compliance Enterprises inc.
P.O. Box 64,
Lake Worth, FL 33460
Tel: (561)
586-3645
Web: www.ComplianceEnterprisesInc.com
Email: info@ComplianceEnterprisesInc.com
The questions
contained herein are copyrighted.
© 2011 -- Asset
Appreciation LLC. Used by permission.
Fair Warning: We’re not going to tell you what the
correct answers to these practice test questions are – you can find the answers
and a discussion of each topic on the pages noted below in Compliance
Enterprises Inc.’s Test
Prep Manual for the NMLS/SAFE Act Test
- which is available for purchase on our website. You can however, test your knowledge here
for FREE.
The NMLS / SAFE Act National Test Component is NOT an easy test to take nor is it easy to pass. Although the practice questions below are not exactly the same as what you will find on the real test (that would be cheating), they were designed to mimic the difficulty of the NMLS / SAFE Act National test. One of the frustrations expressed by most NMLS test takers is the trouble in understanding what each question is actually asking(!). Hopefully, you will experience some of that here…
Scoring well on a practice test is NOT a guarantee you will pass the National test - no practice test alone can adequately prepare you for the real thing. It is very important that you are fully versed in all of the material found on the National test outline before taking the National test. We suggest that you read each question below and eliminate the answers that you are sure are incorrect, then keep whittling away until you have only one or two possible solutions left. Finally, choose the best answer.
All
questions were excerpted from Compliance Enterprises Inc.’s Test
Prep Manual for the NMLS/SAFE Act National Test (there are many more practice
test questions in our manual). Here is
a list of topics covered by these questions.
These topics reflect chapter titles in our Test Prep Manual.
Introduction
to Mortgage Lending
General Real
Estate Finance Knowledge
The
Appraisal & Preparing to Close
1.
A mortgage lender may NOT
a.
Close loans with money outside their
own portfolio
b.
Service loans they do not originate
c.
Employ unlicensed loan originators
d.
Close loans in their own name
This practice test
question topic is discussed on page 12 of our NMLS / SAFE National Test Prep Manual
2.
A service release premium (SRP) must
a.
Be paid to lenders and mortgage
brokers
b.
Not be paid once a YSP is paid
c.
Be disclosed to the borrower according
to various federal and state laws
d.
Only be paid on a closed loan to a
lender or investor
This practice test
question topic is discussed on page 9 of our NMLS / SAFE National Test Prep Manual
3.
The SAFE Act and the Nationwide
Mortgage Licensing System and Registry (NMLS) does each of the following EXCEPT
a.
Encourage states to
establish minimum standards for licensing and registering of all persons who
originate loans
b.
Require applicants to submit
fingerprints for criminal background checks
c.
Require applicants to sign a 4506T
form to obtain IRS tax return information
d.
Require applicants to authorize NMLS
to obtain an independent credit report
This practice test
question topic is discussed on pages 12-13 of our NMLS / SAFE National Test Prep Manual
4.
The following activity does NOT exempt
a person from required mortgage loan originator licensing
a.
Activities related to extending credit
to timeshare buyers
b.
Family members who negotiate mortgage
loans with other family members
c.
Compensation paid to a real estate
licensee for referring a borrower to a licensed loan originator
d.
Activities by real estate licensees
This practice test
question topic is discussed on page 14 of our NMLS / SAFE National Test Prep Manual
5.
Which of the following statements are
true about the SAFE Act?
a.
Requires states to set minimum net
worth or surety bond requirements
b.
NMLS overrides individual state
licensing requirements
c.
A convicted felon is barred from
licensure unless the crime was committed more than 5 years ago
d.
Attorneys have been exempted
completely from the SAFE Act
This practice test
question topic is discussed on page 15 of our NMLS / SAFE National Test Prep Manual
1.
Which of
the following is NOT a HUD-related function or activity that affects the real
estate or mortgage industry?
a.
FHA
loan program
b.
Oversees
Federal Housing Finance Administration
c.
Fair
Housing Act
d.
