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Safe 20 Practice Exam 2 > Safe 20 Practice Exam 2 > Flashcards

Safe 20 Practice Exam 2 Flashcards

1
Q

Which of the following is NOT a loan origination activity?

a. Assisting in a refinance
b. Assisting in a purchase
loan
c. Assisting in a loan
modification
d. Changing the name of
debtors on an existing loan

A

c. Assisting in a loan

modification

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2
Q

A unilateral contract is binding on:

a. One party
b. Two parties
c. The neighbor
d. No one

A

a. One party

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3
Q

Loan originator organizations must keep compensation records for how many years?

a. One
b. Two
c. Three
d. Four

A

c. Three years

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4
Q

Mortgage companies must submit a residential loan origination report to the NMLSR every

a. Month
b. Three months
c. Six months
d. Year

A

b. Three months

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5
Q

How many years must loan originator applicants wait after a felony fraud conviction in order to qualify for a license?

a. One year
b. Two years
c. Five years
d. They aren’t eligible for
licensing

A

d. They aren’t eligible for

licensing

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6
Q

How many years must loan originator applicants wait after having a loan origination license revoked in another state, in order to qualify for a license?

a. One year
b. Two years
c. They aren’t eligible for
licensing
d. They can qualify
immediately

A

c. They aren’t eligible for

licensing

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7
Q

Who chooses force-placed hazard insurance companies?

a. Lender
b. Homeowner
c. Attorney
d. Loan originator

A

a. Lender

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8
Q

Which of the following is required for an FHA Streamline refinance loan?

a. Credit verification
b. New appraisal
c. Current on mortgage
payments for the last three
month
d. Income and debt
verification

A

c. Current on mortgage
payments for the last three
month

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9
Q

What law addresses loan originators’ compensation issues

a. Truth-in-Lending
b. Loan Origination Rule
c. Equal Credit Opportunity
Act
d. Mortgage Compensation
Act

A

b. Loan Origination Rule

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10
Q

Commercial telemarketers are restricted to calling:

a. Only on weekends
b. Between 10 AM and 10 PM
c. Between 8 AM and 9 PM
d. There no restrictions

A

c. Between 8 AM and 9 PM

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11
Q

Commercial telemarketers must search the Do-Not-Call registry

a. Every 7 days
b. Every 31 days
c. Every 180 days
d. Once a year

A

b. Every 31 days

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12
Q

In order to send a fax advertisers must:

a. Have an established 
    business relationship with 
    recipient
b. Only fax t toll-free numbers
c. Include a personal cell 
    phone number on the 
    cover sheet
d. Not send faxes across state 
    lines
A

a. Have an established
business relationship with
recipient

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13
Q

The first page on an advertisers fax must include

a. Company’s mailing address
b. Company’s email address
c. Company’s phone number
d. Opt-out instructions

A

d. Opt-out instructions

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14
Q

What type of real estate co-ownership is only for married couples

a. Tenants in common
b. Joint tenancy
c. Tenancy by the entirety
d. Spousal tenancy

A

c. Tenancy by the entirety

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15
Q

Increasing neighborhood crime exemplifies what type of depreciation?

a. Economic obsolescence
b. Functional obsolescence
c. Physical deterioration
d. Unstable deterioration

A

a. Economic obsolescence

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16
Q

What agency was established to respond to consumer financial complaints?

a. Federal Deposit Insurance 
    Company
b. Federal Insurance office
c. Financial Stability Oversight 
    Council
d. Consumer Financial 
    Protection Bureau
A

d. Consumer Financial

Protection Bureau

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17
Q

What law protects homeowner from foreclosure-prevention scams?

a. Foreclosure Mediation Rule
b. Mortgage Assistance Relief
Services Rule
c. Truth-in-Lending Act
d. Homeowner’s Protection
Act

A

b. Mortgage Assistance Relief

Services Rule

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18
Q

Individuals must file a report when they transport how much cash out of the country?

a. $5,000 or more
b. $10,000 or more
c. $50,000 or more
d. $100,000 or more

A

b. $10,000 or more

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19
Q

What type of federal report is filed when financial institutions detect suspicious activity?

a. Suspicious Activity Report
b. Treasure Alert Report
c. Unaccounted Funds Report
d. Unexplained behavior
Report

A

a. Suspicious Activity Report

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20
Q

What agency becomes the receiver for some failing financial institutions?

a. Federal Deposit Insurance 
    Company
b. Federal Insurance Office. 
c. Financial Stability Oversight 
    Council
d. Consumer Financial 
    Protection Bureau
A

a. Federal Deposit Insurance

Company

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21
Q

The ability-to-repay regulation applies to:

a. Equity lines of credit
b. Reverse mortgages
c. Investment home
purchases
d. Construction loans

