Deck 9: Real Estate Finance: The Laws and Contracts

Question 1

It is possible to have a secured real estate loan without a mortgage through the use of a contract for deed.In contrast to the standard real estate sale,which of the following events occurs after the closing when dealing with a contract for deed?

A)Offer
B)Acceptance
C)Possession of the property passes to the buyer
D)Title to the property passes to the buyer

Answer 1

D

Question 2

The risk of bankruptcy tends to travel with the risk of foreclosure since both can result from financial distress.Known popularly by its section in the Federal Bankruptcy Code,which of the following types of bankruptcy is a court-supervised workout for a troubled business?

A)Chapter 1 bankruptcy
B)Chapter 7 bankruptcy
C)Chapter 11 bankruptcy
D)Chapter 13 bankruptcy

Answer 2

C

Question 3

Most Adjustable Rate Mortgage (ARM)loans have been marketed with a temporarily reduced interest rate commonly referred to as a:

A)rate cap
B)teaser rate
C)payment cap
D)prepayment rate

Answer 3

B

Question 4

Foreclosure is considered the ultimate recourse of the lender because it allows the lender to bring about sale of the property to recover the outstanding indebtedness.All of the following statements regarding foreclosure are true EXCEPT:

A)Foreclosure is a costly process for all parties involved.
B)Only those claimants who are properly notified and engaged in the foreclosure suit can lose their claims to the property.
C)When a lender forecloses on a property,it extinguishes all superior liens,bringing about a free and clear sale of the property.
D)The net recovery by a lender from a foreclosed loan seldom exceeds 80 percent of the outstanding loan balance.

Question 5

A significant number of mortgage loans use adjustable interest rates,in which the interest rate of the loan is tied to an index rate that fluctuates over time.For income-producing property,the most common index rate is the:

A)one-year U.S.Treasury constant maturity rate
B)prime rate
C)London Interbank Offered Rate (LIBOR)
D)cost-of-funds index

Question 6

Certain mortgage loans contain a due-on-sale clause,which gives the lender the right to terminate the loan at sale of the property.Which of the following types of loans is the most likely to contain a due-on-sale clause?

A)Federal Housing Administration (FHA)loan
B)Veterans Affairs (VA)loan
C)Conventional home loan
D)An assumable home loan

Question 7

Most real estate loans have a definite term to maturity,stated in years.The majority of home loans will typically have a term to maturity between:

A)1-5 years
B)5-7 years
C)7-15 years
D)15-30 years

Question 8

In a mortgage agreement,the borrower conveys to the lender a security interest in the mortgage property.The lender,i.e.the individual who receives the mortgage claim,is known as the:

A)broker
B)mortgagor
C)agent
D)mortgagee

Question 9

When a buyer acquires a property having an existing mortgage loan,a decision must be made as to whether or not the subsequent owner of the property can preserve the loan.If the buyer does not add his or her signature to the note,the buyer does not take on any personal liability.In this case,the buyer is said to:

A)assume the old loan.
B)purchase the property subject to the existing loan.
C)obtain the property through the use of a contract for deed.
D)foreclose on the property.

Question 10

In addition to numerous congressional acts that focus more on national regulation,laws have been created that affect the practice of home mortgage lending at a community or neighborhood level.For example,laws have been enacted to prevent lenders from avoiding certain neighborhoods without regard to the merits of the individual loan applications,a practice more commonly referred to as:

A)rescinding
B)redlining
C)assuming
D)holdout

Question 11

One of the main distinctions between commercial mortgage loans and residential mortgage loans lies in the personal liability of the borrower.With residential loans,the lender can hold the borrower personally liable in the event of a default.Such loans are commonly referred to as:

A)recourse loans
B)nonrecourse loans
C)conforming loans
D)nonconforming loans

Question 12

Congress has enacted a number of regulations that have established criteria for evaluating home loan applicants and mandating disclosures in the origination of home loans.Which of the following congressional acts requires important disclosures concerning the cost of consumer credit,including the computation of the annual percentage rate (APR)?

A)Equal Credit Opportunity Act (ECOA)
B)Truth-in-Lending Act (TILA)
C)Real Estate Settlement Procedures Act (RESPA)
D)Home Ownership and Equity Protection Act (HOEPA)

Question 13

Standard mortgage loans require monthly payments typically composed of two components: interest and principal repayments.When scheduled mortgage payments are insufficient to pay all of the accumulating interest,causing some interest to be added to the outstanding balance after each payment shortfall,the loan is said to be:

A)fully amortizing
B)partially amortizing
C)nonamortizing
D)negatively amortizing

Question 14

For most mortgage loans on commercial real estate,the right of prepayment is constrained through a prepayment penalty.Which of the following types of prepayment penalties requires a borrower to provide the lender with some combination of U.S.Treasury securities that will serve to replace the cash flows of the loan being paid off?

A)Yield-maintenance prepayment penalties
B)Prepayment lockout
C)Defeasance prepayment penalty
D)Curtailment penalty

Question 15

Because the mortgage conveys a complex claim for a long period of time,clauses are included in anticipation of possible future complications.Which of the following clauses requires a borrower to make monthly deposits into an account in order to pay obligations such as property taxes,community association fees,or causality insurance premiums?

A)Demand clause
B)Insurance clause
C)Escrow clause
D)Exculpatory clause

Question 16

The difference between judicial foreclosure and power of sale in the treatment of defaulted mortgages can be significant.All of the following statements regarding power of sale are true EXCEPT:

A)The power of sale treatment is faster than judicial foreclosure.
B)The foreclosed property is sold through a public auction administered by the court.
C)It is less costly for power of sale to be employed than judicial foreclosure.
D)Typically,lenders must give proper legal notice to the borrower,advertise the sale property,and allow a required passage of time before the sale.

Question 17

When a borrower defaults on the payment requirements of a loan,there are several options that the lender has at its disposal.When the lender allows the borrower simply to convey the property to the lender,this is commonly referred to as:

A)Bankruptcy
B)Foreclosure
C)Deed in lieu of foreclosure
D)Equity right of redemption

Question 18

In a mortgage loan,the borrower always creates two documents: a note and a mortgage.Which of the following pieces of information is provided in the mortgage?

A)How the interest rate is to be computed.
B)Whether the borrower has the right to prepay the principal during the term of the loan,and any prepayment penalties that would be incurred as a result.
C)Whether the borrower is released from liability for fulfillment of the contract.
D)Whether the lender has the right to accelerate the loan,requiring the borrower to pay it off,in the case that the property is sold prior to the term of the loan.

Question 19

Added to the index of the adjustable rate is a margin,which is the lender's "markup." For standard Adjustable Rate Mortgage (ARM)loans,the average industry margin has been stable at approximately:

A)75 basis points
B)175 basis points
C)275 basis points
D)375 basis points

Question 20

Violations of the requirements of a note that do not disrupt the payments on the loan tend to be viewed as "technical" defaults.In practice,how many days must a payment be overdue in order for lenders to treat a default as serious?

A)One day
B)30 days
C)60 days
D)90 days

Question 21

Assume that an individual has just lost his job and has been consistently late paying his bills.The bank recognizes deterioration in the individual's credit score and has notified him that he must pay his home equity line of credit in full.The mortgage clause that makes this possible is known as the:

A)demand clause
B)insurance clause
C)escrow clause
D)exculpatory clause