8/09/2021

NMLS Test Practice

 

painting of tree stump in moomnlight











Practice NMLS 

Caroline Gerardo Barbeau

Christmas gift

 

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Creditors are obligated to maintain copies of all Closing Disclosures provided by third party settlement agents for how long?

 

1 year

5 yearsYou correctly checked this.

36 months

12 years

Creditors are obligated to obtain and retain a copy of completed Closing Disclosures provided by third party settlement agents for 5 years.

Which of the following does RESPA require to be given to the borrower?

 

Home Loan ToolkitYou correctly checked this.

APR

Lead Based Paint Disclosure

Right of Rescission

RESPA requires the Home Loan Toolkit to be issued to an applicant within three business days of a purchase application. Truth in Lending requires notice of the right of rescission as well as disclosure of the APR. The Lead Based Paint disclosures do not fall under RESPA.

According to Freddie Mac and Fannie Mae guidelines, how long must a Chapter 7 bankruptcy be discharged before a borrower may get a loan?

 

1 year

2 years

10 years

4 yearsYou correctly checked this.

Freddie Mac and Fannie Mae require a minimum of four years since the discharge of a Chapter 7 bankruptcy. If there are extenuating circumstances regarding the bankruptcy, an exception may be granted and financing may be given 2 years after discharge. A bankruptcy stays on the credit report for 10 years.

The Cost approach of an appraisal is used for all of the following EXCEPT:

 

Remodel

Insurance

To determine cost of income, on a rental propertyYou correctly checked this.

New Construction

To determine the income on a rental property, the income approach using an operating income statement (OIS) would be the best appraisal approach.

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If a borrower is denied financing based on credit, which of the following must occur?

 

Notify borrower in person within 15 days

Send a written 'adverse action' notice within 30 daysYou correctly checked this.

Send a written 'adverse action' notice within 15 days

Notify borrower by telephone within 30 days

According to Regulation B (ECOA), when a borrower is denied financing based on credit, an 'adverse action' must be sent within 30 days. They must be notified in writing as to the basis of their loan denial.

Considering the legislation of the Secure and Fair Enforcement for Mortgage Licensing Act (SAFE), originating a loan for a family member or other blood relation is considered:

 

Legal and ethicalYou should have checked this.

Illegal but ethical.

Illegal and unethical

Legal but unethical

The relationship, however, must be disclosed and documented.

 

A licensed mortgage loan originator who fails to maintain a valid license for at least how long must re-take the national exam:

 

One year

Two years

Seven years

Five yearsYou correctly checked this.

A licensed mortgage loan originator who fails to maintain a valid license for a period of 5 years or longer shall retake the test, not taking into account any time during which such individual is a registered mortgage loan originator.

ECOA is also known as Reg ___ ?

 

X

C

BYou correctly checked this.

Z

Reg B is ECOA, Reg X is RESPA, Reg Z is TILA, and Reg C is HMDA.

Which of the following is true about the index value used in an ARM?

 

LIBOR is always the best index

The index value can change on the loan after consummationYou correctly checked this.

You can only change indices once during the life of the loan

The index may only be a US Treasury Bill

The index can change after consummation. No one index is always better than the others, and LIBOR, COFI and T-Bills are just three examples of many indices which can be used.

Which of the following properties would require commercial financing?

 

A five-unit dwellingYou correctly checked this.

A single family investment property.

A four unit dwelling with one unit being a store front that consumes less than 25% of the gross square footage

A three unit investment property

Residential financing finances dwellings up to four units (primary and investment). Anything beyond four units requires commercial financing. FHA will finance mixed-use properties (combined residential and commercial) assuming that the commercial aspect does not exceed 25% of the property's gross square footage.

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When a loan created in the primary market is immediately sold into the secondary market, the responsibility of 'funding' belongs to the:

 

Borrower

Seller

Primary lenderYou correctly checked this.

Secondary lender

The primary lender funds the loan. The borrower receives the funds. The seller would only fund if utilizing seller financing. The secondary market buys the loan from the primary market.

When permanent financing replaces a construction loan, and the value is either the appraised value or the cost of construction plus the appraised value of the lot, title to the property could be conveyed only if:

 

The borrower owned the lot prior to construction and only one disbursement paid off the construction loanYou correctly checked this.

The contractor deeded the land to the borrower one day prior to the refinance

General contractor had the construction loan, then deeded the title to the property at least one day prior to funding

The construction loan was taken out at least six months before the refinancing loan

FNMA/FHLMC requires the buyer to purchase the lot prior to obtaining the construction loan. The construction loan must be in the buyer's name, and the long-term financing pays off the construction loan and the builder. The contractor deeding the property one day prior to consummation doesn't meet the requirement, and the timing of the construction loan in relation to refinancing is not an issue.

Which of the following is not required to be disclosed in an advertisement placed by a mortgage originator?

 

Years of experienceYou correctly checked this.

Unique identifier

The word broker , if it applies

Business name

The law is very clear that objective identifying information must be present, specifically the NMLS ID, the business name, and the type of license. Years of experience is subjective and irrelevant to identifying an MLO.

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Which of the following is the best comparable to use for a loan?

 

Three similar homes currently listed on the same street

A similar home that is currently under contract

An almost identical home, recently sold in foreclosure

A recently sold home in the neighborhood of and similar to the subject propertyYou correctly checked this.

The comparables should be in the same area, recently sold, and similar to the subject property. Listed homes are not acceptable. Properties sold under duress would not be good comparables unless they were the only homes available. The similar home under contract might be a good choice but it's not the best choice.

 

You have just delivered the Closing Disclosure for your new borrower, Glenn Miller. However, Glenn negotiates a credit for closing costs which is within loan program guidelines. Today is Tuesday. Is there a new 3-day waiting period? What day can you consummate Glenn's loan?

 

Yes; the loan can consummate Thursday

No; the loan can consummate WednesdayYou should have checked this.

Yes; the loan can consummate Saturday

Yes; the loan can consummate Friday

Because the change bettered the loan for Glenn, there is no new 3-day waiting period. You can issue a revised Closing Disclosure today and close tomorrow, Wednesday.

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How long must a loan originator wait to request reinstatement of a revoked license?

 

A revoked license will never be reinstatedYou should have checked this.

Five years

Six months

One year

Once revoked for cause, a state-issued originator's license will never be reinstated.

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According to Fannie Mae/Freddie Mac guidelines, how long is a credit report good for?

 

30 days

90 days

60 days

120 daysYou correctly checked this.

Although most underwriters will require a credit report to be as current as possible, Fannie Mae/Freddie Mac guidelines allow it to be up to 120 days old. The underwriter may take a more conservative approach.

When purchasing an investment property, what is generally the minimum down payment?

 

20%

25%You should have checked this.

15%

10%

Effective February, 2010 the maximum investment property LTV became 75% through conventional conforming financing.

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Question 19 .

Interest rates for an FHA loan are set by:

 

HUD

FHFA

Market forces and/or negotiation between lender and borrowerYou correctly checked this.