A

c. Investment home

purchases

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22
Q

Which of the following is NOT a feature of a qualified mortgage?

a. Positive amortization
b. 30 year maximum loan
term
c. Maximum debt-to-income
ratio of 50 percent
d. No interest only periods

A

c. Maximum debt-to-income

ratio of 50 percent

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23
Q

Individuals submit an annual Report of Foreign Bank and Financial Accounts to:

a. IRS
b. Mortgage lender
c. Federal Trade Commission
d. Fannie Mae

A

a. IRS

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24
Q

Which of the following is part of the Mortgage Assistance Relief Services Rule

a. Negotiators may be paid 
    an up-front fee
b. Borrowers must pay a fee 
    if they cancel their contract 
    with the negotiator
c. Negotiators can't interfere 
    with communication 
    between borrowers and 
    lenders
d. Negotiators only have to 
     present reasonable lender 
     offers to the borrower
A

c. Negotiators can’t interfere
with communication
between borrowers and
lenders

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25
Q

Loan originators are’t allowed to receive compensation:

a. Based on loan terms
b. From a consumer
c. From a lender
d. Based on the performance
of the loan

A

a. Based on loan terms

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26
Q

High-cost home loans require a borrower to:

a. Receive quotes from 
    multiple lenders
b. Receive homeownership 
    counseling 
c. Receive free flood 
    insurance
d. Receive 3% seller 
    concessions
A

b. Receive homeownership

counseling

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27
Q

The Truth-in-Lending Disclosure does NOT include

a. APR
b. Finance charge
c. Total amount of payments
d. Borrower’s credit score

A

d. Borrower’s credit score

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28
Q

Which of the following is NOT true of high-cost home loans?

a. Borrower must have a 
    documented ability to pay 
    the loan
b. Borrower must have a 
    minimum credit score of 
    650
c. Prepay penalties are 
    prohibited
d. Most balloon payments are 
    prohibited
A

b. Borrower must have a
minimum credit score of
650

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29
Q

Which of the following does NOT have zero variance between the GFE and HUD-1

a. Title insurance
b. Real estate transfer taxes
c. Loan origination fees
d. Interest Rate

A

a. Title insurance

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30
Q

Which of the following can have an unlimited variance between the GFE and HUD-1

a. Hazard insurance
b. Recording fees
c. Appraisal
d. Credit report fee

A

a. Hazard insurance

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31
Q

What happens if the acceptable variance between the GFE and HUD-1 is exceeded?

a. Loan originator faces 
    criminal penalties
b. The loan can't be funded
c. The excess is refunded to 
    the borrower with 30 days
d. The excess is refunded to 
    the borrower with 60 days
A

c. The excess is refunded to

the borrower with 30 days

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32
Q

Which law requires businesses to print only the last five card numbers on a credit card receipt?

a. Homeowner Protection Act
b. Fact Act
c. Gramm-Leach-Bliley
d. Dodd-Frank

A

b. Fact Act

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33
Q

What happens if the acceptable variance between the Loan Estimate and the Closing Disclosure is exceeded

a. Loan originator faces 
    criminal penalties
b. The loan can't be funded
c. The excess is refunded to 
    the borrower with 30 days
d. The excess is refunded to 
    the borrower with 60 days
A

d. The excess is refunded to

the borrower with 60 days

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34
Q

A higher-priced home loan is one that has

a. More than 5% in fees and 
    points
b. More than 8% in fees and 
    points
c. APR exceeds the average 
    prime rate by at least 1.5% 
    for the first-lien loans
d. Interest rate is higher than 
    10%
A

c. APR exceeds the average
prime rate by at least 1.5%
for the first-lien loans

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35
Q

What is the shortest time in which a mortgage purchase loan can close?

a. 3 business days
b. 7 business days
c. 14 days
d. 30 days

A

b. 7 business days

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36
Q

What type of loan gives a borrower money each month?

a. Graduated payment 
    mortgage
b. Reverse mortgage
c. Package mortgage
d. Wholesale mortgage
A

b. Reverse mortgage

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37
Q

What type of loan is a non-recourse loan

a. Graduated payment 
    mortgage
b. Reverse mortgage
c. Package mortgage
d. Wholesale mortgage
A

b. Reverse mortgage

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38
Q

A lender won’t lose money funding what type of loan?

