Mortgage Loan Originator FREE NLMS refresher

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All the Regulations to Memorize for your NMLS Test

For fun I have listed here some more than one hundred questions and the correct answers for you to memorize for your NMLS Test. This is in case the droning voice recording on your online test made you fall asleep, or the teacher was on something. You must memorize the details the way NMLS is testing for nationally, it does not matter what you think or how you practice in your local market. It does not matter about common sense, burn the facts in your head. Mortgage now is run by Barney Frank who once had a boyfriend at Wells Fargo Home Mortgage, so he really knows how to properly regulate a complex business with certain laws that do not help consumers. So here it is, do not question the man behind the curtain, he is the great and powerful Oz. This does not guarantee you will pass. This is not necessarily  any exact list of the questions. This is a free study guide.

NMLS TEST QUESTIONS AND STUDY GUIDE FREE

1.       Prior to closing how long does RESPA require you give the HUD1 to borrower if they ask?

One business day

2.       UNDER ECOA What may NOT be used adversely in Underwriting?

Borrower receives public assistance

Remember ECOA is REG B

3.       Who is not a depository institution?

Mortgage banker because they don’t lend their own dough or work for a bank or S&L

4.       What is difference between a mortgage banker and mortgage broker?

Mortgage broker is middleman intermediary, bankers do that but also raise stock to loan their own money