Federal Reserve Bank

The interest rate is freely negotiable between the borrower and the lender and is generally determined by market forces.

You have been working with a client for the previous six months who has been approved by a lender, has locked in an interest rate by signing a rate lock agreement, and is ready to close. Two days before closing, however, interest rates drop and your client wishes to secure a lower rate. You reiterate that, as you originally explained at rate lock, if rates go higher your customer is protected but, if rates drop, there's nothing you will be able to do about that to which your customer acknowledged and consented. Your client still insists on a lower rate and you once again explain that you are unable to go with a different lender at a lower rate because of the standing commitment to the current lender. You also inform your client that breaking a rate lock with a lender is damaging to the broker-lender relationship. After explaining the situation, your client still chooses to back out of the loan and go with a different loan company. Your client's action in this situation is:

 

Illegal but ethical

Illegal and unethical

Legal but unethicalYou should have checked this.

Legal and ethical

Although it is perfectly legal for a customer to decide on what loans term he will settle, once a commitment is made and a customer signs an interest rate lock-in agreement, the customer agrees to accept the loan terms as is while knowing that they may change. If the customer withdraws his application later, although that may be unethical, it is certainly legal. Many lenders implement a policy prohibiting anyone from re-applying for 60-120 days after withdrawing an application.

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Aside from reverse mortgages, most residential mortgages begin through the:

 

Uniform Residential Loan ApplicationYou correctly checked this.

Short Form Residential Loan Application

GNMA Residential Loan Application

Federal Reserve Residential Loan Application

The formal name for this document is the Uniform Residential Loan Application. It is FLHMC's form 65 and FNMA's form 1003.

A loan originator is:

 

An individual who takes a residential mortgage loan application and offers or negotiates terms of a residential mortgage loan for compensation or gainYou correctly checked this.

A person who only performs real estate brokerage activities and is not compensated by a lender, a mortgage broker, or other loan originator

A person who services a loan but does so with knowledge of the terms of the transaction and possesses sensitive customer information

A person or entity solely involved in extensions of credit relating to timeshare plans

The SAFE Act defines a loan originator as a person who (a) takes a residential mortgage loan application and (b) offers or negotiates terms of a residential mortgage loan for compensation or gain.

When the borrowers pay an upfront cost to initially reduce the interest rate knowing that the rate will increase back to the note rate after a specific period of time, the borrower has paid:

 

Discount points

A Temporary buydown feeYou correctly checked this.

For an adjustable rate

An origination fee

A temporary buydown reduces the interest rate for a specific period of time after which the rate increases back to the original note rate for the remainder of the loan. Discount points permanently reduce the interest rate. The origination fee is profit to the lender, and the adjustable rate is the interest rate on a loan which could increase or decrease over the life of the loan.

The term non-traditional mortgage product means:

 

Any loan product other than a 30-year fixed rate mortgageYou correctly checked this.

Any option arm loan product

Any loan product containing negative amortization

Any loan product outside of the guidelines of Fannie Mae

According to the SAFE Act, the term non-traditional mortgage product means any mortgage product other than a 30-year fixed rate mortgage.

Two people obtain a loan to buy a home, and take ownership as joint tenants. Which of the following would NOT be true:

 

Each owns 100%

Both must sign on the loan

Each owns 50%You correctly checked this.

Neither could sell without the other's permission

Joint tenancy implies that each party owns 100% of the property. If each person owned just 50%, they would own the property as tenants in common.

According to Reg. Z, the borrower's automatic right to rescind the loan within three business days does not apply to:

 

Loans secured by second trust deeds

Equity lines of creditYou shouldn't have checked this.

Loans used to purchase or build the borrower's residenceYou should have checked this.

Loans used to refinance the borrower's home

The three-business-day right to rescind only applies to loans where the borrower's existing property is used as security for a loan, as in a refinance, a second trust deed, or an equity line of credit. It does not apply to loans used to originally purchase or build a residence.

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The purpose of assigning a unique identifier to each licensed or registered individual is to facilitate:

 

The electronic tracking and uniform identification of publicly adjudicated disciplinary actions against loan originatorsYou correctly checked this.

Employers in tracking the actions of the licensed loan originators under their supervision

The public access to the originators licensing activity and exam scores

Tracking the dollar volume of loans generated by each originator

The CFPB shall coordinate with the NMLS to establish protocols for assigning a unique identifier to each registered loan originator that will facilitate electronic tracking and uniform identification of and public access to the employment history of and publicly adjudicated disciplinary and enforcement actions against loan originators.

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When a borrower is using income from rental properties to qualify for a loan, how is that income assessed from the tax returns?

 

Net income plus depreciationYou correctly checked this.

Net income minus depreciation

Gross income minus depreciation

Gross income plus depreciation

Income from rental properties is taken from the tax returns by taking net income plus the depreciation found on Schedule C. Depreciation is a taxable expense, but it is not actually a loss of cash flow therefore it can be added when qualifying for a loan. Gross income from a rental property is not used for qualification.

You have been working with Joe and Mary on their first home purchase. As their trusted MLO, you quoted them a great rate and program from your company. When Joe and Mary arrived to consummate their loan, you informed them that you were unable to lock the rate you quoted and their interest rate will be .25% higher than they expected. They also have an additional fee on the Closing Disclosure for $2500. What recourse do Joe and Mary have, if any?

 

Close the loan on the new terms; there is no recourse.

As their MLO, you may have acted unethically but did not violate any regulation

Not close the loan and file a complaint with the CFPBYou correctly checked this.

Bring a civil suit against you for the $2500 plus 1M per day per violation for knowingly violating the TRID riles

Joe and Mary can file a complaint with the CFPB. The CFPB has enforcement jurisdiction for both TILA and RESPA, including the imposing of penalties. If the CFPB finds you culpable, you could be penalized $5,000 per day for a single violation, $25,000 per day for reckless violations, and $1 million per day for knowingly violating the law.

Who of the following would be an appropriate person to consult with about a borrower's credit?

 

Borrower's family member

Real Estate Agent

Seller

UnderwriterYou correctly checked this.

Credit information can not be discussed with 3rd parties. An underwriter is part of the transaction and is a 'user' of the credit information. Therefore, it would be appropriate to discuss credit information with an underwriter.

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An underwriter does all of the following EXCEPT:

 

Determine the credit worthiness of the borrower

Determine the acceptability of collateral

Determine if the loan is in compliance with investor criteria

Determine that the seller has the legal right to sell the propertyYou correctly checked this.

It is not the responsibility of the underwriter to verify the seller other than to review the title summary. However, underwriters do look for compliance with investor criteria, credit worthiness of the borrower, and the acceptability of the collateral.

A person was purchasing an income property which was scheduled to close and fund on June 25th. Rent of $1800 was paid for the month of June on the 1st. What was the buyer's prorated amount?

 

$180

$300.

$210

$360You should have checked this.

The monthly rent of $1800 is divided by 30 days resulting in a $60 daily rent. The new owner would be entitled to the rent for 6 days or 6 X $60 = $360 (25th, 26th, 27th, 28th, 29th, and 30th).

