorporation of the REIT

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Is the estate for the REIT - the person responsible for the allocation of the deposited property to the allowable investment outlets and selection of income-generating real estate for the REIT -

a. Property Manager
b. Investment Manager
c. Fund Manager
d. REIT board of directors

c. Fund Manager
Key - Allocation

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Refers to a partnership agreement wherein the landowner contributes raw land as its investment in the project while the developer undertakes and finances the development -

a. Business development
b. Joint Venture Agreement
c. Memorandum of Agreement
d. Joint venture

b. Joint Venture Agreement

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It is the fair market value of the land in a specific zone or area as established by the BIR:

a. Market Value
b. Sound Value
c. Fair Market Value
d. Zonal Value

d. Zonal Value

Key - Zone

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Under Article 13 of the Civil Code, it is provided that when the law speaks of years, it shall be understood that this refers to -

a. 360 days
b. 366 days
c. 365 days
d. 366 1⁄4 days

c. 365 days

Calendar year

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This law refers to the Subdivision and Condominium Buyers Protective Decree -

a. PD 1216
b. PD 1517
c. PD 957
d. PD 1586

c. PD 957

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Law that refers to the promulgation of different levels of standards and technical requirements for economic and socialized housing projects -

a. PD 1216
b. PD 1517
c. BP 220
d. PD 1586

c. BP 220

Socialized Housing

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It is a system implemented by the State to administer land rights, to record and register private rights on State lands -

a. Land Administration
b. Land Registration
c. Land Management
d. Land Distribution

a. Land Administration

Key - Administer

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Land Administration includes the following processes, except -

a. to record and register private rights on state lands
b. to manage state lands
c. Land Management
d. Land Development

d. Land Development

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It is a system implemented by the State to manage the allocation and use of land resources and the social, economic, and environmental issues that relate to its allocation and use.

a. Land Administration
b. Land Registration
c. Land Management
d. Land Distribution

c. Land Management

Key - manage

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Land management is implemented within a range of policy and legislative instruments, including the following, except -

a. Land use planning; development application/approvals;
b. Land administration; land taxation;
c. Environment protection; cultural and heritage protection
d. Land distribution; land registration

d. Land distribution; land registration

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The Philippines has a total land area of ___ hectares and distributed as follows -

a. 20 million; 40% forestland; 40% alienable lands;20% private lands
b. 40 million; 30% forest land; 30% public lands; 40% private lands
c. 30 million; 50% forestland; 47% alienable lands: 3% unclassified lands
d. 50 million; 20% forestland; 20% alienable lands; 30% public lands; 30% private lands

c. 30 million; 50% forestland; 47% alienable lands: 3% unclassified lands

130M Hectares

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The following are the Categories of lands, except -

a. Protected areas
b. Privately owned land
c. Alienable and disposable (A&D)
d. Forest and Unclassified lands

d. Forest and Unclassified lands

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Currently about 24.2 million parcels are within A&D;

a. 13.1 million already titled and 11.1 million untitled lands
b. 13 million already titled and 11.2 million untitled lands
c. 13.2 million already titled and 11 million untitled lands
d. 12 million already titled and 12 million untitled lands

a. 13.1 million already titled and 11.1 million untitled lands

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Property rights are anchored on -

a. Article XIII Section 1 of the Philippine Constitution
b. Civil Code of the Philippine
c. Philippine Constitution and Social Justice Rights
d. Fundamentals of Property Ownership

a. Article XIII Section 1 of the Philippine Constitution

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The Master Deed of a mixed-use condominium will not include the provision for -

a. Extent of common area interest
b. Land on which it is built
c. Number of buildings to be built
d. Maintenance and insurance

d. Maintenance and insurance

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Refers to the primary law that the buyer should consider in financing a residential condominium unit that he/she owned -

a. Subdivision and Condominium Buyer’s Protective Decree
b. Condominium Act
c. National Building code
d. Maceda Law

d. Maceda Law

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Mr. Jeno bought two (2) 1-bedroom condominium units adjacent to each other within 12-months period this year, the sale shall be subject to VAT if the total amount exceeds -

a. P2,500,000
b. P1,500,000
c. P1,919,500
d. P3,199,200

d. P3,199,200

Minimum amount for condo not subject to VAT

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In general, which of the following is not considered part of the Master Deed of a Condominium project?