5.       According to Truth in Lending Act a borrower on a refinance who was not disclosed the APR can?

Rescind the loan for three years

6.       Lender who doesn’t sell loans to investors is:

Portfolio Lender

7.       Regulation forbids seller to steer to certain Title Company

REG X

8.       If the fed buys government securities the money supply:

Increases

9.       What law defines high cost loans or Section 32 loans?

HOEPA Home Ownership and Equity Protection Act

10.   Fannie or Freddie can force a lender to buy back /repurchase a loan if

Evidence of fraud

11.   What Federal legislation requires information about race?

Home Mortgage Disclosure Act HMDA

12.   A registered State Licensed MLO is identified in NLMS by

Unique identifier

13.   Common name of Title V?

SAFE ACT

14.   TIL does not require:

Name of entity who services but does

requires amount, finance charges, total payments…

15.   What is the fine for violating Do Not Call?

$16000.00

16.   State Licensed MLO lets license expire must retest if :

5 years have past

17.   Federal regulation regarding adverse collection information on credit report?

REG V

18.   Registered MLO hours education?

0 only State has 20

19.   MLO fails test 3^rd time must wait:

180 days

20.   SAFE requires State Licensed x hours continuing education?

8

21.   RESPA requires what disclosure at closing?

HUD-1

22.   Fixed rate fully amortized loans each payment:

Interest portion decreases and principle increases

23.   HMDA does not include:

Land loans

24.   Refinance recission:

3 business days including Saturday not Sunday or Fed holidays

25.   Lender must notify Borrower of decision in:

30 days

26.   RESPA applies to all

Real estate credit 1-4 family dwellings

27.   APR must be disclosed on

TIL

28.   FCRA # days a credit information provider respond to dispute?

30

29.   Mortgage Disclosure Improvement Act fastest # days can close

7^th business day after disclosures delivered

30.   What settlement charge may have 10% tolerance between GFE and closing?

Government recording charges

31.   Estimate for settlement charges on GFE is available for X days

7

32.   What fee may be charged before delivery TIL and GFE?

Credit report fee

33.   Mortgage broker rents discounted space from a Title Co for referrals violates:

RESPA

34.   APR initial TIL 5.99% increases to 6.25% on final how long wait to close?

3 business days after redisclosure

35.   Higher priced loan is

APR is average prime offer rate + 1.5%

36.   GFE lumps together:

Lender and mortgage broker fees

37.   According to SAFE a MLO convicted of felony assault 10 years ago

Can apply

38.   MLO can be paid on:

Fixed percentage of loan amount

39.   Conventional loans are backed by the government?

Not guaranteed

40.   What kind of loan is assumable?

FHA

41.   Down payment for FHA with FICO 580+

3.5%   or 10% for score 500-579

42.   Seller contribution allowed FHA

6% of closing but not down payment

43.   FHA refinance amount UFMIP?

1% loan for both refi and purchase

44.   FHA housing ration and DTI?

31% / 43%

45.   FHA tax free income – disability/child support

Gross up  125%

46.    VA Housing Ratio and DTI

41% / 41%

47.   VA seller maximum buy down rate is

4%

48.   VA funding fee for first time (not National Guard or reserve)

2.15%

49.   Rural Housing Services RHS under

USDA

50.   PMI requires what down?

3%

51.   Cancel PMI under:

Homeowners Protection Act

52.   Homeowners Protection Act requires lender to drop PMI at:

78% of original purchase price

53.   Jumbo loan is

Nonconforming loan

54.   Definition of nontraditional loan is under

SAFE Act

55.   Mortgage second with predetermined maximum loan amount, adjustable, IO minimum, can be reborrowed is

HELOC

56.   Borrower right to change from ARM to Fixed one time

Convertible loan

57.   Conforming loan

Follows Freddie and Fannie criteria

58.   Nontraditional mortgage highest risk in underwriting is

High debt to income ratio

59.   Difference between index and the rate charged is called

Margin

60.   Total payments payoff the entire balance at term is

Fully amortizing

61.   During reverse mortgage what decreases:

Equity

62.   Reverse mortgage must be repaid if unoccupied by owner for:

12 months

63.   HECM not available on:

No cooperatives

64.   HECM does not consider:

Credit of borrower

65.   Lender refuses to make loans in certain neighborhood

Redlining

66.   RESPA kickback who pays fine

All parties who received

67.   TIL in Advertising

Think numbers like: 10% down

68.   Advertising

APR amount down terms repayment

69.   Discouraging minority application

ECOA

70.   Not protected by Fair Housing Act

Sexual orientation

71.   ARM loans address

Recessions

72.   Initial rate ARM 4% lower than fully indexed

Teaser

73.   Recast ARM

Recomputed monthly payments to fully amortize

74.   5/2/6 ARM (6 is the

Payment cap

75.   Lowest teaser rate

Pay option ARM

76.   Option ARM accelerated payment is

Fully amortized over shorter loan term (15 or 20)

77.   Option ARM recast

Regular normal every 5 years

78.   Conversion right on ARM must requalify if:

Sold to secondary

79.   Graduated Payment mortgage is

Payments increase at regular intervals

80.   Graduated Payment Mortgages

Have neg am

81.   ARM’s

Have Home Equity Conversion Mortgage

82.   HECM is

Reverse Mortgage

83.   HECM

Cannot be second or subordinate loan

84.   Reverse Mortgage

Borrower must maintain, live in and pay taxes

85.   Land Contract

Vendor/seller transfers equitable title to vendee/ buyer

86.   Alienation clause is

Due on sale/ if sold payoff loan

87.   MLO can’t be a modification counselor advertisement under

Truth in Lending Act

88.   3 day rescission Regulation

Reg Z

89.   Flipping analyze past

3 years history of transfers

90.   Civil Rights 1866 prohibits discrimination on

Race

91.   Repeated refinancing

Loan flipping

92.   Fed. Legislation requiring “equal housing lender”

Fair Housing Act

93.   Fair Housing Act does NOT cover

Disability (does cover religion, maritial, sex)

94.   Fed law covers redlining

Community Reinvestment Act

95.   Discount points are:

Paid to reduce rate

96.   Defeasance clause

Lender releases (defeated) when repaid

97.   Deficiency judgment

Lender recovers the losses

98.   Blanket mortgage

On one or more parcels

99.   Partially amortized loan

Has balloon

100.                        Higher rate charged in exchange for lower upfront costs

Yield spread premium

Stuff you must memorize because a couple questions use these assumptions:

Conventional Ratios: 28% / 36%

FHA                              31%/ 43%

VA                                       /41%

more questions and answers to the National Mortgage Registry Test

101.                        Market value

Most probable selling price

102.                        Minimum number comps required

3

103.                        Section 502 loans are

USDA

104.                        Chapter 7 BK shows on credit for

10 years

105.                        VA loan to value

100%

106.                        UFMIP is on

FHA

107.                        Hypothecation

Using collateral without surrendering possession

SAFE 2008

HERA 2008 V-NMLS

RESPA=X=HUD=GFE=HUD-1, 1-4 family properties, kickbacks 1975

TILA=Z=FTC 1968 (Fed) 3 rescission, 3 day disclosure forms:TIL, booklet, CHARM, APR

ECOA=B=Federal Reserve =Discriminate sex age marriage race religion public assistance Cons. P.