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When a closed-ended ARM is obtained, additional disclosures to the borrower include all the following EXCEPT:

 

The balance in the lender's trust accountYou correctly checked this.

A booklet explaining adjustable rate mortgages

A loan program disclosure

A hypothetical example of a $10,000 loan

The balance in the lender's trust account is not a required disclosure when a lender makes an ARM loan. Each of the other answers are disclosures required by Truth in Lending.

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The aggregate escrow analysis allows for the lender to require that the borrower have which of the following?

 

$0 in their escrow account or no more than one month's impound in reserves at one time during the calendar year

$100 and no impound reserves

$0 in their escrow account or no more than two month's impound in reserves at one time during the calendar yearYou correctly checked this.

No more than 1% of the principal balance of the loan maximum in the impound account

RESPA allows for a cushion of up to 1/6 of the annual anticipated escrow disbursements to be maintained in escrow accounts. This helps to absorb unanticipated increases to the cost of items paid through escrow. In other words, if a lender is expecting to pay a $4,000 tax bill but the tax bill is ultimately $4,500, the cushion will help the lender avoid having to advance the difference from its own funds.

You initially disclose a rate of 5% to the customer but are floating the rate. Over the next few days, rates improve and you have the option to lock the customer in at a rate of 4.75%. You choose to lock the rate at the initially disclosed figure. This behavior would be considered:

 

Illegal and unethical

Legal and ethical

Illegal but ethical

Legal but unethicalYou correctly checked this.

The lender may offer a customer any rate and pricing. The customer retains the right to accept or refuse. Therefore, if lower rates are available but the loan originator only offers a higher rate, this may not be acting in the customer's best interests. It is certainly legal since the customer is not forced to accept the terms. If any above-par pricing is earned through locking in a higher rate, however, it must be credited to the borrower. The loan originator is not allowed to accept above-par pricing as compensation.

The Nationwide Mortgage Licensing System and Registry is developed and maintained by which of the following:

 

The Conference of State Bank Supervisors and the American Associate of Residential Mortgage RegulatorsYou correctly checked this.

The American Association of Residential Mortgage Regulators and the OCC

HUD

The Conference of State Bank Supervisors and NMLS State Affiliates

To aid and facilitate states' compliance with the requirements of the SAFE Act, the SAFE Act directs the establishment of a centralized nationwide mortgage licensing system by the Conference of State Bank Supervisors (CSBS) and the American Association of Residential Mortgage Regulators (AARMR).

The buyers closed on a mortgage of $240,000 after having put 20% down. Assuming that they were the same, what was the purchase price and appraised value?

 

$240,000

$340,000

$300,000You correctly checked this.

$400,000

If the loan amount of $240,000 is 80% of the purchase price/appraised value, divide the loan amount by 80% to arrive at the desired number.

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For income from alimony and/or child support to be recognized as income, the remaining term of such income must exceed:

 

Five years

Seven years

Three yearsYou correctly checked this.

One year

In order to be used for qualifying purposes, the lender must receive verification that the borrower will continue earning alimony and/or child support for at least three years from the note date.

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Which of the following would prevent a potential mortgage originator from being granted an originator's license?

 

A felony conviction in the nine years preceding the date of the license application

A pardoned conviction for fraud within the two years preceding the license application

A felony conviction of money laundering at any time preceding the license applicationYou correctly checked this.

A misdemeanor involving financial transactions in the three years preceding the date of the license application

The applicant has not been convicted of, or pled guilty or nolo contendere to, a felony in a domestic, foreign, or military court (a) During the seven-year period preceding the date of the application for licensing and registration; (b) At any time preceding such date of application, if such felony involved an act of fraud, dishonesty, or a breach of trust, or money laundering; (c) Provided that any pardon of a conviction shall not be a conviction for purposes of this subsection.

Score: 100% • Weight in test: 100% × 0.8 = 0.80%

Question 40 (weight: 0.8%)Failed

Which of the following persons would be exempt from licensing requirements?

 

A loan originator working for a mortgage lender

A loan originator working on a contract basis for a mortgage broker

An attorney who is arranging a mortgage for a client and will be compensated by a mortgage broker.

A person lending money on a timeshare in FloridaYou should have checked this.

An individual lending money on a timeshare is exempt from licensing requirements.

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In all forms of advertising a credit, the only number that can be used without additional conditions is the:

 

Annual Percentage RateYou correctly checked this.

Finance charge

Total number of payments

Amount financed

The Annual Percentage Rate (APR) can be stated by itself in all forms of advertising without the requirement to disclose more financial information. Any time the total number of payments, finance charge, or amount financed is mentioned, their use "triggers" the complete disclosure of all loan terms in the advertisement.

The penalties assessed by the state regulatory authority would be considered what type of penalties?

 

Criminal.

Restricted

CivilYou should have checked this.

Felonies

The Commissioner may impose a civil penalty on a mortgage loan originator or person subject to this Act, if the Commissioner finds, on the record after notice and opportunity for hearing, that such mortgage loan originator or person subject to this Act has violated or failed to comply with any requirement of this Act or any regulation prescribed by the Commissioner under this Act or order issued under authority of this Act. Such designations would be considered civil and not criminal.

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Which of the following fits one of the added classes from the 1988 Fair Housing Amendments Act?

 

A paraplegicYou correctly checked this.

A person 62 years old

A Catholic

An African American

The amendment of 1988 added two protected classes: Handicapped, which would include a paraplegic and familial status, protecting families with children under 18.

Regulation Z is another name for:

 

Truth in LendingYou correctly checked this.

Equal Credit Opportunity Act

Fiduciary Duty

Americans With Disabilities Act

Regulation Z and Truth in Lending are two names for The Federal Consumer Credit Protection Act. The duty of trust owed by an agent to his or her principal is a fiduciary duty. The Equal Credit Opportunity Act (ECOA) prohibits discrimination and is known as Regulation B. The Americans With Disabilities Act deals with accessibility of goods and services to disabled individuals.

Which of the following statements best describes Form 1008?

 

FHA loan application

FNMA/FHLMC loan application

Transmittal summaryYou correctly checked this.

Underwriter request for more information

Form 1008 is the transmittal summary and summarizes the details, terms, and specifics of the loan transaction.

Negative amortization is when the:

 

Payment is less than the required interest and the loan balance increasesYou correctly checked this.

Payment is interest only, and the principal of the loan is not being reduced

Borrower is not making payments on the loan

The mortgagee makes payments to the mortgagor

Negative amortization is created when a loan payment is less than the interest due. Thus, as per the agreement, the unpaid interest is added to the principal. Negative amortization is usually a feature of graduated payment loans, option loans, and ARMs containing payment caps.

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A borrower applies for a Reverse Mortgage. The Real Estate Settlement and Procedures Act requires the borrower to receive a Mortgage Servicing Disclosure Statement:

 

Anytime prior to loan consummation

Prior to making application for a loan

Within 14 days of the loan application

Within three days of the loan applicationYou correctly checked this.