a. FHA
b. VA
c. Conventional
d. Construction

A

a. FHA

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39
Q

A lender that offers mortgage loans directly to the public is a:

a. Participating lender
b. Private lender
c. Wholesale lender
d. Retail lender

A

d. Retail lender

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40
Q

Which disclosure can be initially sent to the borrower within 45 days after closing?

a. Affiliated Business 
    Arrangement
b. Good Faith Estimate
c. Truth-in-Lending
d. Initial Escrow Statement
A

d. Initial Escrow Statement

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41
Q

What type of loan is short-term with money advanced in stages?

a. Package
b. Construction
c. Wraparound
d. Balloon

A

b. Construction

42
Q

A loan originator who accepts an upfront fee for negotiating a loan modification is violating which law

a. RESP
b. TILA
c. HMDA
d. MARS

A

d. MARS

43
Q

A lender that works with licensed loan originators is a:

a. Participating lender
b. Private lender
c. Wholesale lender
d. Retail lender

A

c. Wholesale lender

44
Q

What type of mortgage is not guaranteed or insured by the government

a. FHA
b. VA
c. USDA
d. Conventional

A

d. Conventional

45
Q

What agency became the conservator of Fannie Mae and Freddie Mac

a. Federal Housing Finance 
    Agency
b. Consumer Financial 
    Protection Bureau
c. U.S. Department of  
    Housing 
    and Urban Development
d. Internal Revenue Service
A

a. Federal Housing Finance

Agency

46
Q

HMDA requires lenders to submit their loan application register to the:

a. Library of Congress
b. Federal Financial
Institutions Examination
Council
c. Federal department of
Books and Records
d. Nationwide Mortgage
Licensing System and
Registry

A

b. Federal Financial
Institutions Examination
Council

47
Q

MIP is associated with what type of loan?

a. FHA
b. VA
c. Interest-Only
d. Conventional

A

a. FHA

48
Q

UFMIP is associated with what type of loan

a. FHA
b. VA
c. Interest-Only
d. Conventional

A

a. FHA

49
Q

What law requires ARM borrowers to receive the Consumer Handbook on Adjustable Rate Mortgages?

a. RESP
b. ECOA
c. Gramm-Leach-Bliley
d. TILA

A

d. TILA

50
Q

What law allowed the government to assume control over Fannie Mae and Freddie Mac?

a. Homeowners Protection 
    Act
b. Housing and Economic 
    Recovery Act
c. Home Mortgage Disclosure 
    Act
d. Truth-in-Lending Act
A

b. Housing and Economic

Recovery Act

51
Q

What law passed in 2010 in response to the financial meltdown and recession?

a. Truth-in-Lending
b. Gramm-Leach-Bliley
c. Dodd-Frank Wall Street
Reform and Consumer Act
d. Home mortgage
Disclosures Act

A

c. Dodd-Frank Wall Street

Reform and Consumer Act

52
Q

Lenders must maintain an escrow account for higher-priced mortgages for a:

a. 1 year
b. 3 years
c. 5 years
d. No escrow account is
required

A

c. 5 years

53
Q

How much of a down payment does a borrower need if he doesn’t want to pay PMI?

a. 5%
b. 10%
c. 15%
d. 20%

A

d. 20%

54
Q

Borrowers with a high-cost loan can rescind the loan with how many business days?

a. 3
b. 7
c. 15
d. There is no rescission
period

A

a. 3

55
Q

Acceptable income for loan qualification includes:

a. 1 year of sales commissions
b. Disability benefits with 2
years remaining
c. 1 year of unemployment
benefits
d. 2 years of bonuses

A

d. 2 years of bonuses

56
Q

Who determines the underwriting guidelines for conforming loans?

a. Federal Housing Finance 
    Agency
b. Federal Trade Commission
c. U.S. Department of  
    Housing 
    and Urban Development
d. Fannie Mae
A

d. Fannie Mae

57
Q

Which appraisal method subtracts a value for depreciation?

a. Sales Comparison
b. Cost
c. Income Capitalization
d. Gross Income Multiplier

A

b. Cost

58
Q

What is the Fannie Mae appraisal report form?

a. USPAP
b. HVCC
c. USAPP
d. URAR

A

d. URAR

59
Q

What lien has the highest priority and is paid off first when a property is sold?

a. Property tax
b. Senior mortgage lien
c. Mechanics lien
d. Judgement lien

A

a. Property tax

60
Q

What document is assigned along with mortgage

a. Deed
b. GFE/Loan Estimate
c. HUD-1/Closing Disclosure
d. Promissory note

A

d. Promissory note

61
Q

When does the borrower pay the first year of hazard insurance premium?