HMDA= C =1975 gathers information about discrimination

FACTA=V=FTC=2003=

GrammLeach GLB=P=FTC 1999 privacy

Nat Do not Call $16000 fine

FCRA= V=credit= FTC

HOEPA+ Z=Section 32+ FTC= high cost= rescind 3 years, APR TBill+8%/ 2^nd +10%

USPAP –appraisal HUCC – AIR

Dodd Frank

HPA- PMI 1998 cancel 78% of original sales price or lender at 80%

MLO compensation rule = Z = Fed

CRA 1977 low mod loans

Civil Rights Act 1866 – no racial discrimination in buying selling homes

Fair Housing Act 1968

Fannie Freddie appraisal

Max gross adjustment to comp 25% Robin Hood

Max net 15% of sale price of comp

copyright Caroline Gerardo all this is mine even the photograph and we prosecute stealers. If you would like to print and study, that is fine. If you want to reproduce you will need to buy one of my books and have written (email) permission from me. Do not repost on Pinterest all rights reserved.

Cost Approach

Marshall Swift rebuild minus depreciation + land

Income Approach

Net operating income divided by Capitalization Rate= Value

If I think of more I'll post another homework list.

Turtles

Turtles and frogs for sale at Laguna Nursery

Ruben Flores' store, gardens, and art are wonderful.

http://www.lagunanursery.net 

Community Garden Gate

South Laguna Beach Community Garden Gate

Children's Garden South Laguna

The children painted their own birdhouses.

This little house is certain to welcome not just birds but lady bugs

April 14 Dana Hills College Lacrosse Game

Dana Junior Varsity LAX Team 2012

Dana Hills Boys Lacrosse program would like to extend an invitation to you and all

your friends for an exciting day of college lacrosse on

Saturday, April 14th, 1:00pm

in the beautiful Dana Hills High School stadium.

Concordia University and Cal State

Fullerton will battle it out in a crosstown

rivalry guaranteed to produce

exciting, high energy Collegiate

Lacrosse!

 Dana Hills High School Dads will be serving

up sizzling burgers and dogs hot off

the grill! So come hungry, join in

the fun and help support our DHHS

Lacrosse program!

Gates open at 12:30pm.

For further information please

contact

dhhslax@gmail.com.

We look

forward to

seeing you!

Dana Hills Football Players Asking for Support

The Dana Hills Football Team were out canvassing neighborhoods for sponsorships for the lift-a-thon after practice last night. With budget cuts for education in the State of California now more than ever atheletes must raise money to be able to play sports. Please be generous, or at least kind when they ask you for a donation.


Come out and watch the lift-a thon, young men lifting weighs for funds for the team.

Saturday, July 16 • 8:00am - 11:00am

________________________________________

Location Dana Hills High School

33333 Golden Lantern

Dana Point, CA




http://www.danahillsfootball.com/cms/coachsblog.aspx


Dinner my house Friday night to make some plans for the freshman team to raise $20000 (11% of total goal)

Bad News for Orange County Homeowners

Gary Anderson posts that with the conforming loan limit decreasing values in California for high end homes will fall. I predict that by Christmas of 2011 homes in Orange County valued today from $800,000. to two million will decrease eight percent more, and condominiums ten percent more, unless the Fed changes direction.

http://www.businessinsider.com/conforming-loan-limit-decrease-will-increase-strategic-default-2011-6?utm_source=twitterfeed&utm_medium=twitter&utm_campaign=Feed%3A+businessinsider+%28Business+Insider%29

Unfortunately I am right in there.

Greed Free

Caroline Gerardo's short fiction story Greed is Free on Amazon released June 2011

Short story Lust released on Amazon June 26th 2011

Whole Foods Coming to Laguna Niguel

I am happy to announce that work has begun remodeling the space where Tall Mouse closed on Aliso Creek Road. I am a fan of Whole Foods, twice a week I visit the store in Laguna. The store in Laguna Niguel will be larger and no competing healthy market is nearby. Henry's on La Paz does not carry the cold case and produce variety that the much smaller Whole Foods does in Laguna Beach. This also is excellent use of a large space in a market where vacancy has become the norm. Please join me in celebrating and supporting this store.