a. Number of buildings and stories per building
b. Land on where the project is located
c. Provision for management body of the project
d. Extent of share in the common areas

c. Provision for management body of the project

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Under the law, condominium corporation has a term of existence of -

a. Up to 50 years
b. As provided in the Articles of Incorporation
c. Until dissolved by the HLURB
d. Co-terminous with the life of the project

d. Co-terminous with the life of the project

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Ownership of foreigners in a townhouse project located in the city is limited to -

a. 51% of the units
b. 40% of the units
c. 30% of the units
d. 60% of the units

b. 40% of the units

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“To this end, the State shall regulate the acquisition, ownership, use, and disposition of property and its -”

a. Improvements
b. Investments
c. Increments
d. Intelligence

c. Increments

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The following are land tenure for urban and rural areas, except -

a. Absolute ownership
b. Less than absolute
c. Fee simple or freehold
d. Lease Fee or Leasehold

d. Lease Fee or Leasehold

Leasehold is not considered land tenure.

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25. The General Rule in Land Ownership and Transfer is that only Filipino citizens and corporations at least 60% of the capital of which is owned by Filipinos are entitled to acquire and own land in the Philippines. The exceptions to the General Rule – Alien acquisition of real estate in the Philippines is allowed in the following cases, except - a. Acquisition before the 1935 Constitution b. Acquisition thru hereditary succession if the acquiree is a legal heir c. Purchase of not more than 40% interest in a condominium project (RA 4726) d. Purchase by former natural-born Filipino citizens

d. Purchase by former natural-born Filipino citizens

26. Acquisition by former natural-born Filipino citizens is not limited to voluntary deeds but includes involuntary deeds. The maximum area that may be acquired for residential purposes is – a. 1,000 square meters of urban land or 1 hectare of rural land b. 5,000 square meters of urban land or 3 hectares of rural land c. 10,000 square meters of urban land and 10 hectares or rural land d. 50,000 square meters of urban land or 30 hectares of rural land

a. 1,000 square meters of urban land or 1 hectare of rural land

27. Provides for balanced socialized housing programs and requires developers of residential subdivision projects to allocate 20% of the project's area/cost into socialized housing. a. RA 8763 b. RA 6652 c. RA 7279 d. RA 7160

c. RA 7279 UDHA or Lina Law Urban Development and Housing Act

28. Refers to the law that transferred to HLURB all the powers, authorities, and responsibilities with respect to the supervision of homeowners associations – a. RA 8763- Home Guaranty Corporation Act b. RA 6552 – Maceda Law c. RA 7279 - UDHA d. RA 7160 – Local Government Code

a. RA 8763- Home Guaranty Corporation Act

29. The law that defines open spaces in residential subdivisions and requires subdivision owners to provide adequate roads, alleys, sidewalks, and reserved open spaces for parks or recreational use equivalent to 30% of the total area of the subdivision project; and is non-saleable/non-alienable public lands. a. PD 957 - Subd and Condo Buyers Protective Decree b. PD 1216 – Open Spaces c. PD 1517 - Urban Land Reform d. PD 1586 - ENVIRONMENTAL IMPACT STATEMENT SYSTEM

b. PD 1216 Key - Open Spaces

30. Law that provides protection to buyers of residential units on instalments against scrupulous sellers/contracts, including residential condominium apartments, but excluding industrial lots, commercial buildings and sales to tenants – a. RA 8763 - Home Guaranty Corporation Act b. RA 6552 – Maceda Law c. RA 7279 - UDHA d. RA 7160 – Local Government Code

b. RA 6552 – Maceda Law Protects to the buyer

31. Law that provides for the protection of legitimate tenants and requires clearance for development proposals and land transactions in proclaimed Areas for Priority Development (APDs) and Urban Land Reform Zones (ULRZs) – a. PD 957 b. PD 1216 c. PD 1517 d. PD 1586

c. PD 1517

32. Refers to the Local Government Code of 1991 - a. RA 8763 b. RA 6652 c. RA 7279 d. RA 7160

d. RA 7160

33. RA# 4726 refers to the Condominium Act; RA#6657 refers to the Comprehensive Agrarian Reform law. What law requires all persons including partnerships or corporations to secure an Environment Compliance Certificate prior to undertaking any activity. a. PD#1517 b. PD#1216 c. PD#957 d. PD#1586

