NMLS SAFE MLO — Mortgage Loan Originator Practice Test

Câu hỏi luyện tập mẫu

Một vài câu hỏi thực tế từ ngân hàng miễn phí này, kèm giải thích đầy đủ. Dùng công cụ luyện tập ở trên cho toàn bộ.

1. 1. Luật vay thế chấp liên bang

   A borrower submits a complete mortgage application on Monday. Under the TRID rule, what is the latest the lender may deliver or place the Loan Estimate in the mail?

   • a.No later than 3 business days after receiving the application
   • b.By the end of the same business day
   • c.Within 24 hours of application
   • d.At least 7 business days before closing

   Đáp án: a

   Giải thích: TRID requires the Loan Estimate to be delivered or mailed no later than 3 business days after the lender receives a complete application. The 7-business-day figure is the waiting period between delivering the LE and consummation, not the delivery deadline. Same-day or 24-hour delivery is not required.

   Nguồn: TRID

2. 2. Luật vay thế chấp liên bang

   A borrower is refinancing her primary home. On the third business day of the rescission period, she decides to cancel. Under TILA, what is the effect of a timely rescission?

   • a.The lender may still record the mortgage
   • b.The borrower forfeits her earnest money
   • c.The security interest becomes void and the lender must return any fees paid within 20 days
   • d.The borrower must pay a 5% penalty

   Đáp án: c

   Giải thích: When a borrower timely exercises the TILA right of rescission, the security interest is voided and the lender generally must return any money or property (fees paid) within 20 calendar days and take steps to reflect termination of the security interest. There is no forfeiture of earnest money, continued recording right, or 5% penalty. Rescission unwinds the transaction.

   Nguồn: TILA / Regulation Z

3. 3. Luật vay thế chấp liên bang

   Under Reg X, before a servicer may charge a borrower for force-placed hazard insurance, it must generally send an initial notice and then wait at least how long before charging?

   • a.30 days
   • b.45 days
   • c.10 days
   • d.15 days

   Đáp án: b

   Giải thích: Regulation X requires a servicer to deliver an initial notice at least 45 days before charging for force-placed insurance, and a second reminder notice no earlier than 30 days after the first, before assessing any premium. If the borrower provides proof of their own hazard coverage, the servicer must cancel the force-placed policy and refund duplicate charges.

   Nguồn: Real Estate Settlement Procedures Act (Reg X servicing rules)

4. 4. Kiến thức vay thế chấp chung

   What is the main purpose of an escrow (impound) account on a mortgage?

   • a.To pay the loan officer's commission
   • b.To hold the borrower's down payment
   • c.To reduce the interest rate
   • d.To collect and pay property taxes and insurance

   Đáp án: d

   Giải thích: An escrow/impound account collects a portion of taxes and insurance each month so the servicer can pay those bills when due. It is not for the down payment, commissions, or lowering the rate.

   Nguồn: RESPA / Regulation X

5. 5. Kiến thức vay thế chấp chung

   P&I is $900/month, annual taxes are $2,400, annual insurance is $1,200, and there is no PMI. What is the monthly PITI?

   • a.$1,200
   • b.$1,300
   • c.$1,100
   • d.$900

   Đáp án: a

   Giải thích: PITI = $900 + ($2,400/12) + ($1,200/12) = $900 + $200 + $100 = $1,200. The other totals miscount the monthly escrow.

6. 6. Hoạt động cấp khoản vay

   Under TRID, who is responsible for ensuring the Loan Estimate is provided to the consumer?

   • a.The creditor (though a mortgage broker may provide it)
   • b.The title company
   • c.The real estate agent
   • d.Only the mortgage broker

   Đáp án: a

   Giải thích: The creditor is ultimately responsible for ensuring the Loan Estimate is provided and is accurate. A mortgage broker may deliver the LE on the creditor's behalf, but that does not shift the creditor's compliance responsibility.

   Nguồn: TRID

7. 7. Hoạt động cấp khoản vay

   In qualifying a borrower, the front-end (housing) ratio is calculated as:

   • a.Total monthly debts divided by gross monthly income
   • b.Monthly housing expense (PITI) divided by gross monthly income
   • c.Net monthly income divided by total assets
   • d.Loan amount divided by property value

   Đáp án: b

   Giải thích: The front-end or housing ratio compares the total monthly housing expense (principal, interest, taxes, and insurance, or PITI) to gross monthly income. The back-end ratio adds all other monthly debts. Loan-to-value is a separate measure of the loan against property value.

8. 8. Hoạt động cấp khoản vay

   A borrower assumes their monthly payment on a loan with an escrow account is fixed forever. Why might the escrow portion change over time?

   • a.Because the lender adds new discount points annually
   • b.Because property taxes and insurance premiums can rise or fall, changing the required escrow amount
   • c.Because the interest rate on a fixed loan changes yearly
   • d.Because the loan principal is recalculated monthly

   Đáp án: b

   Giải thích: Even on a fixed-rate loan, the escrow portion of the payment can change because property taxes and insurance premiums vary over time. Lenders perform an annual escrow analysis and adjust the monthly escrow to cover the new amounts, which changes the total payment.

9. 9. Đạo đức

   A loan officer discovers that a coworker is knowingly submitting falsified bank statements for clients. The most ethical and appropriate response is to:

   • a.Quietly warn the coworker but do nothing else
   • b.Ask the coworker for a share of the extra commissions
   • c.Report the misconduct through proper internal/regulatory channels
   • d.Ignore it to avoid workplace conflict

   Đáp án: c

   Giải thích: Knowingly submitting falsified documents is fraud, and the ethical duty is to report it through appropriate internal or regulatory channels. Ignoring it enables ongoing fraud, a quiet warning fails to stop the harm, and sharing in the proceeds makes the officer a participant in the fraud.

   Nguồn: Ethical duty / mortgage fraud reporting

10. 10. Nội dung tiểu bang thống nhất (SAFE)

    To pass the NMLS SAFE MLO Test, a candidate must achieve a score of at least:

    • a.80%
    • b.70%
    • c.65%
    • d.75%

    Đáp án: d

    Giải thích: The SAFE Act requires a candidate to answer at least 75% of the test questions correctly to pass the qualified written test. A candidate who fails may retake the test after a waiting period, with additional restrictions after multiple consecutive failures.

    Nguồn: SAFE Act