Real Estate Horror Stories

Gary Anderson writes:

Buyer beware in foreclosures and short sales. Go to the link to read his article.
Reports of banks playing bidding war, covering up mold infestation, and closing with a
swoop in cash buyer.

Gary Anderson, Author

"House Before" Photograph copyright Caroline Gerardo Barbeau 2011

Orange County California Real Estate, Laguna Beach: Barney Frank Plays with YOUR Home

Orange County California Real Estate, Laguna Beach: Barney Frank Plays with YOUR Home

Barney Frank Plays with YOUR Home

Barney's New Play House

copyright Caroline Gerardo

APRIL Fools You thought the Dodd Frank Bill was going to improve the mortgage business, no way.

As of tomorrow new regulations are enacted which have lenders spinning to force employees to sign new employment agreements.

Let me review a few points that will forever harm the consumer further when applying for a home loan.

A. Commission are regulated to not allow any “overage” and pay is capped. Sounds like structurally good ideas but the logic is all foul. Overage was a tool that a private mortgage broker, the individual loan shark used to hedge on several factors. A loan lock is a commodity with a set expiration date. If for some unforeseen reason the loan goes over the date, someone has to pay.

In today’s mountain of paperwork review it is not uncommon= for Underwriters to ask for: a child’s birth certificate, verification of every deposit you made into your accounts in the past three months and standard for lenders to double check everything with the IRS, your employer, and your landlord. If one piece of paper stalls the process, the cost to extend can be huge. If rates



The days of the part time bartender loan guy who can charge you five points hidden in the rate have been gone for two years. Customers can easily walk to the next bank with their pdf files and relock on a better day.

Here is another one of the Dodd Frank Mouse traps: underage. This sneaky tidbit was misunderstood by Senator Dodd. Lenders sometimes price a loan so skinny to beat the competition on minor costs. The savings was passed to a borrower who usually had a clean easy file. This is no longer allowed. Every American is now guaranteed a deal priced the same, even when the bank makes an error –the sales person will not be paid and the chance of your loan closing now declined to .1%

The problem with this theory is each family is not the same. A family with boulders of ghosts in their proverbial closet, cannot be delivered the same piece of cake as a cookie cutter wage earner.

Americans have been holding their fists up at the greedy banks, forgetting that they signed the promissory note and were all too happy to get $ 45000 cash out to buy a boat.

Oh and wait until I tell you about the banks program to charge you for using your DEBIT card, all because of another brilliant Bill by Dodd and Frank.
If you are wondering why your lender is now scrambling to close, call Congressman Barney Frank and complain. His number is (202) 225-5931

http://docs.google.com/viewer?a=v&q=cache:8hVjdnb0x9YJ:www.knowledgeonloan.com/AEfiles/1/Fed%2520LO%2520Comp%2520-%2520In%2520Their%2520Own%2520Words.pdf+dodd+frank+loan+officer+compensation&hl=en&gl=us&pid=bl&srcid=ADGEEShe9-VG4npxLUoGX43YR6kZzFaPA2HpaL6phBawHKlMtbAn-SnSuE03fJ4LB4683CiPhQ21D9-K1bdgct91fqogN5I1hO8OZ8Rs8qXOPRXRo1dRsXcbMf0YZOGadozO-vTDkn1G&sig=AHIEtbS_j1NglY3yqxHmcpgEQLBClma7WQ

All This Produce from The Farmer’s Market on La Paz for Cheap

Bank Robbers Hate Penny Pinchers

How to avoid the pin skimmers and bank robbers.


How to get around the new bank plan to charge you for using a debit card



Organized crime actually will set up cameras to see you manually punch the numbers and steal the information code. Although most banks cover the loss, it is a nightmare to have your account tapped and defrauded.

Today's skimmer is a small piece of plastic that is crazy-glued on the outside of a gas station or retail store credit card slider. The slider should not protrude from the machine. Wiggle it and see if it will come loose. Cover your hand over the hand typing in the security code. Change your codes frequently on line or in the bank.