d. PD#1586

34. Refers to the Real Investment Trust Act of 2009 – a. RA#4726 b. RA#9856 c. RA#7279 d. RA#7160

b. RA#9856

35. Acquisition by former natural-born Filipino citizens is not limited to voluntary deeds but includes involuntary deeds and the maximum area that may be acquired for business purposes is – a. 1,000 square meters of urban land or 1 hectare of rural land b. 5,000 square meters of urban land or 3 hectares of rural land c. 10,000 square meters of urban land and 10 hectares or rural land d. 5 hectares of urban land or 30 hectares of rural land

b. 5,000 square meters of urban land or 3 hectares of rural land

36. Land Management activities of the Government is referred to as the - a. Public Land Management b. Public Land Administration c. Public Land Registration d. Public land Development

a. Public Land Management

37. Conversion from agricultural to other uses by the LGUs thru an ordinance after conducting public hearings is called - a. Land Development b. Land Conversion/Classification c. Land Administration d. Land Management

b. Land Conversion/Classification

38. The following are the basic requirement and conditions for conversion, except- a. The land ceased to be economically feasible and sound for agricultural purposes b. The land shall have substantially greater economic value for residential, determined by the local legislative body concerned c. The land is located and already zoned as residential by the LGU d. The land shall have greater economic value for commercial or industrial purposes

c. The land is located and already zoned as residential by the LGU

39. Refers to the acquisition by exchanging land for another piece of land of equal value, or for shares of stock in a government or quasi-government corporation whose book value is of equal value to the land being exchanged - a. Land Swapping b. Expropriation c. Land Exchange d. Accession

a. Land Swapping

40. Refers to the acquisition of lots of varying ownership through purchase or expropriation without individual property restrictions - a. Land Distribution b. Land Expropriation c. Land Assembly/Consolidation d. Land Management

c. Land Assembly/Consolidation

41. This refers to the acquisition of land at value based on existing use in advance of actual need - a. Land Administration b. Land Management c. Land Assembly/Consolidation d. Land Banking

d. Land Banking

42. Land Disposition by way of public auction is called - a. Patent b. Free Patent c. Homestead Patent d. Sales Patent

d. Sales Patent

43. Refers to an administrative process under the Public Land Act for those who occupied the land for the period (length of time) prescribed by the law but could not establish a sufficient legal basis for a title - a. Sales Patent b. Patent c. Free Patent d. Homestead Patent

c. Free Patent

44. Refers to the settlement of undeveloped areas by gratuitously conveying to individuals parcels of land subject to conditions of residence in and cultivation of land within a certain time frame - a. Sales Patent b. Patent c. Free Patent d. Homestead Patent

d. Homestead Patent

45. It is a stock corporation established under the Corporation Code of the Philippines and those registered with the SEC principally for the purpose of owning income-generating real estate assets - a. Real Estate Investment Trust b. Real Estate trust c. Real Estate trust investment d. Real Estate investment corporation

a. Real Estate Investment Trust

46. Under the REIT, it refers to a professional administrator of real properties who is engaged by the REIT to provide property management services, lease management services, marketing services, project management services including rent collection - a. Fund manager b. REIT administrator c. Property administrator d. Property manager

d. Property manager

47. A REIT should distribute annually to its shareholders at least __ of its distributable income - a. 75% b. 50% c. 90% d. 80%

c. 90%

48. A REIT which owns land can only have foreign ownership up to - a. 45% b. 50% c. 40% d. 35%

c. 40%

49. Under the law, a REIT must be a public company and should have at least ____ public shareholders - a. 100 b. 1,000 c. 500 d. 2,000

b. 1,000

50. Law that defined subdivision and all the regulations of subdivision development is - a. PD#954 b. PD#957 c. PD#956 d. PD#968

b. PD#957 “The Subdivision and Condominium Buyers' Protective Decree,''

51. HLURB Resolution No. 725 dated June 19, 2002 had change the validity of development permit from - a. 2 year to 4 years b. 2 year to 3 years c. 1 year to 3 years d. 1 year to 2 years

b. 2 year to 3 years

52. It is an agreement wherein seller promises to sell his property upon fulfillment by buyer of stipulated conditions - a. Memorandum of Agreement b. Contract to sell c. Contract of Sale d. Seller’s Contract

b. Contract to sell

53. A borrower is - a. Mortgagor b. Lender c. Guarantor d. Funder

a. Mortgagor

54. The difference between contract price and loanable amount is- a. Amortization b. Balloon payment c. Buyer’s Equity d. Acceleration Clause