Federal law requires that a borrower receive a Mortgage Servicing Disclosure Statement within three business days of making an application for a Reverse Mortgage only. Mortgage Servicing Disclosures are not required for any other loan type.

Which of the following is NOT an acceptable method to verify income for a mortgage loan?

 

W-2's

Cash receipts with a notarized affidavit from borrowerYou correctly checked this.

Verbal VOE

Pay stubs

Cash receipts are not acceptable forms of verification of income because there is no way of verifying from where the cash came. W-2's are an acceptable method of documenting income. A verbal VOE may be an acceptable method if the processor gets the information from the employer, and pay stubs are a very good source because they will show income for a specified period of time.

When purchasing a non-owner occupied property, the housing ratio is calculated with the:

 

Applicant's current housing expenseYou should have checked this.

Expense of the property being purchased

Combined housing expenses of all properties owned

Current housing expense and the expense of the new property

The top ratio (housing expense) is calculated based on the borrower's current primary housing expense. The bottom ratio takes into account all debts that a borrower may have.

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In order to meet pre-licensing education requirement, a person shall complete at least 20 hours of education which shall include at least:

 

Four hours of federal law and three hours of ethics

Two hours of federal law and two hours of ethics

Three hours of federal law and three hours of ethicsYou should have checked this.

Three hours of federal law and two hours of ethics

The minimum educational requirements established to meet the pre-licensing education for licensure dictate that a person shall complete at least 20 hours of education, including at least: three hours of federal law and regulations, three hours of ethics, which shall include instruction on fraud, consumer protection, and fair lending issues, and two hours of training related to lending standards for the non-traditional mortgage product marketplace.

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A loan originator who applies for license reinstatement after lapse must complete the continuing education requirements for which year?

 

All years after the initial license lapsed

The same year as re-licensing

One year prior to re-licensing

 Most recent year the license was heldYou should have checked this.

Lapse in License-A licensed mortgage loan originator who subsequently becomes unlicensed must complete the continuing education requirements for the last year in which the license was held prior to issuance of a new or renewed license. If the lapse extends beyond the last day of February, the candidate must begin the entire pre-licensing process over.

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A borrower applies for a loan and asks about tax impacts. Which of the following replies should the loan originator offer?

 

They should consult their tax advisorYou correctly checked this.

Origination fees are tax deductible

Get advice from a trusted friend

Interest from the loan is tax deductible

Being a licensed loan officer does not qualify one to give tax advice. If decisions are made based on incorrect tax information given by a loan officer, there may be some legal consequences. Origination fees and interest from a loan may be tax deductible, consult a tax advisor for tax deductibility.

What is the name of Fannie Mae's automated underwriting system?

 

Desktop Utilization

Desktop UnderwriterYou correctly checked this.

Fannie Underwrites

Desktop Utility

Fannie Mae's automated underwriting system is known as Desktop Underwriter or D.U..

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Which of the following is NOT calculated into the APR?

 

Real estate commissionYou correctly checked this.

Discount points

Fixed interest rate

Lender's origination fee

The calculation for APR, or Annual Percentage Rate, takes into account the interest rate plus any other costs associated with obtaining the loan. The origination fee and discount points obviously are costs of getting a loan. The real estate commission is independent of the loan.

According to the TRID rules, a business day is defined as:

 

All calendar days except legal public holidays

A day on which the creditor's offices are open to the public to carry on substantially all functionsYou correctly checked this.

All calendar days except Sunday

All days on which the creditor's Main Office is open

When providing the TRID documents to the consumer, a business day is defined as a day on which the creditor's offices are open to the public to carry on substantially all functions.

What happens if an MLO fails to meet the requirements for license renewal in a given year?

 

Their license goes into referral status

Their license will be revoked

Their license becomes inactive and will require a new application.

Their license will expireYou should have checked this.

The license of a mortgage loan originator failing to satisfy the minimum standards for license renewal shall expire. The Commissioner may adopt procedures for the reinstatement of expired licenses consistent with the standards established by the NMLS.

You closed a loan for a customer and scheduled a dinner with them to celebrate their new home. The day before the dinner you realize that paying for your clients' meals may be considered a violation of RESPA. You should:

 

Call your clients to make sure they understand that they will have to pay for their own mealsYou shouldn't have checked this.

None of the answers are correct

Ask your clients to pay for your meal

Proceed as if nothing is wrong and pay for their mealsYou should have checked this.

RESPA prohibits the exchange of anything of value between actual or potential referral sources. Although customers often refer others to their loan originator, previous customers are not considered traditional referral sources and, therefore, you are permitted to give a borrower a reasonable gift.

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According to Freddie Mac and Fannie Mae guidelines, how long must a Chapter 13 bankruptcy be discharged before a borrower may be approved for a loan?

 

4 years

1 year

2 yearsYou should have checked this.

10 years

Freddie Mac and Fannie Mae guidelines require chapter 13 bankruptcies be discharged for a minimum of two years before a loan may be approved. In the case of a chapter 13 dismissal, the waiting period is four years.

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A mortgage originator is required to display his or her unique identifier on all of the following except:

 

Internal emailsYou correctly checked this.

Business cards

Loan application forms

Advertisements

The unique identifier of any person originating a residential mortgage loan shall be clearly shown on all residential mortgage loan application forms, solicitations or advertisements, including business cards or websites, and any other documents as established by rule, regulation or order of the Commissioner.

TRID rules define "Consummation" as:

 

The day the consumer signs

The day the consumer becomes contractually obligated on a credit transactionYou correctly checked this.

The day the loan closes

It depends on the State

"Consummation" is not the same as "Settlement" or "Closing", but is defined as "the time that a consumer becomes contractually obligated on a credit transaction."

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A borrower applies for a loan. After accessing the borrower's credit, the loan is denied. Which of the following must occur?

 

A loan denial letter (Adverse Action Notice) must be sent to the borrower within 30 daysYou correctly checked this.

The borrower may not get a loan at another Mortgage Company

A loan denial letter must be sent to the real estate agent

The borrower must wait 1 year before applying for an FHA loan

According to ECOA (Equal Credit Opportunity Act), when credit is denied for any reason, a denial letter with an explanation must be sent to the borrower no later than 30 days after the application. The borrower may still be able to get a loan with a different lender. There is no time period through which the borrower must wait to get an FHA loan. Sending the loan denial letter to the real estate agent would violate privacy laws.

Which of the following would NOT be an acceptable trust deed rider?

 

A condo rider

A mortgage insurance riderYou correctly checked this.

A PUD rider

An ARM rider

There is no rider for mortgage insurance.

The TRID rules apply to:

 

Single-family residences, HELOCs, and Reverse Mortgages

Commercial loans, HELOCs, and Reverse Mortgages

Single-family residences, Loans secured by vacant land, and Reverse Mortgages

Single-family residences, Loans secured by vacant land, and Construction-only loansYou should have checked this.

The final TRID rule applies to all closed-end consumer mortgage loans secured by real property purchased primarily for personal, family, or household purposes including construction-only loans, loans secured by vacant land or by 25 or more acres, and single family residences. The final TRID rule does not apply to HELOCs, Reverse Mortgages, or commercial loans.