a. Each month for 12 months
b. Before or at closing
c. 6 months premium paid at
closing; 6 month premium
due 30 day after closing
d. Every 2 months for a total
of 6 payments during the
first year after closing

A

b. Before or at closing

62
Q

How many times may a loan originator receive credit for the same continuing education coarse?

a. 1
b. 2
c. 3
d. No limit

A

a. 1

63
Q

What type of valuation takes into account annual rent as well as other generated income?

a. Sales comparison
b. Cost
c. GRM
d. GIM

A

d. GIM

64
Q

What term describes the process of a senior mortgage lien-holder voluntarily changing into a junior mortgage lien holder?

a. Demotion
b. Assignment
c. Alienation
d. Subordination

A

d. Subordination

65
Q

Which of the following is an appropriate adjustment in a market data appraisal?

a. The comp has a two-car 
    garage and the subject has 
    a on-car garage. Subtract 
    $5,000 from the comp's 
    sale price
b. The subject has a pool and 
    the comp doesn't. Subtract 
    $15,000 from the subjects's 
     estimated value
c. The comp has a fireplace 
    and subject doesn't. Add 
    $1,200 to the comp's sale 
     price
d. The subject has a dirty 
    yard, and the comp is 
    professionally landscaped. 
    Add $8,000 to the 
    subjects estimated value.
A 
a. The comp has a two-car 
    garage and the subject has 
    a on-car garage. Subtract 
    $5,000 from the comp's sale 
     price
66
Q

Which of the following is NOT a valid component of a contract

a. Competent parties
b. Mutual agreement
c. Down payment
d. Legal object

A

c. Down payment

67
Q

Which of the following is NOT a valid requirement for a deed

a. Names of the seller and the 
    buyer
b. Must be signed in blue ink
c. Legal description of the 
    property
d. Signed by grantor and two 
     witnesses
A

b. Must be signed in blue ink

68
Q

Which of the following is NOT required for self-employed qualification?

a. 2 years business tax returns
b. 60 day pay stub
c. Company balance sheet
d. Company profit and loss
statement

A

b. 60 day pay stub

69
Q

Ginnie Mae:

a. Buys and sells loans
b. Regulates loan originators
c. Guarantees Ginnie-Mae
Mortgage-backed
securities
d. Sets guidelines for
government loans

A

c. Guarantees Ginnie-Mae

Mortgage-backed securities

70
Q

Which law requires lenders to train employees to recognize the Red Flags of Identity.

a. Homeowner's Protection 
    Act
b. Fact Act
c. Gramm-Leach-Bliley
d. Dodd-Frank
A

b. Fact Act

71
Q

A California residential loan originator referred a borrower to a Florida residential loan originator. The California loan originator can receive a referral fee.

a. Only if he is also licensed in 
    Florida
b. Only if the Florida loan 
    originator is a licensed in 
    California
c. Only with written 
    permission from the lender
d. Never
A

d. Never

72
Q

Which law requires loan originators to shred credit reports?

a. Homeowner's Protection 
     Act
b. Fact Act
c. Gramm-Leach-Bliley
d. No such law
A

d. No such law

73
Q

Higher-priced loans for a flipped home require a second appraisal that is:

a. Performed by a different 
    appraiser at no charge to 
    the borrower
b. Performed by a different 
    appraiser and paid for by 
    the borrower
c. Performed by the same 
    appraiser using different 
    comparables at no charge 
    to the borrower
d. Performed by the same 
    appraiser using different 
    comparables and paid for 
    by the borrower
A

a. Performed by a different
appraiser at no charge to the
borrower

74
Q

If a consumer makes an inquiry to a company, the company can call for:

a. 6 weeks
b. 3 months
c. 6 months
d. 18 months

A

b. 3 months

75
Q

Which of the following is NOT a loss mitigation option?

a. Loan modification
b. Refinance
c. Deed-in-leu
d. Foreclosure

A

d. Foreclosure

76
Q

Which of the following is NOT part of the primary mortgage market?

a. Commercial bank
b. Seller financier
c. Insurance company
d. Credit union

A

c. Insurance company

77
Q

Which is NOT a possible indication of a short sale fraud?