The next person in your pocket is going to be the banks themselves. I use debit rather than credit cards, as have many Americans in this Third Great Depression. Some Senator and a man named Barney Frank / Dodd decided they should limit what banks may charge vendors for debit transactions. The new law goes into place in weeks. Banks will be charging you for number of debit transactions. The law limits the amount a bank may charge to 12 cents. In the past banks, credit unions and financial institutions charged 44 on average. Since banks are not operating on charity and income is squeezed for them they will pass the charge to you.

If you have a checking account at any big box bank, take a look at your statement very carefully. Chase, Bank of America and Wells Fargo are no longer free checking. If you overdraft a check, the pain of fees on top of more costs is going to bite. I plan to get rid of the many duplicate accounts, but you have to go into a branch in person and check that no more direct deposit or auto drafts will be forgotten.

Be diligent in your penny pinching. Ask the banker for waiver of fees in the meanwhile.

Just a little spring color from Bill's garden.

Fortunately we did not have the giant wave here at seven thirty this morning.

Sunset Last Night After the Rainstorm

Sunset from my back yard in South Orange County, California

Swallows Come Back to Capistrano March 19th

March 19th the Mission in San Juan Capistrano is celebrating St. Joseph’s Day and the date the Swallows are to return. It is an old fashioned family party. Come join the live music and bring your camera. You ask what does St. Joseph have to do with the swallows?


They are celebrating the feast day of St. Joseph, the husband of Mary. Joseph was a humble carpenter. St Joseph is the kind of man you might choose for a Dad. We know when he took Jesus to be circumcised at the temple to be purified he offered of two turtledoves or a pair of pigeons, allowed only for those who could not afford a lamb (Luke 2:24).

 An angel came to Joe in a dream and told him Mary was pregnant with God’s child, without question he married Mary. This was during a time when adultery was punishable by death. A real man.

Enough of my side line catechism, what is the connection? The old padres at the mission knew on the feast day of St. Joseph the birds return. Some say it is to honor the Saint. Others might tell you it is the bells that bring the the martins home. I just hope the increasing flocks of crows here don’t scare them away.


Enjoy looking for their mud nests under the 5 Freeway, and come out for the fun.

Are You Telegraphing the Wrong Message?

photograph Caroline Gerardo copyright "My children goofing around"

When Gen Kai re-opened after the fire they posted this cheerful welcome back sign. The neighbors had rumored questions about the cause of the destruction. I am not certain the home made banner aided in their recovery. I think Dana Kai is superior sushi. The sushi wars is another story. As long as it is fresh, yum.

I would never run around saying the sky is falling, it is not in my nature to be negative. I might tell you the clouds look particularly full of an unusual number of  full blown asteroids in large shapes and sizes traveling here at a hundred thousand miles per hour.


The tone we use with our children, the greeting to the tired guy at the register, and how we carry ourselves each moment I believe have long term outcomes that we control the universe. Today I witnessed an unusually cranky customer at the bank. She came in the glass door opening it the wrong way forcefully, loud yelling.

"You people have ripped me off long enough!"

The teller kindly inquires, " is there something I can change for you?"

"Change. Change your face."

"Madam I am happy to hear what you need."

The customer goes on with curse words about how the bank bounced her check and caused a roll of problems.

The teller notices, "is this the account statement you are speaking about?"

She points to a statement from another bank, not ours, in the woman's hands. Similar in name, but not the same. The woman comes to realize she has just unloaded on the poor teller and everyone else around - spreading a negative energy that she mistakenly blasted upon others. She does not apologize. She
curses again and storms out.

So it's a kind of extreme example, but she could have gotten so much help from the sweet teller had she started with sugar rather than vinegar. And working in a bank is a sitcom in of it's own new copyright- well yes love and inspiration and new health for all in the T.V. show I will write the treatment... another digression.  First impressions are like this as well, start with your smile and whiten it up and I don't mean with Crest white strips. I refer to having a happy attitude, when you are doing cold calls.

O. K. enough of my valentine love everyone post. xx00

Smile

Happy Valentines Day

Keep it Simple. Be Mine :)