c. Buyer’s Equity

55. A contract of sale whereby part of the purchase price is paid upon execution of the contract and the balance is to be paid within a stipulated period and the property is mortgaged back to the vendee to secure the payment of the balance: a. Deed of sale with usufruct b. Deed of sale with assumption of mortgage c. Deed of sale with warranty of payment of balance d. Deed of sale with mortgage

d. Deed of sale with mortgage

56. A sale cannot be extinguished by- a. Transfer of residence of principal or agent b. Expiration of the authority c. Revocation by the principal of the agency d. Death/Insanity, civil interdiction or insolvency of principal or agent

d. Death/Insanity, civil interdiction or insolvency of principal or agent

57. PJ bought a lot on instalment for 10 years but after 6 years failed to pay his monthly amortization. His rights shall be governed by – a. Maceda Law b. Subdivision and Condominium Buyers Protective Decree c. Contract to sell d. Realty Financing act

a. Maceda Law

58. A provision that provided that the unit to be sold should 1st be offered to the existing unit owners is - a. 1st refusal of right b. 1st right of refusal c. Right of 1st refusal d. Right of 1st offer

c. Right of 1st refusal

59. The ashes resulting from the cremation of a dead body - a. Cremains b. Remains c. Ash remains d. Dust

a. Cremains

60. Per HLURB guidelines, the maximum buildable area on a farm lot is – a. shall not exceed 20% of the total area b. shall not exceed 25% of the total area c. shall not exceed 30% of the total area d. shall not exceed 35% of the total area

b. shall not exceed 25% of the total area

61. Refers to the placing of cremated remains in an urn of a columbarium - a. Burial b. Exhumation c. Internment d. Inurnment

d. Inurnment

62. HLURB Administrative Order No. 2 Series of 1992 provides the minimum plot size for an industrial estate which is - a. 1,500 square meters b. 1,000 square meters c. 750 square meters d. 500 square meters

d. 500 square meters

63. An allocated lot in an industrial subdivision is referred to as - a. Factory plot b. Industrial lot c. Manufacturing lot d. Subdivision lot

a. Factory plot

64. Refers to an interment space for the bones of a deceased person - a. Columbarium b. Urn c. Ossuary d. Coffin

c. Ossuary

65. An amount collected by the developer of a columbarium project for the maintenance and upkeeping of the project which is separate from the contract price - a. Columbarium association dues b. Perpetual care fund c. Association dues d. Maintenance fund

b. Perpetual care fund

66. The minimum burial plot size for ground interment and the minimum plot size for a mausoleum per HLURB guidelines - a. 1mx1.5m;3mx3m b. 1mx1m;3mx4m c. 1 m x 2.44m; 4m x 5m d. 1mx3.0m;5mx5m

c. 1 m x 2.44m; 4m x 5m

67. In order for the investor group of Mr. Chua to form a REIT, it must have a minimum paid up capital of - a. P1.0B b. P4.8B c. P5.0B d. P .300B

d. P .300B

68. Gillar Realty Development may advertise their project even without a license to sell provided that - a. It has started development of the project b. It is duly registered with HLURB c. It is for announcement purposes only d. It is only for pre-selling

c. It is for announcement purposes only

69. PD#1216 requires subdivision owners to provide adequate roads, alleys, sidewalks and reserved open spaces for parks or recreational use of the total area of subdivision project equivalent to at least a. 25% b. 35% c. 30% d. 20%

c. 30% - open space

70. What should not be included in the advertisements of the developer of a high-end subdivision project? a. Future development not covered by license to sell b. Project area and location c. Subdivision proposed amenities and facilities d. Project completion date

a. Future development not covered by license to sell

71. Jeanette wanted to sell condominium units of a condo project near her house, she should therefore - a. Get a license from HLURB b. Register directly with HLURB c. Work under a real estate broker and register with HLURB d. Be accredited by a real estate developer

c. Work under a real estate broker and register with HLURB

72. The following is exempted from getting a registration certificate and license to sell from HLURB - a. Sale of memorial lots b. Sale of a subdivision lot by the original purchaser thereof c. Sale of purely residential condominium units d. Sale of farm lots by a developer

b. Sale of a subdivision lot by the original purchaser -Capital Assset, lot owned by original owner

73. Which of the following complaint may be filled with HLURB? a. Complaint for non-payment of broker’s commission b. Complaint by buyer against non-completion of project c. Complaint of developer for the right of way d. Complaint of broker versus his salesperson

b. Complaint by buyer against non-completion of project

74. The performance bond required under PD#957 from a developer shall be made payable to - a. Housing and Urban Development Coordinating Council b. Homeowner’s association c. Republic of the Philippines d. Professional Regulation Commission

c. Republic of the Philippines PD 957 - Subd. and Condo. Buyers protective Decree