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The two parts of license maintenance are:

 

Continuing Education and originating a dollar volume at or above state set minimum requirements for mortgage loan production

Continuing Education and continuing to meet minimum standards to be granted a licenseYou correctly checked this.

Completing continuing education with a final exam grade of 80% or better and advertising with your picture on your business card.

Continuing education and originating a fee income volume at or above state set minimum requirements

In order to renew a license, all state-licensed mortgage loan originators must continue to meet the state's licensing standards and complete eight hours of continuing education annually.

On an interest-only loan of $216,000, 30 years, at 7.25% interest, what is the daily per diem?

 

$49.20

$42.09

$42.90You should have checked this.

$1,305.00

$216,000 X 7.25% = $15,660 (one year's interest). Divide that by 365 = $42.90 (one day's interest).

.

If the Annual Percentage Rate of a loan changes by more than 1/8th of 1% from the original disclosure, which of the following would be applicable?

 

The borrower can 'lock-in' the loan to avoid further interest increases

The lender must pay for the borrower's credit report

The lender is in violation of the law

The borrower must be given a revised cost disclosure at least three days before the loan is closed (if the new disclosure is given in person)You correctly checked this.

A borrower is entitled to know of changes in the APR of more than 1/8th of 1%. A 'lock-in' of interest rates and the cost of the credit report is not a concern of Regulation Z. No law is violated when there is a change in the APR, as long as it is appropriately disclosed no less than three days prior to consummation.

The way to compute loan to value for a refinance would be?

 

Multiply the loan amount by the property value

Divide the property value by the loan amount

Divide the loan amount by the property valueYou correctly checked this.

Multiply the property value by the loan amount

To calculate the LTV for a refinance transaction, divide the loan amount by the property value.

That the SAFE Act set the floor for states to create their licensing laws means:

 

The states are free to use the SAFE Act as a starting point, but must create their own laws using the SAFE Act's minimum standardsYou correctly checked this.

The states will bear all the regulatory and compliance burden

The states are free to make their own laws, as long as they are not more restrictive than what the SAFE Act has defined

The states must strictly follow the SAFE Act as written, with no variations

The SAFE Act sets the minimum standards; states can create their own laws using the SAFE Act as a foundation.

The Lender takes a loan application from borrower. The Truth in Lending Act states that the borrower is entitled to the disclosure of the costs of a mortgage loan in writing from the lender:

 

Prior to making application for a loan

Anytime prior to loan consummation

Within 14 days of the loan application

Within three business days of the loan applicationYou correctly checked this.

Federal law requires that a borrower receive a written summary of the estimated loan costs within three business days of making an application. Fourteen days is too long and violates the law. It would be difficult to give a good estimate of costs prior to reviewing a completed application.

A person purchasing an income property was scheduled to close and fund on June 10th. The daily interest per diem is $56.00. How much was the per diem interest amount that they had to bring to closing?

 

$1,680

$1,120Y.

$560

$1,176You should have checked this.

If the loan consummates and funds on June 10th, the first monthly payment will be due August 1st. Since interest accrues in arrears, the August payment will cover interest owed from July 1st through July 31st. Since the borrower was lent the money on June 10th, 21 days of interim interest @ $56.00 per day will be due at closing. Multiplying 21 days x $56.00 = $1,176.00

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Which of the following is true concerning Service Release Premium (SRP)?

 

The type of loan does not affect the SRP

Loan term is a factor of the SRP

There is no such thing as SRP

The interest rate is a factor of the SRPYou correctly checked this.

The interest rate is a factor of the SRP since the SRP increases as the rate increases.

An example of a non-conforming loan is:

 

A loan to fund an investment property

FHA

JumboYou correctly checked this.

VA

Loans that exceed the FHFA-established annual loan limits for 1-4 family dwellings are considered jumbo loans. Jumbo loans are one example non-conforming loans which exceed FHFA-established annual loan limits and/or FNMA/FHLMC standard underwriting parameters. VA loans are government loans that are guaranteed through the VA. FHA loans are government loans that are insured through HUD.

When would a subordination agreement be appropriate?

 

When a first mortgage is paid off and the holder of the second mortgage wants to ensure they will have first priority.

Subordination clauses are never used in the creation of loans since they create confusion regarding lien priority.

When a second mortgage is obtained and the lender wants to ensure that it will be second in priority.

When a first mortgage is refinanced and the lender doesn't want to lose priority to an existing second mortgage.You correctly checked this.

To subordinate is to be in a junior lien position in relation to chronological order of recordation. When a second lien is created, the original lien takes the first lien position. In order for the a new mortgage intended for first line position to achieve first lien position, the second lienholder would be requested to sign a subordination agreement agreeing to remain in the second lien position.

For each mortgage loan originator, a surety bond shall be maintained in an amount:

 

Prescribed by the dollar amount of loans originated as determined by the commissionerYou should have checked this.

Of no less than $150,000

Of no less than $50,000You shouldn't have checked this.

Prescribed by the fee income generated by loans originated as determined by the commissioner

Each mortgage loan originator must be covered by a surety bond. In the event that the mortgage loan originator is an employee or exclusive agent of a person subject to the SAFE Act, the surety bond of such person subject to this Act can be used in lieu of the mortgage loan originator's surety bond requirement. The surety bond shall provide coverage for each mortgage loan originator in an amount that reflects the dollar amount of loans originated as determined by the Commissioner.

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On any loan, an adjustable rate disclosure has to be issued if:

 

There are any periodic rate changes during the term of the loanYou correctly checked this.

A Treasury Bill is used as the index

The rate increases more than 0.5% per year

The rate decreases by 0.5% per year

If the interest rate can change at any time during the term of the loan, the adjustable rate disclosure must be given along with the other disclosures within three business days of application. How much the rate may increase or decrease is not material, and neither is the index used for the loan.

.

A borrower who qualifies for B, C, D paper or less favorable terms and interest rates is referred to as a:

 

Non-Conforming Borrower

Conforming Borrower

Secondary Borrower

Subprime BorrowerYou correctly checked this.

Non-Conforming includes jumbo loans. Conforming considers conventional loans and the term, "secondary borrower" refers to a co-borrower. Subprime is the correct answer but at this time there are relatively few subprime loan options.

Inducements to buy, as relates to the mortgage business, are:

 

Offers by sellers to contribute to the closing costs of the buyerYou should have checked this.

Illegal forms of advertising by real estate agents and companies.

Special gadgets built into the property to make it more appealing

Offers by sellers to pay the buyers' down payment

Inducements to buy are agreements for the seller to contribute to the buyers' closing costs. Since the question had to do exclusively with the mortgage business, they would then have nothing to do with the real estate agent or the contractor. The sellers are not allowed to pay the down payment for the buyers under any loan program.

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A fee charged to the borrower to cover such costs as preparation of documents and other services provided by the primary lender and that is computed as a percentage of the loan is known as:

 

P.O.C. (paid outside of closing)

Yield spread premium

An origination feeYou correctly checked this.

