TEST 3 -- WRONG Flashcards
The owner of an apartment building could deduct all of the following as an expense each year on his income taxes, except:
(A) the depreciation of the improvements; (B) the cost of constructing a wall on the property; (C) the resident property manager’s salary; (D) the interest expense on the loans on the property.
(B) the cost of constructing a wall on the property
The cost of constructing a wall on the property would be a capital improvement, and would not be used as an income tax deduction. Instead, it would be added to the cost basis and depreciated over the life of the improvement.
The zoning for a subdivision said that each lot must contain a minimum of 15,000 square feet. The deed restrictions said that each lot must contain a minimum of 10,000 square feet. Which would control?
(A) the most recent restriction; (B) deed restrictions; (C) zoning; (D) whichever restriction was created first.
(C) zoning
Whichever restriction is most restrictive will control. In this case the zoning is more restrictive because larger lot sizes restrict the number of homes which can be built.
Mr. Brown purchased an apartment building for $1,000,000. The listed price was $1,200,000. Mr. Brown put $200,000 down and acquired a new first trust deed for the difference. Mr. Brown’s cost basis for income tax purposes would be:
(A) $200,000; (B) $800,000; (C) $1,000,000; (D) $1,200,000.
(C) $1,000,000
For income tax purposes, the cost basis is the purchase price of the property.
Which of the following is an encumbrance?
(A) a freehold estate; (B) fee simple absolute; (C) a recorded homestead; (D) an estate for years.
(D) an estate for years
An estate for years is a lease. A lease effects and burdens the title to property.
When a real estate broker is collecting payments on a promissory note for a lender as part of a loan servicing agreement, the broker may retain the funds in his trust account for:
(A) 10 days; (B) 14 days; (C) 25 days; (D) 60 days.
(C) 25 days
The broker collecting payments for a lender may retain the payments in his trust account for no more than 25 days without written authorization from the lender.
An estate of inheritance is also called:
(A) intestate estate; (B) estate at will; (C) fee simple estate; (D) probate estate.
(C) fee simple estate
An estate of inheritance is also called a fee simple estate.
When leasing industrial space, a landlord and/or property manager is required to make sure the property:
(A) complies with the Americans With Disabilities Act (ADA); (B) complies with all applicable building codes; (C) is in perfect shape; (D) has no encumbrances.
(B) complies with all applicable building codes
The lessor has an obligation to make sure the property is suitable for the purpose for which it is leased, including compliance with all applicable building codes.
The correct method for a landlord to evict a delinquent tenant is by:
(A) giving him three days notice; (B) giving him thirty days notice; (C) calling the police; (D) bringing a court action.
(D) bringing a court action.
A landlord would bring an unlawful detainer action in court.
When a piece of land is washed away by a flood or a dam giving way, this is called:
(A) accretion; (B) alluvion; (C) avulsion; (D) erosion.
(C) avulsion
The sudden violent tearing away of land by water is called avulsion. Accretion is when land slowly builds-up along a river. Alluvion is the dirt that builds-up. Erosion is the gradual wearing away of land.
Every lease has an implied covenant to place the tenant in quiet enjoyment of the property for the purpose for which it was leased. This means the tenant has a right to be free from disturbances caused by:
(A) nuisances inflicted by adjoining property owners; (B) a loud air conditioning unit; (C) the landlord or another who has paramount title; (D) all of the above.
(C) the landlord or another who has paramount title
The landlord must protect the tenant from disturbances or claims made by another person claiming paramount title to the premises.
An investor owns a parcel of land containing 3/4 of an acre and is 110 feet deep. He purchases an adjoining parcel of land which is 2/3 the size of the first parcel and also 110 feet deep, for $1,400. Both parcels are rectangles. The investor then divides the total acreage into lots which are 82.5 feet wide. He then sold the lots for $750 each; the total amount he received represented a 50% profit over the price paid for the two parcels. What was the price of the 3/4 acre parcel?
(A) $5,000; (B) $2,600; (C) $4,500; (D) $1,600.
(D) $1,600
(1) 43,560 x 3/4 = 32,670;
(2) 32,670 x 2/3 = 21,780;
(3) 32,670 + 21,780 = 54,450;
(4) 54,450 divided by 110 = 495 front footage;
(5) 495 divided by 82.5 = 6 lots;
(6) 6 x $750 = $4,500;
(7) $4,500 divided by 150% = $3,000 cost;
(8) $3,000 - $1,400 = $1,600.
A prospective purchaser is interested in buying a lot in the desert from a subdivider. The buyer wishes to know about sewer assessments, liens, utilities to his lot, blanket encumbrances, and maintenance of streets. The best source of this information is the:
(A) County Engineer; (B) Real Estate Commissioner; (C) County Planning Commissioner; (D) Title insurance company.
(B) Real Estate Commissioner
The final public report issued by the Real Estate Commissioner would be the best source for information of this type.