75. A license to sell issued to a developer may be suspended motu propio by the HLURB or by: a. Verified complaint by buyer b. Complaint by a real estate broker c. Written complaint by buyer d. Written complaint by at least majority of the buyers

a. Verified complaint by buyer

76. The following are the grounds for the revocation of a certificate of registration issued to a developer by HLURB, except - a. Developer is of bad business repute b. Misrepresentation in brochures or advertisements c. Violation of provisions of PD 957 d. Developer has another pending case with HLURB

d. Developer has another pending case with HLURB

77. Gillar Development Corporation wanted to borrow money from a bank for a development project can do so only with the approval of - a. Home and Land Use Regulatory Board (HLURB) b. House and Land Use Regulatory Board (HLURB) c. Home and Land Use Regulatory Board (HLURB) d. Housing and Land Use Regulatory Board (HLURB)

d. Housing and Land Use Regulatory Board (HLURB)

78. Which of the following does not belong to the different forms of land use regulations - a. Building regulations b. Zoning, physical program c. Taxation& appreciation d. Thematic

d. Thematic -Identifying, grouping

79. A dwelling unit which contains 2 separate living units; each of which is separated from another by a firewall and provided with independent access is - a. Rowhouse b. Duplex c. Single attached units d. Compound

b. Duplex

80. A wall which subdivides a building to resist the spread of fire, by starting at the foundation and extending continuously through all storeys to or above the roof is - a. Firewall b. Building partition c. Boundary wall d. Party wall

a. Firewall

81. Area required to be reserved for roads, alleys and open spaces in a subdivision development with an area of one (1) hectare or more a. Twenty percent (20%) of the gross area b. Twenty-five percent (25%) of the gross area c. Thirty percent (30%) of the gross area d. Thirty-five percent (35%) of the gross area

c. Thirty percent (30%) of the gross area

82. When the property is subject to rent control law, the Lessor can eject the lessee when there is need of the owner or his immediate family member to use the premises for residential purposes, on the following conditions, except- a. Lease has expired b. Three months advance noticed is given to the lessee c. The owner or immediate family member has no other dwelling d. The Lessor or immediate family member will live in the premises for at least one year

b. Three months advance noticed is given to the lessee Legitimate need of the owner/lessor to repossess his or her property for his or her own use for the use of an immediate member of his or her family as a residential unit: Provided, however, that the lease for a definite period has expired: Provided, further, that the lessor has given the lessee that formal notice three (3) months in advance of the lessor's intention to repossess the property and: Provided, finally, that the owner/lessor is prohibited from leasing the residential unit or allowing its use by a third party foe a period of at least one (1) year from the time of repossession.

83. Refers to a fixed object or as reference point established and set by a Geodetic Engineer to identify the land boundaries – a. Cylindrical concrete monument b. Concrete monument c. Boundary mark d. Concrete Post

a. Cylindrical concrete monument

84. A professional person who determines the shape, contour and measurement of a lot – a. Architect b. Broker c. Consultant d. Geodetic Engineer

d. Geodetic Engineer

85. It is a written authorization or permit to develop or construct in certain areas or any parcel of land/lot based on an approved plan or zoning ordinance or in the absence of any zoning ordinance, the granting of the permit shall be based on HLURB planning standards and guidelines. a. Project clearance b. Development clearance c. Locational clearance d. HLURB clearance

b. Development clearance

86. Validity of development permit issued by the LGU for a subdivision project is - a. 3 years b. 1 year c. 2 years d. 5 years

a. 3 years

87. The following are included in the exemptions allowed for participants of a socialized housing program, except- a. E-Vat on contractor; donor tax for donated land if any b. Capital gain tax on sale of raw land c. Projected income tax d. Transfer tax on sale of raw land and houses

c. Projected income tax

88. The areas reserved for parks, playgrounds and recreational areas of a subdivision projects are - a. Exclusively owned by the owner b. Co-owned by the developer and lot buyer c. Non-alienable public lands d. Co-owned by buyers

c. Non-alienable public lands

89. Land valuation guidelines for socialized housing is set by - a. HUDCC b. Department of Finance c. Provincial/City Assessor d. NHA

a. HUDCC Housing and Urban Development Coordinating Council The Housing and Urban Development Coordinating Council was the umbrella agency of various housing and development offices of the Philippine government. It was established by President Corazon Aquino through Executive Order No. 90, Series of 1986. It formulates national goals and strategies for housing and urban development, recommends necessary legislation and amendments to existing laws for the attainment of the government's objectives in housing, and supervises key shelter agencies. ***Need to correct*** – Equitable land valuation guidelines for socialized housing shall be set by the Department of Finance on the basis of the market value reflected in the zonal valuation, or in its absence, on the latest real property tax declaration.