Discount point(s)

The origination fee is charged by lenders to cover their costs and provide some profit since the loan will be sold, and no income earned from the interest. Discount points are paid to reduce the interest rate blow par; p.o.c. are items paid outside of closing such as the cost of the appraisal and credit report, and the yield spread premium (YSP) is a fee paid by the lender to a mortgage broker.

RESPA regulations require that an annual escrow statement be provided to the borrower within what time frame?

 

Annually

Within 15 days after acceptance of the application

Within 10 days of the end of the computation year

Within 30 days before the end of the computation yearYou correctly checked this.

For each escrow account, a servicer shall submit an annual escrow account statement to the borrower within 30 days of the completion of the escrow account computation year.

You interview a customer and collect all of the necessary information to complete the 1003 and access his credit. Before ordering the credit report, however, you specifically ask the client if it is okay to do so and they consent. You should now:

 

Have the customer sign a Borrower's Authorization form and then pull creditYou should have checked this.

All are acceptable except, "Hang up the phone and run their credit"

Hang up the phone and run their credit.

Ask the borrower to repeat their verbal consent, record it, and then pull credit

Although a verbal approval to access someone's credit is technically acceptable, unless it is recorded, it should always accompany a signed authorization. If an inquiry is contested, the entity and individual who accessed the contesting individual's credit report will have to demonstrate having had permission. Simply explaining that one had verbal permission will not protect that entity from sanctions for illegally accessing another individual's credit. The Fair Credit Reporting Act mandates that, in order to access someone's credit, one must have permission and a permissible purpose.

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When verifying income for a loan, the borrower's pay-stubs must NOT:

 

Be handwritten by an HR employeeYou correctly checked this.

Identify the time period

Clearly identify the borrower as employee

Show Year-To-Date earnings

Pay-stubs may not be handwritten by anyone. They must clearly identify the borrower as the employee, identify a time period, and show year-to-date earnings. If this is not possible, additional verification may be required.

If the borrower's monthly gross income is $6,000 and the monthly housing expense is: mortgage P&I payment - $900; monthly property tax - $110; monthly hazard insurance - $28; and monthly mortgage insurance - $60, what is the front end debt-to-income ratio?

 

17.30%

18.30%You correctly checked this.

15%

16%

Divide the total of the monthly housing expense ($900 + $110 + $28 + $60 = $1,098) by the borrower's gross monthly income ($6,000) = 18.3%

When an underwriter is manually underwriting a Freddie Mac/Fannie Mae loan without compensating factors, what is the maximum housing ratio allowed?

 

41%

28%You should have checked this.

36%.

38%

28% is the maximum housing ratio allowed when manually underwriting a loan without other compensating factors. Compensating factors such as a large down payment, payment history, and high credit scores may allow an underwriter to justify a higher debt ratio.

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Which of the following are NOT required in connection with an application to a state for licensing as a mortgage loan originator?

 

Fingerprints for FBI investigation

Submission of the previous two year's tax returnsYou correctly checked this.

Authorization for the system to obtain an individual credit report

A list containing personal history and experience

Fingerprints, personal history and experience along with a credit report are all required as part of one's application to a state for a mortgage originator license. Tax return information is never required.

Licensees may not advertise, solicit, or enter into a contract for specific interest rates, points, or other financing terms unless:

 

The borrower signs a disclosure that they understand that the terms may not be available

The terms are actually availableYou correctly checked this.

The originator agrees to put forth a best effort to secure the rates, points, or financing terms

Licensees must never obligate themselves to financing terms in any situation

It is a violation of this Act for a person or individual subject to this Act to: solicit, advertise, or enter into a contract for specific interest rates, points, or other financing terms unless the terms are actually available at the time of soliciting, advertising, or contracting.

Who provides the Closing Disclosure?

 

Creditor or Settlement AgentYou should have checked this.

Broker.

Creditor

Settlement Agent

Creditors must provide a final disclosure reflecting the actual terms of the transaction called the Closing Disclosure. The Creditor can prepare and deliver the CD, Settlement Agents can prepare and deliver it on the Creditor's behalf, or a Creditor and Settlement Agent can divide the responsibility. Either the Settlement Agent or the Creditor can provide the CD.

 

An adjustable rate mortgage has two components to it, the index and the margin. After consummation, which of these can change?

 

Margin only

Index onlyYou correctly checked this.

Both index and margin

Neither because the loan is 'closed'

After the loan is closed the change that can occur on an ARM loan is to the index.

The interest rate given by banks to their customers is called the:

 

Overnight floating rate

FDIC discount rate

Par interest rate

Prime rateYou correctly checked this.

The prime rate is a retail rate given by banks to their standard customers. The FDIC discount rate is the rate charged by the Federal Deposit Insurance Corporation to banks, and the par rate is a term used by lenders to indicate an interest rate without cost or yield spread premium paid. The float rate is what the Fed pays banks who deposit with the Federal Reserve overnight.

Sam and his brother John want to purchase a property they intend to rent. They apply for a purchase money mortgage with a fixed rate loan and Sam emails you the Purchase Contract with a 30-day close of escrow. Today is Monday. Assuming they have given you all the information you need to proceed, including intent, what is the last date on which you must deliver the Loan Estimate?

 

Tuesday

ThursdayYou correctly checked this.

Wednesday

Monday, today, because you took the application face-to-face

If today is Monday, and you have 3 business days to deliver the Loan Estimate, then Sam and John must receive the LE by Thursday at the latest.

When an underwriter manually underwrites a Freddie Mac/Fannie Mae loan without compensating factors, what is the maximum debt ratio allowed?

 

34%

38%

41%

36%You correctly checked this.

36% is the maximum debt ratio allowed when manually underwriting a loan without other compensating factors. Compensating factors such as a large down payment, payment history, and high credit scores may allow an underwriter to justify a higher debt ratio.

When a file is being manually underwritten, the Fannie/Freddie maximum qualifying ratios are:

 

28/36You correctly checked this.

28/45

29/41

25/39

The ratios used for manually handwritten Fannie/Freddie loans are 28/36. 29/41 are the ratios for an FHA loan, and 28/45 and 25/39 are not used as underwriting guidelines.

Under RESPA, the aggregate escrow limits at consummation are:

 

Zero dollars or one month's taxes and insurance

Zero dollars up to two month's taxes and insuranceYou correctly checked this.

$100 and three months taxes and insurance are the minimum amount allowed

1% of the entire principal balance can be maintained in the account

RESPA states that a lender can require up to 1/6th of the total annual payments in escrow to act as a cushion in anticipation of tax and insurance increases.

When there is a clause in a mortgage that requires the borrower to pay an extra fee if the loan is paid off early, it is known as a:

 

Early payoff charge

Post payment rate

Prepayment privilege

Prepayment penaltyYou correctly checked this.

This is clearly the definition of a prepayment penalty. The prepayment privilege grants the borrower the right to pay off the loan early without penalty. The other two are simply made up distracters.

