Financing and Mortgages Flashcards
When a buyer purchases real property under an agreement of sale payable at 10% interest for three years, he is usually entitled to which of the following at the time of closing?
I. Deed to the property
II. Possession of the property
A) I only
B) II only
C) Both I an II
D) Neither I nor II
B) II only - possession of the property
He has equitable title and will get the deed upon satisfaction in three years unless paid off earlier
In a sale-leaseback transaction, which the following is an advantage to the seller-lessee?
I. Transaction makes working capital available
II. The transaction offers unique capital gains tax savings
A) I only
B) II only
C) Both I an II
D) Neither I nor II
A) I only - Transaction makes working capital available
There are no unique capital gains tax savings with sale-leasebacks
Which of the following is true?
I. The FNMA is an agency which provides secondary market for VA and FHA mortgages, but it does not purchase or sell conventional loans;
II. The FNMA makes direct loans to borrowers when other sources of funds are not available
A) I only
B) II only
C) Both I an II
D) Neither I nor II
D) Neither I nor II
When you purchase a property under an installment contract of sale (agreement of sale), you have:
I. An insurable interest
II. An equitable interest
A) I only
B) II only
C) Both I and II
D) Neither I nor II
C) Both I and II
I. An insurable interest
II. An equitable interest
Since the vendee has the risk of loss, he should get adequate insurance
Conveyance tax on an Agreement of Sale is paid:
I. At the initial closing
II. At the final closing when title transfers
A) I only
B) II only
C) Both I an II
D) Neither I nor II
A) I only - at the initial closing
It is only paid once
A mortgage broker:
I. Arranges loans between lenders and borrowers
II. Lends his own money
A) I only
B) II only
C) Both I an II
D) Neither I nor II
A) I only - arranges loans between lenders and borrowers
When a buyer assumes an existing loan on the property:
A) The seller is relieved from liability
B) The buyer, together with the seller, is liable on the loan
C) Only the seller is liable
D) Only the buyer is liable
B) The buyer, get together with the seller, is liable on the loan
Unless there is a novation, the seller is not released under an assumption
In a purchase money mortgage:
A) The seller takes back a mortgage as part of the purchase price
B) The seller is disposing of a mortgage loan
C) The buyer is denied the prepayment privilege
D) The seller is denied the prepayment penalty
A) The seller takes back a mortgage as part of the purchase price
Under a Veterans Administration loan:
I. The Veteran can transfer his VA loan to another home
II. The Veteran can sell his home and allow a non-veteran buyer to assume the loan with VA Approval
A) I only
B) II only
C) Both I an II
D) Neither I nor II
B) II only
II. The Veteran can sell his home and allow a non-veteran buyer to assume the loan with VA Approval
The veteran does not restore his eligibility for a new loan until the old loan is paid off or it is assumed by a veteran-buyer who substitutes his eligibility
A clause in a mortgage which permits the lender to call the entire balance due if the property is sold or otherwise conveyed by the mortgagor is called:
I. Defeasance clause
II. Alienation clause
A) I only
B) II only
C) Both I an II
D) Neither I nor II
B) II only - Alienation clause
This is also a form of an acceleration clause
A statement from a borrower setting forth the amount of the unpaid balance, the interest rate, and any claims he may have against the lender is called a:
A) Lender certificate
B) Title certificate
C) Estoppel certificate
D) Financial certificate
C) Estoppel certificate
Where seller wanted to be relieved for all obligations under his VA mortgage which the veteran buyer would assume and substitute eligibility, this would be best described as which of the following?
A) Subordination
B) Novation
C) Acceleration
D) Subrogation
B) Novation
Buyer purchased a furnished fee simple home. He is going to assume the existing mortgage. Settlement company will draw all the following with the exception of:
A) Bill of Sale
B) Note and mortgage
C) Assumption agreement
D) Warranty deed
B) Note and mortgage
The deed will contain an assumption clause referring to the original note and mortgage
A blanket mortgage:
I. Covers several parcels of land
II. Finances the furniture and appliances in a dwelling
A) I only
B) II only
C) Both I an II
D) Neither I nor II
A) I only - Covers several parcels of land
Part II refers to a package mortgage
An example of written evidence of a promise to repay borrowed money is:
A) An abstract
B) Acknowledgment
C) Covenant
D) Promissory note
D) Promissory note
It is not recorded
All but one of the following is transaction involving a collateralized debt:
A) Chattel mortgage
B) Debenture
C) Mortgage
D) Deed of trust
B) Debenture
Debentures are not unsecured notes, thus no collateral
A mortgage which allows for advances to a mortgagor up to a certain maximum is a:
A) Package mortgage
B) Open ended mortgage
C) Purchase money mortgage
D) Wraparound mortgage
B) Open ended mortgage
Both very popular since mortgages are frequently assigned in the secondary mortgage market
The money for making Federal Housing Administration (FHA) loans is supplied by:
A) Qualified lending institutions
B) Government agency
C) The Federal Fair Housing Administration
D) The Federal Home Loan Bank
A) Qualified lending institutions
Some of the functions of the FHA are:
I. To help stabilize the mortgage market
II. Improve housing standards
A) I only
B) II only
C) Both I an II
D) Neither I nor II
C) Both I an II
I. To help stabilize the mortgage market
II. Improve housing standards
Lower interest rates help give some stability. FHA requires the secured property to meet certain minimum property requirements (MPR). FHA does not, however, build housing
A requirement of a borrower under an FHA insured loan is that:
A) The property be owner-occupied
B) If married, have his wife sign as co-borrower
C) Certify that he will rent the premises
D) Must have a minimum annual income of $15,000
A) The property be owner-occupied
No secondary financing permitted to cover these costs
When an owner-seller finances the sale, it is known as:
I. Agreement of Sale
II. Purchase money mortgage
A) I only
B) II only
C) Both I an II
D) Neither I nor II
C) Both I an II
I. Agreement of Sale
II. Purchase money mortgage
A seller could give a purchase money first mortgage or agreement of sale
The FHA will insure:
I. First mortgage
II. Second mortgages
A) I only
B) II only
C) Both I an II
D) Neither I nor II
A) I only - First mortgage
Only under certain circumstances are second mortgages permitted; they are not insured however
When a loan is approved by FHA:
I. The appraised value must not be less than the sale price
II. The government guarantees the value of the property.
A) I only
B) II only
C) Both I an II
D) Neither I nor II
D) Neither I nor II
But the loan will be based on the lower appraisal value and the borrower must pay the difference in case.
Which of the following is true:
I. The acceleration clause is placed in a mortgage document for the benefit of the mortgagor
II. The escalation clause is placed in the mortgage contract to facilitate foreclosure
A) I only
B) II only
C) Both I an II
D) Neither I nor II
D) Neither I nor II
Benefits mortgagee and escalation causes help compensate for effects of inflation and increased taxes