Licensing
of home inspection companies
This practice test question
topic is discussed on page 41 of our NMLS / SAFE National Test Prep Manual
2.
Which
characteristic does NOT describe a level payment fixed rate mortgage?
a.
Monthly
payment toward principal slightly decreases each period
b.
Term
of loan is fixed
c.
Monthly
payment for interest is lower than previous month
d.
Interest
rate remains constant
This practice test
question topic is discussed on pages 54-55 of our NMLS / SAFE National Test Prep Manual
3.
If the
interest rate ceilings on an adjustable rate mortgage are 2% / 6%, the initial
interest rate is 5%, the margin is 3%, how high can the interest rate possibly
go in the second adjustment period?
a.
11%
b.
9%
c.
7%
d.
Not
enough information
This practice test
question topic is discussed on pages 55-57 of our NMLS / SAFE National Test Prep Manual
4.
Lenders
are encouraged to make improvements in their communications to borrowers
regarding the risks inherent in non-traditional loan products. Which one would
NOT be helpful regarding the payment option ARM?
a.
Monthly
statements that clearly explain the cost of each payment option
b.
Expert
predictions of where interest rate and housing prices are headed
c.
Plain
language in product descriptions regarding risks
d.
Use
realistic examples to explain the danger of negative amortization
This practice test
question topic is discussed on page 63 of our NMLS / SAFE National Test Prep Manual
5.
One
highly unethical practice in subprime lending where loan originators placed unsuspecting
prime-rate-eligible borrowers into more costly subprime loans is known as
a.
Falsifying
income levels
b.
Steering
c.
Dunking
d. Securitizing
This practice test
question topic is discussed on page 61 of our NMLS / SAFE National Test Prep Manual
1.
A borrower pays $4,750. per year in interest
charges and after finance charges, the net amount of the loan wired to closing
is $92,000. What is the borrower’s APR?
a.
4.75%
b.
5.16%
c.
4.16%
d.
5.75%
This practice test
question topic is discussed on pages 102-103 of our NMLS / SAFE National Test Prep Manual
2.
Which of the following advertisements
would trigger the Truth in Lending requirement for full disclosure?
a.
Motivated seller -- $2,000 down moves
you in
b.
Affordable monthly payments
c.
Low monthly payments
d.
Below market closing costs and
interest rate
This practice test
question topic is discussed on pages 103 of our NMLS / SAFE National Test Prep Manual
3.
Which of the following loans is
subject to the 3-day right of rescission under the TILA?
a.
A 1-year ARM with a 90% LTV
b.
An investor loan on a 12-unit
apartment building
c.
A home equity loan used to pay down
credit card balances
d.
A 30-year fixed rate mortgage for a
first time home buyer
This practice test
question topic is discussed on pages 104 of our NMLS / SAFE National Test Prep Manual
4.
Loans covered by Section 32 of the
TILA, also known as the Home Ownership and Equity Protection Act, require all
of the following EXCEPT
a.
Lender restrictions on loans used to
purchase properties
b.
Specific lender disclosures for loans
used to refinance existing home loans
c.
No balloon payments on certain loans
with interest rates priced at least 8% above an equivalent Treasury security
d.
A warning from the lender that the
borrower could lose their home if they do not meet the requirements of the loan
This practice test
question topic is discussed on pages 105-106 of our NMLS / SAFE National Test Prep Manual
5.
The Mortgage Disclosure Improvement
Act specified all of the following EXCEPT
a.
The GFE must state, “You are not
required to complete this agreement merely because you have received this
disclosure, or signed a loan application”
b.
There is a mandatory waiting period of
7 business days before closing can occur after issuing the initial TIL
disclosure
c.
Other than a credit report fee, no
fees may be collected until the 4th day following the mailing of the TIL and GFE disclosures
d.
The loan originator must provide a
copy of the credit report to the borrower within 3 business days of receiving
it
This practice test
question topic is discussed on pages 107-108 of our NMLS / SAFE National Test Prep Manual
1.
The Credit Score Disclosure Notice to
the Home Loan Applicant can help the borrower focus on improving their credit
scores by
a.