On an interest-only loan of $216,000, 30 years, at 7.25% interest, how much interest would be paid in nine months?

 

$11,236.96

$12,933.75

$12,997.63

$11,745.00You correctly checked this.

$216,000 X 7.25% = $15,660 (one year's interest). Divide that by 12 = $1,305 (one month's interest). Multiply that by 9 = $11,745.

According to ECOA, how long after a loan application must the loan be decisioned?

 

30 daysYou correctly checked this.

60 days

120 days

90 days

ECOA defines a application as live from the moment that he lender has all necessary information to render a loan decision. Within 30 days of an application becoming live, a lender must issue either a Notice of Action Taken informing the applicant that their loan application has been approved or an Adverse Action Notice informing them that their loan application has been declined.

If the borrower's monthly gross income is $6,000 and the monthly housing expense is: mortgage P&I payment - $900; monthly property tax - $110; monthly hazard insurance - $28; monthly mortgage insurance - $60, and the borrower's consumer expense - $545, what is the borrower's total debt ratio?

 

18.30%

27.38%You should have checked this.

13.80%

24.70%

Divide the total of all expenses - housing ($900 + $110 + $28 + $60 = $1,098) plus consumer debt ($545) by the borrower's gross monthly income ($6,000) [$1,643/$6,000] = 27.38%

All of the following are examples of prohibited conduct EXCEPT:

 

Omission of a material fact from a license application

Advising a customer with a 575 credit score that you do not have a loan program to offer herYou correctly checked this.

Knowingly making an untrue statement in a license application

Performing in a negligent manner

Although ECOA prohibits discouraging anyone from submitting an application, if a lender had an across-the-board policy that it would not lend to anyone under certain, legitimate circumstances, it could advise a prospective applicant that there were no programs available based on that individual's defining characteristic.

Which of the following is NOT true concerning SRP?

 

Brokers may receive an SRPYou should have checked this.

Lenders get the SRP when the loan is sold

The Lender that services the loan does not receive the SRP

Brokers do not get the SRP

SRP (servicing release premium) is obtained through the sale of the servicing rights of a loan. Because brokers do not own the servicing rights, they do not receive an SRP. Lenders who sell their servicing rights may receive an SRP.

The APR is the interest rate plus the finance charges computed and expressed as:

 

A dollar amount

An annual payment

The amount financed

A percentageYou correctly checked this.

The APR or Annual Percentage Rate is expressed as a percentage, not as a dollar amount. It is reported on the Closing Disclosure along with the amount financed. An annual payment is the total amount paid in a calendar year or a single annual payment.

The Creditor must provide the Closing Disclosure to the consumer:

 

No later than 3 business days before consummationYou correctly checked this.

At least 24 hours before consummation

No later than 4 business days before consummation

No later than 48 hours after consummation

A Closing Disclosure must be provided to the consumer at least 3 business days prior to consummation. Prior to consummation, an additional 3-business-day waiting period applies when there are changes to the CD that result in an increase to the APR that becomes inaccurate, the addition of a prepayment penalty, or the change of a loan product. For other changes prior to consummation, provide the updated information in a revised CD no later than consummation to the consumer. Upon the consumer's request, by the business day before consummation, a creditor must permit the consumer to inspect the CD.

The APR includes all fees that are associated with residential financing. Not included are costs which would occur with a:

 

First time homebuyer

Construction loans

Home refinance loan

Cash buyerYou should have checked this.

A cash buyer pays fees to obtain a new loan, but, since there is no cost of financing, there is no APR (Annual Percentage Rate) nor need for Truth in Lending Disclosure. First time homebuyers, those borrowing money to construct a home, and those refinancing a home, normally have loan fees and costs associated with obtaining the new loan.

One of the main purposes for establishing a mortgage licensing system and registry was to:

 

Reduce regulation, manage surety bonds and state funds, and disburse licensing fees

Increase uniformity, reduce regulatory burdens, and enhance consumer protectionsYou should have checked this.

Increase consumer protections, enforce the SAFE Act, and provide background checks

Create Unique Identifiers, license MLOs, and provide sample regulation.

The NMLS was not created to license MLOs as that is the states' responsibility. The NMLS is neither an enforcement body nor a financial organization. Fees are collected on behalf of some states, but managing a state fund is beyond the purview of the NMLS.

The term loan processor or underwriter means an individual who performs clerical or support duties at the direction of and subject to the supervision and instruction of:

 

A state-licensed or registered lenderYou correctly checked this.

The Department of Banking in the state in which the employee resides

The Department of Banking in the state in which the employee works

A clerical employee needs no supervision as they are required to be licensed

In general, the term loan processor or underwriter means an individual who performs clerical or support duties as an employee at the direction of and subject to the supervision and instruction of a person licensed, or exempt from licensing under state law.

Which of the following documents would contain the details about the loan (e.g. loan amount, payment, when due, late penalty, interest rate, etc.):

 

Loan package

Mortgage

Trust Deed

Promissory noteYou correctly checked this.

The promissory note is the primary evidence of a loan. It may or may not require collateral. A signature loan has no collateral. A trust deed and a mortgage are two types of security documents using the real property as collateral. The loan package is the completed loan application.

A borrower wants to purchase a secondary home and tells you that they intend to rent the property out when they are not living in it. You have reviewed their financial information and realize that the borrower would qualify for financing if the property is classified as a secondary residence. However, if the property is classified as an investment property, the borrower is unlikely to qualify. What should you do?

 

Deny the borrower because it is neither legal to rent out a secondary residence or reside in a rental property for any length of time

Classify the property as a secondary residence because it is not legal for the borrower to personally reside in a property classified as a rental for any length of time

You should classify the property as a rental property even though the borrower intends to reside there part of the yearYou correctly checked this.

Classify the property as a secondary residence since the borrower intends to use the property for part of the year

Once a loan originator has knowledge, he or she may never ignore said knowledge in pursuit of easier or more lucrative financing. Since the borrower disclosed their intent to rent out the property, the loan originator must consider the application as an application to secure an investment property even though they may also intend to use it themselves for a part of the year. The lender must always take the most conservative approach.

Buyers purchased a home for $175,900. They put 10% down, and were charged an origination fee of 1% and discount points of 2.5%. How much money did the buyers have to bring to cover the origination fee and discount points?

 

$5,540.85You correctly checked this.

$18,350

$24,130.25

$6,156.50

$175,900 purchase price minus 10% ($17,590) down = $158,310 loan. The loan amount multiplied by 3.5% for the origination fee and discount points combined = $5,540.85.

Each licensee shall make books and records available to the inspection of the commissioner:

 

Only with proper legal subpoena

Within 30 days notice

Upon requestYou correctly checked this.

Within 14 days notice

For purposes of initial licensing, license renewal, license suspension, license conditioning, license revocation or termination, or general or specific inquiry or investigation to determine compliance with this Act, the Commissioner shall have the authority to access, receive, and use any books, accounts, records, files, documents, information or evidence including but not limited to: (a) Criminal, civil and administrative history information, including non conviction data; (b) Personal history and experience information including independent credit reports obtained from a consumer reporting agency described in the Fair Credit Reporting Act and (c) Any other documents, information, or evidence the Commissioner deems relevant to the inquiry or investigation regardless of the location, possession, control, or custody of such documents, information, or evidence.