In the appraisal of an income-producing property, to arrive at a capitalization rate, no provision should be made for which of the following:
(A) depreciation; (B) federal taxes: (C) return of the investment; (D) return on the investment.
(B) federal taxes
Capitalization rate includes a return on the investment (interest) and return of the investment (depreciation). It does not include federal taxes.
Capitalization rates must provide for a return on, and a return of, the investment in an improvement. This is provided for by means of:
(A) interest rates; (B) monthly savings; (C) depreciation methods; (D) principal investments.
(C) depreciation methods
In calculating capitalization rates, a factor for the depreciation of the improvement is figured into the return given the investor. This allows for a “return of” in addition to a “return on” the investment.
Comparing a trust deed and a note, which of the following statements is true?
(A) the trust deed has a shorter statute of limitations than the note; (B) when there is a conflict in the provisions of the note and the provisions of the trust deed, the provisions of the trust deed will prevail; (C) the lien of the trust deed is merely incidental to the debt; (D) the note is less significant than the trust deed.
(C) the lien of the trust deed is merely incidental to the debt
The note is the evidence of the debt. The trust deed is simply the security for the debt. Therefore, the lien of the trust deed is merely incidental to the debt.
A salesperson runs an ad in a newspaper. The ad must contain:
(A) the name and address of the salesperson; (B) the name and address of the broker; (C) the name of broker and name of salesperson; (D) the name of the broker.
(D) the name of the broker.
An ad placed in the newspaper by a real estate salesperson must also include the name of the broker.
Henry, the holder of a $90,000 promissory note secured by a first trust deed, desires to borrow $60,000 to build a house. If the note is used as security for that loan, the agreement would be regarded as:
(A) a subordinated first trust deed; (B) a pledge agreement; (C) a chattel mortgage; (D) an illegal real property security agreement.
(B) a pledge agreement
When an existing note is used as the security for another loan, it is called a pledge agreement. The note is held by the lender as security for repayment of the new loan. The new borrower pledges the loan.
The annual percentage rate (APR) is defined by the Federal Truth-in-Lending Law as:
(A) the total of all costs which the borrower must pay to get the loan; (B) the total of only the direct costs of credit paid by the borrower; (C) the total of only the indirect costs of credit which the borrower must pay; (D) relative cost of credit expressed in percentage terms.
(D) relative cost of credit expressed in percentage terms.
The annual percentage rate (APR) is the relative cost of the credit expressed in percentage terms. The total of the direct costs of credit which the borrower must pay is the definition of the finance charge.
An acceleration clause is inserted into a note that is otherwise negotiable. Adding this clause:
(A) makes the note nonnegotiable; (B) is required to be negotiable; (C) does not limit the negotiability of the note; (D) has no effect on negotiability, but is of no benefit to the holder of the note.
(C) does not limit the negotiability of the note
An acceleration clause allows the lender to call the loan upon the happening of a certain event. This benefits the holder of the note and does not limit negotiability. The loan can still be sold to another lender.
Under the Federal Truth-in-Lending Law, which of the following does not need to be included in the “finance charge” portion of the disclosure statement:
(A) loan arranger’s commission; (B) the cost of a credit report and appraisal fee necessary to make the loan; (C) credit life insurance premiums; (D)
the loan origination fees for FHA or VA loans.
(B) the cost of a credit report and appraisal fee necessary to make the loan
Fees for a credit report or appraisal need not be included in the finance charge portion of the disclosure statement.
Which of the following will be contained in the “Statement of Purpose” section of a narrative appraisal report?
(A) the final valuation; (B) the type of value being estimated; (C) the reconciliation of values; (D) the method of appraisal approach to be applied to the appraisal.
(B) the type of value being estimated
The “Statement of Purpose” section of a narrative appraisal report contains a description of the type of value being estimated. \
When a real estate broker negotiates a loan secured by a trust deed on real property, he must see that the trust deed is recorded (or deliver a written recommendation to record) within:
(A) 7 days; (B) 10 days; (C) 14 days; (D) 21 days.
(B) 10 days
Adam sold his home to Tim, but negotiated a two year leaseback and remained in possession. Tim immediately placed the deed he received in a safe deposit box for safe keeping. Adam then sold this same home to Sally. Sally recorded the deed. Who owns the home?
(A) Tim, because he received the first deed; (B) Sally, because she recorded her deed; (C) Adam, because he still has three more deeds ready to be sold; (D) Adam, because both sales were improper.
(B) Sally, because she recorded her deed
The first valid deed that is recorded determines the owner unless that person, prior to recording, had either actual or constructive notice of the rights of others.
Which of the following items would not normally be listed as a debit on a buyer’s closing statement?
(A) interest on a loan assumed by the buyer; (B)
homeowner’s insurance premiums; (C) prorations for property taxes; (D) discount points on a new FHA loan.
(A) interest on a loan assumed by the buyer
Interest on a loan assumed by the buyer will not be a debit on the buyer’s closing statement because interest payments are paid one month in arrears.