Reviewing for accuracy the four most important
reason factors that adversely affected their credit score
b.
Withholding information in the future
from the CRA that provided the lowest score
c.
Reapplying to another lender without
the co-borrower who scored the lowest
d.
Closing any credit accounts that might
show as being opened too recently to rate
This practice test
question topic is discussed on pages 120-122 of our NMLS / SAFE National Test Prep Manual
2.
Each of the following entities must
abide by the Red Flag Rules, EXCEPT
a.
Any entity that provides credit to a
consumer
b.
Credit reporting agencies
c.
Mortgage brokers
d.
Private real estate owners
This practice test
question topic is discussed on pages 122-123 of our NMLS / SAFE National Test Prep Manual
3.
The National Do Not Call restrictions
do not apply to
a.
A consumer who submitted an
application within the last 90 days
b.
A loan originator
c.
Anyone in business prior to 2002
d.
A qualified caller who has been asked
to stop calling
This practice test
question topic is discussed on pages 124 of our NMLS / SAFE National Test Prep Manual
4.
Each year, a consumer must receive
notice of the entity’s privacy practices, for as long as the customer
relationship lasts, under which federal law?
a.
Fair Credit Reporting Act
b.
Red Flags Rule
c.
Gramm-Leach Bliley Act
d.
Privacy and Identity Protection Act
This practice test
question topic is discussed on pages 125 of our NMLS / SAFE National Test Prep Manual
5.
The PATRIOT Act requires borrowers to
a.
Produce an official photo ID to verify
certain information
b.
Submit fingerprints if suspected of
having a certain ethnicity
c.
Show a legitimate need for the
borrowed funds
d.
Produce a U.S. passport for borrowed
amounts above $100,000
This practice test
question topic is discussed on pages 126 of our NMLS / SAFE National Test Prep Manual
1.
What is the borrower’s gross monthly
income if she works 37 hours per week at $75. per hour?
a.
$11,100.00
b.
$12,025.00
c.
$2,312.50
d.
$12,000.00
This practice test
question topic is discussed on pages 151 of our NMLS / SAFE National Test Prep Manual
2.
Total obligations ratio must be at or
below 41%. PITI is $1,275. and gross monthly income is $5,600. How much can
this borrower’s other monthly obligations be to remain within the guidelines?
a.
$1,021.00
b.
$1,945.00
c.
$1,012.00
d.
Not enough information
This practice test
question topic is discussed on page 151 of our NMLS / SAFE National Test Prep Manual
3.
All the following statements about credit
reports are true EXCEPT
a.
Tri-merged credit reports are most
reliable because they combine information from all three CRAs
b.
Errors in credit reports are rare and
difficult to dispute
c.
Credit reports do not contain
information on sex, race or religion
d.
Lenders are free to establish their
own underwriting standards regarding credit report information
This practice test
question topic is discussed on pages 138-140 of our NMLS / SAFE National Test Prep Manual
4.
A borrower’s liquid reserves may be
important to a lender EXCEPT when
a.
Employment history may indicate a
chance of income interruption
b.
Debt ratios are not strong
c.
LTV is very low
d.
Credit history indicates some past
payment problems
This practice test
question topic is discussed on pages 148,153 of our NMLS / SAFE National Test Prep Manual
5.
One of the most effective actions a
borrower can take to raise their credit score is
a.
Reduce use of credit and pay all bills
on time
b.
Close any unused trade accounts
c.
Write a letter to the underwriter
about any serious errors on the credit report
d.
Spread credit card balances around to
any accounts with an available spending limit
This practice test
question topic is discussed on page 157 of our NMLS / SAFE National Test Prep Manual
1.
Flood insurance would always be
required for:
a.
Flood Zone B1
b.
Flood Zone S
c.
Flood Zone XV
d.
Flood Zone A12
This practice test
question topic is discussed on pages 191-192 of our NMLS / SAFE National Test Prep Manual
2.
The following statement is true about
flood insurance:
a.
Homeowners insurance is often
sufficient to cover flood hazards
b.