Score: 100% • Weight in test: 100% × 0.8 = 0.80%

Question 108 .

On a fixed-rate loan, the Truth in Lending Act protects the borrower through:

 

Establishing usury laws

Annual caps on rate adjustments

Disclosure of costs of the loanYou correctly checked this.

Low interest rate guarantees

According to Reg. Z, borrowers are entitled to the disclosure of total loan costs. Annual caps on rate adjustments and loan comparison charts apply to adjustable rate mortgages (ARMs). Low interest rate guarantees are a marketing tool of lenders. Usury laws limit how high an interest rate a lender can charge.

According to ECOA when must you provide a copy of the appraisal to your borrower?

 

Within three business days of consummation

Promptly, upon completion.You should have checked this.

At consummation

Within one business day prior to consummation

Promptly means promptly upon completion, or at least three business days before consummation

The APR includes all fees that are required in order to get the loan. Not included are costs which would occur with a:

 

Cash buyerYou correctly checked this.

First time homebuyer

Construction loans

Home refinance loan

The APR measures the cost of credit. A cash buyer does NOT obtain financing, or credit. Therefore, there is no APR nor any need for other disclosures. First time homebuyers, those borrowing money to construct a home, and those refinancing a home, normally have loan fees and costs associated with obtaining the loan.

In the mortgage business, to what does the word 'term' refer?

 

The time it takes from application to settlement

The length of time of the loanYou correctly checked this.

The various terms of the promissory note

The amount of time your mortgage license has left until it expires

The word "term" is used to indicate the length of time the loan will be in effect. In any contract, including a promissory note, the 'terms' are the various points of agreement. The other two answers are irrelevant in relation to mortgage lending and the word "term."

Considering a conventional loan, what source of down payment is NOT acceptable?

 

Cash on hand which is not verifiableYou correctly checked this.

A secured loan

Bonus from an employer that does not have to be repaid

The sale of an asset

Unverifiable cash is money that has not been sourced and seasoned. A bonus from an employer that is verified as a gift, not a loan, is acceptable. A loan would have to be included in the debt ratios, and selling an asset is acceptable.

A par interest rate would be:

 

The interest rate before any fees

The rate charged by banks to their standard customers

An interest rate with no YSP or SRPYou should have checked this.

The rate quoted in radio ads to induce clients to call but which will require discount points

A par interest rate is one that requires no discount points to obtain the loan. Loan rates quoted in radio ads frequently are below par and require discount points. The rate banks charge their standard customers is the prime rate.

 

When performing an appraisal, the appraiser, unless specifically instructed otherwise, will consider the financial part of the transaction to be:

 

Cash or cash equivalentYou correctly checked this.

The appraiser is not concerned with the financial part of the transaction

A loan with a reasonable down payment

A high down payment of at least 20%

Appraisers almost always approach an appraisal as though the purchase of the property would be on the basis of a cash or cash equivalent. Down payments do not influence the decisions of appraisers.

When a loan exceeds the FHFA's annual loan limits, the loan is considered to be:

 

Subprime

Suspended

JumboYou correctly checked this.

Conforming

Jumbo is the correct answer. Conforming loans are within the loan limits; subprime relates to the qualifications of the borrowers being less than what's typically required, and suspended is not applicable to this question.

As it relates to a loan, the right of redemption is the right of:

 

The lender to sell the property during the redemptive period

The lender to foreclose on a property

The borrower to renegotiate the terms of the loan

The borrower to redeem their property during the redemption periodYou correctly checked this.

The right of redemption is exercised during the period of redemption which may fall before or after foreclosure takes place depending on state law. During a period of redemption, the mortgagor, trustor, and borrower has the right to pay off the mortgage, or in some cases, to catch up with back payments and penalties and have the loan reinstated. The lender may not sell the property during the redemption period.

Up to what back-end DTI may be acceptable with compensating factors?

 

49%You should have checked this.

36%

50%

40%

Any back-end DTI of 50% or higher is deemed ineligible for approval. Approving a back-end DTI of 49%, however, would require considerable compensating factors.

SRP stands for:

 

Servicing Release Product

Service Release PremiumYou correctly checked this.

Standard Rate Product

Standard Rate Premium

SRP stand for Service Release Premium. The SRP is the premium a lender gets when the servicing rights of a loan are sold.

In accordance with RESPA, which of the following, could NOT provide settlement services for the purchase of an owner occupied property?

 

The lender originating the loan

A licensed escrow officer

Someone who holds power of attorneyYou correctly checked this.

A licensed attorney

Power of attorney only authorizes someone to sign documents for another person who's absent. All of the other mentioned professionals can close a transaction.

According to Regulation B, which of the following is not recommended?

 

Asking if the applicant is married

Asking if a borrower intends to have more childrenYou correctly checked this.

Including income from alimony or child support if it is to be computed into the income

Asking about the number of children in the family

Inquiring about or rendering a decision to lend based upon the reproductive intentions of a borrower is strictly prohibited by ECOA.

The minimum passing score on the SAFE Act national exam is:

 

70%

80%

90%

75%You correctly checked this.

Mortgage Loan Originators have to pass a required national and state exam. Though the number of test questions are not stipulated in the SAFE Act, current guidelines are that the national exam will have 100 questions and that states will have, 45, 50 or 55 questions. The national test details include the following: (a) It is a Pass or Fail exam; (b) A score of 75% or more is needed to pass.

A family friend and his spouse have been struggling financially. In an effort to make ends meet, they have come to you to lower their monthly house payment by refinancing. You typically charge your clients a 1% origination fee. However, under these circumstances, you would like to only charge your friend a 0.25% origination charge to help them out. This action would be considered:

 

Legal but unethicalYou correctly checked this.

Illegal and unethical

Legal and ethical

Illegal but ethical

You can decide what kind of compensation you wish to earn and adjust your origination fee accordingly. However, since you are doing this because the customers are your friends and not simply because they are in need breaches ethical considerations.

After failing three consecutive licensing exams, an individual shall wait at least how long before being eligible to take the test again?

 

Three months

One month

Six monthsYou correctly checked this.

One year

After failing three consecutive tests, an individual shall wait at least six months before taking the test again.

The term APR refers to:

 

Annual Percentage RateYou correctly checked this.

Annual Payment Requirements

All Purpose Refinance

Annuity Plans for Retirement

APR stands for Annual Percentage Rate, sometimes referred to as the effective rate. The remaining answers do not reference anything in particular.

The entity that services a loan, basically takes on the duties of the:

 

Mortgagor

MortgageeYou should have checked this.

Obligor

Trustor

The servicing entity fulfills the duties of the lender or mortgagee. The mortgagor, trustor, and obligor are all other names for the borrower.

BORROWER think BORROWOR OBLIGOR TRUSTOR MORTGAGEOR