90. Unless extended for justifiable cause, the completion period for development of a subdivision project, counted from issuance of license to sell is - a. 24 months b. 12 months c. 18 months d. 6 months

b. 12 months

92. Per PD#957, the minimum lot area for single detached open-market housing shall be - a. 100 square meters b. 120 square meters c. 50 square meters d. 200 square meters

b. 120 square meters PD 957 , Subdivision and condominium buyers protective act

93. In PD#957, the minimum lot frontage for a rowhouse is - a. 3 meters b. 3.5 meters c. 4 meters d. 5 meters

c. 4 meters Minimum lot frontage requirements Single Detached a. Corner Lot - 12 meters b. REgular Lot. - 10 meters c. Irregular Lot. - 6 meters d. Interior Lot. - 3 meters Duplex/Single Attached. - 8 meters Rowhouse - 4 meters

94. PD#957 IRR provides that the number of rowhouses per cluster shall not exceed - a. 10 Units per block/cluster b. 15 Units per block/cluster c. 20 Units per block/cluster d. 40 Units per block / cluster

c. 20 Units per block/cluster

95. The water connection for a subdivision project per PD#957 is - a. 150 liters per capita per day b. 200 liters per capita per day c. 100 liters per capita per day d. 128 liters per capita per day

a. 150 liters per capita per day

96. Refers to a parcel of lot bounded on the sides by streets or pathways or natural or man-made features and intended for buildings - a. Playground b. Alleys c. Open spaces d. Block

d. Block

97. In subdivision projects, it is generally defined as a structure designed for residential use - a. Living quarters b. House c. Rowhouse d. Dwelling

d. Dwelling

98. It is defined as a dwelling surrounded with yards - a. Single attached b. Rowhouse c. Single detached d. Open spaces

c. Single detached

99. Jeanette Tolosa, owner of a 10-door apartment rented a unit to Pristine Belandres for a year. Under the law on lease, Pristine without the consent of Jeanette, may perform any of the following acts, except- a. Demand payment reimbursement constituting one half the value of the useful improvement introduce in good faith b. Sublease the unit c. Assign his rights d. Suspend payment if Jane fails to make the necessary repairs

c. Assign his rights

100. It is a legal principle that states if at the end of the lease period the lessee continues to occupancy with the acquiescence of the lessor and without notice to vacate, it is understood that there is an implied new lease - a. Pactum de non aliendo b. Tacita reconducta c. Pactum Commissorium d. Pacto de retro

b. Tacita reconducta

101. An agreement where the consideration of the contract is deposited with a third party who is authorized to release said consideration to the seller after the latter has complied with certain condition is- a. Option b. Contract to sell c. Escrow d. Hold-over-clause

c. Escrow

102. A contract where real estate is hypothecated to secure an obligation where the creditor is given the right to possess the property and collect the fruits thereof is known as- a. Equitable mortgage b. Antichresis c. Real estate mortgage d. Blanket mortgage

b. Antichresis

103. Which of the following is not included in contents of a Master deed? a. Description of land and survey plan; deed of restriction; b. Description of buildings with technical plans common areas & facilities c. Registered owner’s consent on the registration of deed. d. Provision for insurance coverage

d. Provision for insurance coverage

104. Which of the following is not included in a deed of registration? a. Project’s management body/condominium corporation; insurance coverage; provision for assessment and fees; realty taxes and assessment on units and common areas b. Description of building’s technical plan c. Procedures and guidelines on maintenance of units and common areas; rights of assignees, mortgages, tenants and occupants of the units d. Rules and restriction on occupancy and usage of units & common areas; penalty provision; procedures in amending restrictions

b. Description of building’s technical plan

105. The following are the rights of the condominium unit, except - a. Absolute ownership; ownership of land and common area in proportion to unit/s owned; b. Exclusive easement of the airspace within his unit; non-exclusive easement to common areas for ingress and egress; repair, decorate inner surface of unit c. Sell, lease, mortgage of his unit; vote and be voted upon during the meetings of the condominium corporation d. Exclusive easement to common area; decorate unit’s door