Flood insurance only covers loss to
buildings, not furniture or clothing
c.
Coverage from flood insurance does not
guarantee full replacement value
d.
Flood insurance premiums are typically
collected monthly and placed into escrow
This practice test
question topic is discussed on pages 191-192 of our NMLS / SAFE National Test Prep Manual
3.
Flood insurance has all but the
following characteristics;
a.
The maximum coverage available for
personal property is $100,000.
b.
The maximum coverage available per
residential building is $250,000
c.
Flood insurance can always be obtained
immediately, even if a storm is approaching.
d.
Fannie Mae guidelines call for a
maximum flood insurance deductible of $3,000 per building.
This practice test
question topic is discussed on pages 191-192 of our NMLS / SAFE National Test Prep Manual
4.
Which of the following statements is
NOT true about mortgage insurance?
a.
The mortgage insurance premium is
collected on all loans to encourage lenders to make loans to borrowers with
insufficient down payments.
b.
The mortgage insurance premiums add
significant cost over time but increase access to loans for many that would not
otherwise qualify.
c.
Mortgage insurance is not carried on
VA loans.
d.
Mortgage insurance premiums are not
always required, can eventually be cancelled, and are tax deductible for many
borrowers.
This practice test
question topic is discussed on pages 193-194 of our NMLS / SAFE National Test Prep Manual
5.
The FHA’s MIP program and the private
lender’s PMI program differ in the following way:
a.
The federal government sets cancellation
procedures for FHA’s mortgage insurance program but not for PMI
b.
The premiums collected are shared
proportionally by private lenders in the PMI program but not so in the MIP
program
c.
Once started, all FHA loan insurance premiums
must be paid for at least 5 years, but PMI can be cancelled as soon as LTV’s
reach 80%
d.
FHA charges MIP on all loans but PMI
is dependent on the LTV
This practice test
question topic is discussed on pages 193-194 of our NMLS / SAFE National Test Prep Manual
1.
A borrower looking to keep his CLTV
below 90% on a home appraised at $200,000 could qualify for;
a.
A first mortgage of $190,000
b.
A first mortgage of $180,000 and a
HELOC of $25,000
c.
Mortgages totaling no more than
$180,000
d.
A HELOC, if unused of at least
$150,000
This practice test
question topic is discussed on page 234 of our NMLS / SAFE National Test Prep Manual
2.
A borrower has placed $5,000 in
earnest money on a $157,000 home and has been approved for a 75% LTV first
mortgage. The seller is contributing 4% toward closing costs. Closing costs are
$5,250. The borrower is responsible for 1/3rd of annual property
taxes of $3,550 that have already been paid. How much cash does borrower need
to bring to closing?
a.
$34,403.33
b.
$32,036.66
c.
$12,401.33
d.
$14,201.33
This practice test
question topic is discussed on pages 235-238 of our NMLS / SAFE National Test Prep Manual
3.
A borrower is closing on a $340,000
loan at 5.5% on March 17. What is his prepaid interest expense?
a.
$3,121.11
b.
$717.26
c.
$768.49
d.
$1,281.73
This practice test
question topic is discussed on pages 247-249 of our NMLS / SAFE National Test Prep Manual
4.
A borrower is closing on a home on
April 14. The estimated annual property taxes are $3,883.33. What amount should show on his HUD-1?
a.
$1,095.85 credit to borrower
b.
$3,129.66 credit to borrower
c.
$1,117.13 expense to borrower
d.
$1,201.33 expense to borrower
This practice test
question topic is discussed on pages 251-252 of our NMLS / SAFE National Test Prep Manual
5.
A 1-Year ARM has a starting rate of
3.75% with an initial index of 2.25% and margin of 2.5%. It has caps of 2% /
6%. After two periodic adjustments, and modest inflation, what is the maximum
interest rate possible?
a.
9.75%
b.
5.75%
c.
7.75%
d.
3.75%
This practice test
question topic is discussed on pages 253-255 of our NMLS / SAFE National Test Prep Manual