a. Buyer is a business partner 
    of the seller
b. Seller has a poor credit 
    history
c. Seller has an excellent 
    credit history
d. The property appraised 
    significantly below 
    neighboring properties
A

b. Seller has a poor credit

history

78
Q

An individual with a good credit history who is paid to represent himself as a buyer is a :

a. Straw buyer
b. Particular buyer
c. Promotion buyer
d. Demotion buyer

A

a. Straw buyer

79
Q

A deficiency judgement occurs when a:

a. Borrower needs additional 
    down payment funds
b. Seller wins a breach of 
     contract lawsuit against 
     the buyer
c. Lender sues for borrower's 
    personal assets to pay 
    balance of the note
d. Borrower needs additional 
     private mortgage insurance
A

c. Lender sues for borrower’s
personal assets to pay
balance of the note

80
Q

What type of fraud occurs when a loan originator submits and closes on loan application with multiple lenders?

a. Chunking
b. Equity skimming
c. Buy and bail
d. Phantom sale

A

a. Chunking

81
Q

What type of fraud occurs when a loan originator changes a borrower’s birth date to make him appear older

a. Reverse mortgage
b. Equity skimming
c. Buy and bail
d. Phantom sale

A

a. Reverse mortgage

82
Q

What type of of funding occurs when a lender borrows money from an investor and assigns the mortgage and note to the investor immediately after closing?

a. Warehouse
b. Table
c. Direct investor
d. Temporary

A

b. Table

83
Q

What is the practice called when a real estate agent only shows Hispanic buyers properties in Hispanic neighborhoods?

a. Redlining
b. Steering
c. Blockbusting
d. Conversion

A

b. Steering

84
Q

What is the practice called when a real estate agent spreads rumor that a specific ethnic group is planning to move into the neighborhood and advises residents to sell before property values drop?

a. Redlining
b. Steering
c. Blockbusting
d. Conversion

A

c. Blockbusting

85
Q

What is the term used when a lender allows a tenant’s improvements to be applied toward down payment funds when the tenant purchase the home?

a. Home improvement funds
b. Restoration funds
c. Sweat equity
d. Good faith money

A

c. Sweat equity

86
Q

Anything that affects title to a property such as liens, easements or restrictions is a (an):

a. Encumbrance
b. Barrier
c. Covenant
d. Egress

A

a. encumbrance

87
Q

What is the general term for the security pledged for the payment of a loan?

a. Repository
b. Collateral
c. Transaction account
d. Good faith

A

b. Collateral

88
Q

Purchase issues that must be resolved before closing are called

a. Dynamics
b. Resolutions
c. Contingencies
d. Operations

A

c. Contingencies

89
Q

Local laws that control the use of the land are called:

a. Dynamics
b. Resolutions
c. Contingencies
d. Zoning

A

d. Zoning

90
Q

Which of the following is NOT characteristic of a warranty deed?

a. Guarantees the seller is 
    true owner of the property
b. Guarantees the seller has 
     the legal right to sell
c. Guarantees that there are 
     no undisclosed lies on the 
     property
d. Guarantees that the sale 
     price is fair and reasonable
A

d. Guarantees that the sale

price is fair and reasonable

91
Q

Monthly income before taxes and other deductions is known as:

a. Gross income
b. Net income
c. Assured income
d. Household income

A

a. Gross income

92
Q

What protects lenders against losses when a borrower defaults on a loan?

a. Transactional account
b. Mortgage insurance
c. Deed restrictions
d. Title insurance

A

b. Mortgage insurance

93
Q

Which federal agency guarantees mortgage back securities that are based on FHA and VA loans?

a. FHA
b. VA
c. Ginnie Mae
d. Fannie Mae

A

c. Ginnie Mae

94
Q

The lowest possible interest rate for an ARM loan is known as the:

a. Floor
b. Basin
c. Basement
d. Ground

A

a. Floor

95
Q

An FHA reverse mortgage loan is a:

a. FHARM
b. HECM
c. RMFHA
d. UFFHA

A

b. HECM

96
Q

What type of deed transfers ownership without making any guarantee of clear title?

a. General warranty deed
b. Special warranty deed
c. Power of attorney deed
d. Quitclaim deed

A

d. Quitclaim deed

97
Q

What is the difference between the purchase price and the mortgage amount

a. Good faith money
b. Escrow
c. Down payment
d. Discount points

A

c. Down payment

98
Q

What is a claim against a property for the payment of a debt?

a. Lien
b. Title
c. Egress
d. Arbitration

A

a. Lien

99
Q

What is the interest rate commercial banks charge their most creditworthy customers?

a. Partial rate
b. Prime rate
c. Premium rate
d. Preferred rate

A

b. Prime rate

100
Q

What is the current name for the Federal Home Loan Mortgage Corporation?

a. Fannie Mae
b. Freddie Mac
c. FHA
d. Fed

A

b. Freddie Mac

Safe 20 Practice Exam 2 (1 decks)

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