d. Exclusive easement to common area; decorate unit’s door

106. Contract of sale is a principal contract; while mortgage contract is an- a. Secondary contract b. Primary contract c. Accessory contract d. Addendum contract

c. Accessory contract

107. The mortgage of the owner after borrowing from a lending investor will have to be registered with - a. Bangko Sentral b. Registrar of Deeds c. Court’s sheriff’s office d. Department of Finance

b. Registrar of Deeds

108. A contract whereby real property was given as collateral to secure the performance or fulfilment of a principal obligation - a. Chattel mortgage b. Promissory note c. Collateral mortgage d. Real estate mortgage

d. Real estate mortgage

109. The following are included in the Master Deed provisions as to sharing schemes of common areas, except - a. Equal sharing b. Sharing based on value c. Sharing based on area d. Sharing based on simple majority vote

d. Sharing based on simple majority vote

110. In a contract of sale of a 3-storey building, the essential elements are cause, object being sold and - a. Consent b. Execution of the contract c. Consideration for the property d. Capacity of the Buyer

c. Consideration for the property

111. Mr. Christian Denamarca purchased a house and lot and in the contract of sale, he has the obligation to - a. Pay for notarial fees b. Transfer the title to his name c. Accept delivery of the house d. Transfer the ownership

c. Accept delivery of the house

112. Mr. Jeno Tolosa entered into a pacto de retro sale which was actually a mortgage since he just needed to borrow money and he continued to live in the house. In such case, it may be considered as - a. Equitable mortgage b. Contract of sale c. Conditional sale d. Voluntary mortgage

a. Equitable mortgage

113. Which of the following sale on financing is covered by the Maceda law? a. Industrial lots b. Residential lot c. Commercial lot d. Sales to tenants under RA#3844

b. Residential lot RA 6552- AN ACT TO PROVIDE PROTECTION TO BUYERS OF REAL ESTATE ON INSTALLMENT PAYMENTS. Maceda Law covers real estate purchasing transactions or financing for residential properties only, including houses, lots, and condominiums under an installment payment arrangement. Meaning, purchases made for industrial lots, commercial lots, sales on tenants, and mortgage sales will not be covered by this law.

114. A bungalow was bought by Nurse Jenine last week. After which, the same was sold to Nurse Sadel, who did not know that is was already sold. Who has a better right to the property? a. The first one to register with the registry of deeds b. The first one to occupy the house c. The first one to have the deed of sale notarized d. The first one to transfer the tax declaration in his name

a. The first one to register with the registry of deeds

115. A survey in which photographs are used to determine the configuration of land and to determine man-made and natural features – a. Construction Survey b. Hydrographic Survey c. Topographic Survey d. Photogrammetry Survey

d. Photogrammetry Survey

116. It is a survey which is necessary to fix boundaries of mining claims, to establish the position of all underground excavations and surface structure of mines. a. Mining Survey b. Hydrographic Survey c. Topographic Survey d. Photogrammetry Survey

a. Mining Survey

117. This is most commonly used by Surveyors which automatically measures distance by an electronic computer. a. Electronic Distance Measurement b. Electronic Distance Computer c. Electronic Distance Device d. Electronic Distance Machine

a. Electronic Distance Measurement

118. Refers to the length of a single step - a. Pacing b. Stride c. Pace d. Pace Factor

c. Pace

119. Two paces or a double step is known as - a. Pacing b. Stride c. Pace d. Pace Factor

b. Stride

120. A RE Broker’s complaint for non-payments of professional fee or commission by a developer shall be filed with - a. HLURB b. Land Registry c. Regular court d. NHA

c. Regular court

121. A subdivision plan needs the approval of the Land Registration or Land Management Bureau to effect segregation of titles when the resulting number of lot is- a. Nine (9) or less b. Twelve (12) or less c. Ten (10) or less d. Fifteen (15) or less

a. Nine (9) or less

122. It is a legal provision which requires that sales agreement should be in writing to be enforceable. a. MOA b. Jurat c. Statute of fraud d. Physically present in notarization

c. Statute of fraud

123. The contract of lease shall be binding even on third parties if the contract of lease is a. Recorded with the Civil Registry b. In writing c. Duly notarized d. Recorded in the Registry of Property

