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If an item is paid for in advance by the seller, how will it be handled on the settlement statement?
The buyer will receive a debit and the seller will receive a credit.
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What do you call those items that the seller has incurred but have not been paid and how will they be handled on the settlement statement?
These items are paid in arrears. The buyer will get a credit and the seller will get a debit.
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When is the creditor required to provide the borrowers with a Loan Estimate?
Within three business days of the receipt of the consumer’s loan application
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When does a loan application exist?6 items
- Once consumer has submitted 6 items (3 pertaining to customer and 3 pertaining to property) to the lender. Those items are:
- Name
- Borrower’s Income
- Borrower’s Social Security number
- Property address
- Estimated value of property
- Amount of mortgage loan sought by the consumer
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What page of the Loan Estimate gives the details of the closing costs?
Page 2
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What does it mean when the borrower signs the Loan Estimate?
Only that the borrower has received a copy of the form. It does not mean that the borrower has accepted the loan.
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The _____must provide the seller with the Closing Disclosure, and that may be done at consummation.
settlement agent
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The Closing Disclosure is a five-page document. Note: Depending on the type of loan the borrower is receiving, pages 1, 4, and 5 of the disclosure could look different. Pages __ and __ will always look the same, regardless of the loan type.
2 and 3
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When must the Closing Disclosure be delivered to the buyer?
At least three business days prior to closing
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What is the definition of consummation of the loan?
Consummation is defined under Regulation Z as the time that a consumer becomes contractually obligated on a credit transaction
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What does page 2 of the Closing Disclosure show?
The details of the closing costs
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What does page 3 of the Closing Disclosure contain?
Calculations of the amount of cash the buyer needs to bring to closing and summaries of all the transactions for both the buyer and the seller
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RESPA applies only to ___related mortgage loan financing and must be for a new loan, second mortgage, or a refinance.
federally
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The settlement statement has a list of the___) and ___ for both the buyer and the seller.
debits and credits
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The Loan Estimate and Closing Disclosure forms provide a means for borrowers to
comparison shop more effectively for competing loan offers.
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For loans that require a Loan Estimate and that proceed to closing, creditors must provide a final disclosure reflecting the actual terms of the transaction called the______. The creditor is generally required to ensure that the consumer receives the Closing Disclosure no later than three business days before consummation of the loan.
Closing Disclosure
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The creditor is generally required to provide the Loan Estimate within three-business days of the receipt of the consumer’s loan application. The Loan Estimate is a___-page document. However, depending on the type of loan the borrower is receiving, pages 2 and 3 of the disclosure could look different. Page 1 will be____, regardless of the loan type.
- three
- essentially the same
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The Closing Disclosure is a ___page document. However, depending on the type of loan the borrower is receiving, pages 1, 4, and 5 of the disclosure could look different. Pages 2 and 3 will always____, regardless of the loan type.
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The following RESPA requirements were in effect until October 3, 2015.4
- I. Lenders must give a copy of the HUD booklet, "Shopping for Your Home Loan" to every person at the time of application for a loan, or within three days of application. The booklet explains closing costs and the loan buying process.
- II. Lenders must provide a Good Faith Estimate (GFE) of settlement costs at the time of loan application or within three business days of application.
- III. Uniform Settlement Statement (HUD-1) - This is a form designed to detail all financial particulars of a transaction. This must be made available to the borrower at or before closing. The borrower may request to see the form one business day prior to closing.
- IV. RESPA prohibits kickbacks or unearned fees paid to lender for referring customers to insurance agencies, etc.
- RESPA is administered by the Consumer Financial Protection Bureau (CFP
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On the comparison chart of closing statement items, how is a home warranty plan credited or debited?
Seller credit
Buyer credit
Seller debit
Buyer debit
Seller debit
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Which page of the Loan Estimate form will look essentially the same regardless of what type of loan the consumer is getting?
Page 1
Page 2
Page 3
They all look the same.
1
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Buyers Jim and Jan are closing on a home later this month. They have the right to review the completed settlement statement how long before closing?
3 days before closing
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A mortgage Loan Estimate must be delivered within
three business days of loan application.
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On the comparison chart of closing statement items, how are collection account fees debited or credited?
Credit to buyer
Credit to seller
Credit to both buyer and seller
Debit to both buyer and seller
Debit to both buyer and seller
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On the comparison chart of closing statement items, how are other encumbrances debited or credited?
Debit to buyer
Debit to seller
Credit to buyer
Credit to seller
Debit to seller
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Which of the following statements is TRUE?
The Closing Disclosure contains estimates of the terms and costs of the transaction.
The Closing Disclosure can be oral.
Even if the actual terms or costs of the transaction change prior to consummation, the creditor can use the original disclosure with an addendum.
If the creditor provides a corrected disclosure, it may also be required to provide the consumer with an additional three-business-day waiting period prior to consummation.
If the creditor provides a corrected disclosure, it may also be required to provide the consumer with an additional three-business-day waiting period prior to consummation.
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On a mortgage Loan Estimate, how are loan amounts and interest rates that might be changed after the closing indicated?
Check marks
Fill in the blanks
Yes or no statements
Plus or minus marks
Yes or no statements
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Marcos Pizza has a percentage lease on its 1,500 SF space in the Ashwood Center. The terms are $1.25 / SF / month rent plus 2% of the store’s gross income. If monthly sales averaged $35,000 last year, how much annual rent did Marcos Pizza pay last year?
