Chapter 11: Real Estate Finance (Part B) Flashcards
An eligible veteran made an offer of $52,000 to purchase a home contingent upon his obtaining a 100% VA-guaranteed loan. Four weeks after the offer was accepted, a CRV for $50,000 was issued, and the veteran was found to be qualified for a VA loan. In this case, A. The veteran may withdraw from the transaction without penalty. B. The veteran may purchase property by making a $2,000 down payment.
A. A only
B. B only
C. Both A and B
D. Neither A nor B
C. Both A and B
(In both FHA and VA loans the borrower has a right to withdraw from the transaction without penalty if the property does not appraise. This is called an Exculpatory or Escape clause under federal loan. The borrower can also agree to close the transaction and pay the difference between the appraisal and the purchase price at closing. The borrower could also attempt to renegotiate the purchase price with the seller)
Fannie Mae:
A. originates FHA loans in the primary mortgage market
B. purchases FHA loans in the secondary mortgage market
C. provides farm loans
D. provides funds for FHA loans
B. purchases FHA loans in the secondary mortgage market
(FNMA, the Federal National Mortgage Association, also known as Fannie Mae operates in the secondary market where loans are bought and sold)
The type of real estate loan that allows the borrower to increase the outstanding balance of a loan up to a predetermined sum set by the lender and receive periodic additional funds is referred to as what type of financing?
A. subordinate
B. open-end
C. growing equity
D. graduated payment
B. open-end
(This is called a home equity line of credit, an open-end mortgage or a HELOC)
The Truth in Lending Act sets forth requirements regarding real estate loans to individuals for all of the following purposes, EXCEPT:
A. equity lines of credit
B. commercial purposes
C. additions to residential properties
D. installation of a backyard swimming pool
B. commercial purposes
(The Truth in Lending Act (aka TILA or Regulation Z) applies to loans on 1-4 family residential properties, but does not apply to commercial loans, cash transactions or the purchase of vacant land)
Which of the following statements is TRUE?
A. The priority of a mortgage is determined by the execution date.
B. A mortgage document contains no covenants on the part of the borrower.
C. A deed of trust is typically conveyed by the trustor to the beneficiary.
D. A promissory note has to be in writing to be enforceable, but it is not normally recorded.
D. A promissory note has to be in writing to be enforceable, but it is not normally recorded.
(Promissory notes are in writing. They are usually not recorded. While the Promissory Note is not typically recorded both the mortgage and the deed of trust are recorded to evidence the lender’s lien on the property)
A borrower obtained a $7,000 second mortgage loan for five years at 6% interest per annum. Monthly debt service payments were $41.97 on a 30-year loan. The final payment included the remaining outstanding principal balance. What type of loan is this?
A. a fully amortized loan
B. a straight loan
C. a partially amortized loan
D. an accelerated loan
A. a fully amortized loan
(This is a fully amortized loan because each payment includes a portion of principal and interest so that the loan is fully repaid with the last payment over the 30 year amortized period)
A loan from the seller to a buyer that allows the buyer to complete the transaction is called a:
A. growing equity mortgage
B. purchase money mortgage
C. package mortgage
D. blanket mortgage
B. purchase money mortgage
(A seller may provide all or part of the financing for a purchase. This may be called seller financing, a seller carryback or a purchase money mortgage. The seller is acting as the lender and the borrower will execute a promissory note and a mortgage or deed of trust between the seller and the buyer)
Presume the interest rate on an FHA-insured mortgage loan to be 6.5% with a current monthly interest payment of $846. What would be the current principal?
A. $65,988.39
B. $147,339.48
C. $156,184.62
D. $164,97.82
C. $156,184.62
(The amount of annual interest is $10,152 ($846 x 12). $10,152/ .065 (6.5%) = $156,184.615 (rounded up to $156,184.62))
Which of the following is NOT a required chief disclosure for compliance with the Truth in Lending Act?
A. loan-to-value ratio
B. annual percentage rate
C. total of all finance charges
D. total amount financed
A. loan-to-value ratio
(The Truth in Lending Act requires the disclosure of the true costs of obtaining credit. It is also known as TILA or Regulation Z. It includes the disclosure of the APR, the finance charges and the total amount financed. It does not include disclosure of the LTV)
Regulation Z applies to:
A. all cash transactions
B. credit transactions secured by a residence
C. loans in excess of $25,000 secured by commercial properties
D. the sale of vacant land financed with a purchase money mortgage
B. credit transactions secured by a residence
(TILA is a federal law that applies to financing on 1-4 unit residential properties)
Using the 28/36 ratios, how much annual income must the borrower have to qualify for a $98,000 loan at 8% for 30 years if the proposed P&I payments will be $719.32, taxes and insurance will be $135 per month and the borrower’s other monthly recurring debts total $500?
A. 28,478.32
B. 36,613.71
C. 45,144
D. 58,042
C. 45,144
(The total housing obligation will be $854.32 ($719.32 + $135.00). If the housing ratio is 28%, they must have $3,051.14 ($854.32 divided by .28) monthly income or $36,613.68 annually. Their total debt will include the housing payment of $854.32 + $500.00 = $1,354.32. $1,354.32 divided by .36 = $3,762 per month or $45,144 ($3,762 x 12) annually. They must qualify for both ratios so they will need $45,144 in annual income)
The Federal Home Loan Mortgage Corporation was established as a secondary mortgage market entity to assist the:
A. Federal Housing Administration
B. Federal National Mortgage Association
C. the Wall Street derivatives market
D. federal banks in selling mortgage obligations
D. federal banks in selling mortgage obligations
(FHLMC is the Federal Home Loan Mortgage Corporation better known as Freddie Mac. It exists in the secondary market where mortgage obligations are bought and sold)
A buyer obtained a 30-year fixed rate loan for $72,000 at a 5% annual interest rate. If the monthly debt service payment is $386.64, how much interest rounded to the nearest dollar would the buyer pay over the lifetime of the loan?
A. $31,190
B. $67,190
C. $98,380
D. $108,000
B. $67,190
(The borrower will pay the lender a total of $139,190.40 ($386.64 x 360). Of the $139,190.40 paid, $72,000 was for repayment of the principal. $139,190.40-$72,000 = $67,190.40 (rounded to $67,190))
Last month’s debt service payment included $412.50 interest on a $60,000 loan balance. What is the annual rate of interest?
A. 7.5%
B. 7.75%
C. 8.25%
D. 8.5%
C. 8.25%
($412.50 x 12 = $4,950 annual interest. $4,950 divided by $60,000 = .0825 (8.25%))
A lender is charging a below market interest rate of 6.5% with 6 discount points. What is the lender’s effective rate of interest?
A. 7.25%
B. 7.125%
C. 5.75%
D. 6.25%
A. 7.25%
(Each discount point represents a .125 yield. 6 points x .125 = .75. The lender’s effective rate of interest is 6.5% + .75% = 7.25%)