d. Recorded in the Registry of Property

124. A contract which is merely an executor contract or a mere premise to sell with no transfer of ownership a. Contract of Sale b. Deed of Sale with ‘’ Pacto de Retro’’ c. Conditional contract of sale d. Contract to Sell

d. Contract to Sell

125. On a Pacto de Retro contract of sale which there is no stipulation of the period to which the vendor shall have the right to buy back or redeem of the property. The period of redemption shall be- a. 2 years b. 6 years c. 4 years d. 8 years

c. 4 years

126. Total refund to buyer for developer’s failure to complete the development within the reglementary period is equivalent to- a. 50% of total payment inclusive of amortization interest less penalty interest b. 500% of total payment inclusive of amortization interest and penalty interest c. 100% of total payment inclusive of amortization less penalty interest d. 100% of total payment less penalty interest plus legal interest

c. 100% of total payment inclusive of amortization less penalty interest

127. An annotation on the title which serves as a notice that the property is being held- a. Garnishment b. Writ of Preliminary Attachment c. Adverse Claim d. Expropriation

b. Writ of Preliminary Attachment

128. Under BP#220, the design of housing projects has to prioritize physical needs in the following order of importance – a. Electricity, recreation, transport vehicles, market, water supply, solid waste facility; b. Health center, daycare center, church, public school, basketball court, cell sites; c. Water, road for circulation, storm drainage, disposal of solid and liquid wastes, power, park and playground; d. Police station, fire station, government office, jail, cemetery, telephone and cables lines

c. Water, road for circulation, storm drainage, disposal of solid and liquid wastes, power, park and playground;

129. According to PD#1096-the National Building Code of the Philippines, a residential dwelling unit shall have one side adjoin or have direct access to public space, yard street, or alley; shall not occupy more than 90% of a corner lot or 80% of an inside lot and be built in such a way that its exterior wall is at least ____ from the property line. a. 2.0m b. 4.0m c. 6.0m d. 8.0m

a. 2.0m

130. In plotting the technical description of a lot, one (1) degree is considered equivalent to - a. 60 seconds b. 6 seconds c. 60 minutes d. 6 minutes

c. 60 minutes

131. If a person seeks the registration of an invalid instrument, what shall the Register of Deeds do? a. Declare that the instrument is invalid b. Deny registration outright c. Register the document d. Ask for HLURB Permit

c. Register the document

132. Refers to dwelling units with one side attached to a firewall - a. Single detached units b. Single attached units c. Duplexes d. Townhomes

b. Single attached units

133. A traffic impact assessment is required for project of - a. 10 hectares and above b. 20 hectares and above c. 30 hectares and above d. 40 hectares and above

c. 30 hectares and above

134. PD#1216 is the law pertaining to- a. Investment Code of the Philippines b. Defining Open spaces in Residential Subdivision c. Fire Code of the Philippines d. The Local Government Code of the Philippines

b. Defining Open spaces in Residential Subdivision

135. Housing and Land Use Regulatory Board is the agency in-charge for the certificate of registration of subdivision development projects. The Registry of Deeds also has its function for - a. Land Conversion b. Approval of Development Permit c. Issuance of Land Titles d. Cancellation of License to Sell

c. Issuance of Land Titles

145. A clause in a deed that limits the use of real estate is referred to as - a. Carry-over clause b. Deed with restriction c. Subordination clause d. Deed of Trust

b. Deed with restriction

146. Refers to the Subdivision and Condominium Buyers Protective Decree - a. PD#1216 b. PD#1096 c. PD#957 d. PD#1185

c. PD#957

147. Two (2) people entered into a contract and to be valid, it is essential that – a. It is in writing b. There is a meeting of minds c. It is in writing and duly notarized d. It must have 2 witnesses and in writing

b. There is a meeting of minds Contest** The answer must be a. It is in writing

148. A contract defined, as where one of the parties obligates himself to transfer the ownership of and to deliver a determinate thing and the other to pay therefore a price certain in money or its equivalent - a. Contract to sell b. Contract of sale c. Contract of lease d. Contract of conditional sale

b. Contract of sale

149. An important element in a contract of sale is that the seller will do this in favour of the buyer - a. Pay the price b. Execute a deed of sale c. Transfer the ownership d. Turnover the property physically

c. Transfer the ownership

150. An Act to ordain and institute a National Building Code of the Philippines is - a. RA#9700 b. RA#7905 c. RA#6541 d. RA#6657

c. RA#6541