Their fixed rent is (1,500 SF x $1.25/SF) x 12 months, or $22,500. The percentage rent is ($35,000 x .02) x 12, or $8,400. Total rent is ($22,500 + 8,400), or $30,900.
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An apartment's rent is scheduled to increase by 8%. If the current rent is $950, the new rent will be what?
$950 x (100% + 8%) = $950 x 108% = $1026
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A tax rate on a house with a $300,000 taxable value is 11 mills per thousand dollars of assessed valuation. What is the tax?
Tax = ($300,000 ÷ 1,000) x 11 mills = $3,300
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The village of Parrish has an annual budget requirement of $20,000,000 to be funded by property taxes. Assessed valuations are $400,000,000, and exemptions total $25,000,000. What must the tax rate be to finance the budget?
The rate = budget / tax base. Thus, $20,000,000 / ( 400,000,000 – 25,000,000) = 5.33%
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A $600,000 property sells at a 6% commission with a 50-50 co-brokerage split and a 50% agent split with her broker. What are total, co-brokerage, agent’s, and broker’s commissions?
- Total commission = $600,000 x .06 = $36,000
- Co-brokerage splits = $600,000 x .06 x .50 = $18,000
- Agent split = $18,000 x .50 = $9,000
- Agent’s broker’s split = $18.000 - 9,000 = $9,000
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A home sells for $460,000 and has a loan balance of $300,000 at closing. The commission is 7% and other closing costs are $4,000. What is the seller’s net?
Seller’s net = ($460,000 price - (460,000 x .07) commission - 4,000 closing costs - 300,000 loan balance) = $123,800
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A homeseller wants to net $80,000. The commission is 7%, the loan payoff is $200,000, and closing costs are $6,000. What must the price be?
Sale price = ($80,000 net desired + 6,000 closing costs + 200,000 loan) ÷ .93 = $307,527
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A property listed for $650,000 receives an offer for $610,000. This offer’s percentage of the listing price is what?
$610,000 ÷ $650,000 = 93.8%
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A seller requires a 2.5% deposit on a property listed for $400,000. The required deposit (assuming a full price offer) is what?
$400,000 x 2.5% = $10,000
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An annual tax bill is $2,400. Closing is on February 14th and the day of closing belongs to the seller. What is the seller’s share of the taxes using the 360-day method?
- Monthly amount = ($2,400 ÷ 12) = $200; # of months = 1
- Daily amount = ($200 ÷ 30) = $6.67; no. of days = 14
- Proration = ($200 x 1 ) + ($6.67 x 14) = ($200 + 93.38) = $293.38 seller’s share; debit seller that amount
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A seller receives $1,000 rent in advance on her property that she is selling. The closing occurs on the 10th of the month. Using the 360-day method, how is this proration handled, assuming the seller owns the day of closing?
- Seller’s share is ($1,000 / 30 x 10) = $333; buyer’s share is $666.
- Credit buyer / debit seller $666.
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An owner insures a home for $200,000. Replacement cost is $300,000. A co-insurance clause requires coverage of 80% of replacement cost to avoid penalty. Fire destroys the house. What can the owner recover from the insurer?
Claim recovery = $300,000 x (67% cost covered ÷ 80% required) = $251,250
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Seller Andy requires a 2.5% deposit on all offers. Buyer Josh wants to offer $452,000 for the property. The property was appraised at $465,000. What must the earnest money deposit be if Josh presents his current offer?
$2,500
$10,000
$11,300
$11,625
$11,300
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A homeseller wants to net $75,000. The commission is 9%, the loan payoff is $450,000, and closing costs are $36,000. What must the price be (to the nearest $100)?
$561,000
$833,300
$616,500
$712,000
$616,500
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A town has budget of $775,000 and has a tax rate of 13 mills. What is the tax base of this town (to the nearest thousand)?
$81,579,000
$258,333,000
$59,615,000
$37,843,000
$59,615,000
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Seller Jones signed an exclusive right to sell listing on her home with Muller Realty for $155,000 at a commission rate of 5% to be paid to broker Muller at closing. As part of the agreement, broker Muller will split the commission equally with any other broker that can bring a buyer for Jones' property. If another broker sold the property, how much will broker Muller receive?
$0
$3,875
$7,750
$1,550
$3,875
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A $140,000 property sells at a 5% commission with a 50-50 co-brokerage split and a 60% agent split with the employing broker. How much would the employing broker receive in this transaction (assuming an agent was involved)?
$1,400
$2,200
$3,600
$7,000
$1,400
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A $340,000 property sells at a 7% commission with a 50-50 co-brokerage split and a 50% agent split with her broker. What is agent's commission?
$7,140
$5,950
$11,900
$5,440
$5,950
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Chloe wants to net $50,000 on her house. Her closing costs will be 8,000 plus a 7% commission. She owes $200,000 on her loan. What should the sale price be?
$268,817
$277,419
$223,656
$286,654
$277,419
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The Saunders carry a property insurance policy which covers 78% of the replacement cost of their insurable property, valued at $200,000. They have an 85% co-insurance requirement in the policy. If the family incurs a $170,000 loss, what amount will the Saunders recover?
$144,500
$132,600
$148,750
$156,000
$156,000
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A town has a tax base of $74,000,000 and a budget of $600,000. What is the tax rate in terms of mills?
12.3 mills
10 mills
8.1 mills
15.2 mills
8.1 mills
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Seller Chris receives an offer of $130,000 on a property he listed at $142,000. How much is the offer as a percent of the listing price?
93%
90.2%
91.6%
89.7%
91.6%
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