样题与解析

以下是本题库中的部分真题与完整解析。完整题库请用上方的刷题工具。

1. 1. Principles of Real Estate

   Which of the following is considered real property rather than personal property?

   • a.Loose furniture staged for a showing
   • b.A tenant's freestanding refrigerator brought into an apartment
   • c.A car parked in the driveway
   • d.A built-in central heating system permanently attached to the building

   答案: d

   解析: Real property includes land and anything permanently affixed to it, such as a built-in heating system. Items that are movable and not attached, like a refrigerator brought in by a tenant, are personal property (chattel). The test of a fixture looks at attachment, adaptation, and intent.

2. 2. License Law & Agency

   A seller's agent owes the fiduciary duty of loyalty to the:

   • a.Lender
   • b.Buyer
   • c.Seller (principal)
   • d.General public

   答案: c

   解析: The duty of loyalty requires the agent to place the principal's interests above all others, including the agent's own. A seller's agent owes that loyalty to the seller. The agent must still treat the buyer honestly and fairly and disclose known material defects.

3. 3. Finance

   A prepayment penalty in a mortgage is a charge for:

   • a.Making a late payment
   • b.Paying the loan off early
   • c.Requesting an escrow analysis
   • d.Refinancing with a new appraisal

   答案: b

   解析: A prepayment penalty is a fee some loans impose when a borrower pays off all or part of the loan ahead of schedule, compensating the lender for lost interest. Not all loans have them, and some are restricted by law. Borrowers should check whether their loan includes one.

4. 4. Principles of Real Estate

   The illegal practice of rezoning a single small parcel in a way inconsistent with the surrounding area is called:

   • a.Buffer zone
   • b.Inverse condemnation
   • c.Downzoning an entire district
   • d.Spot zoning

   答案: d

   解析: Spot zoning is the improper singling out of one parcel for treatment different from the surrounding area, benefiting that owner without regard to the comprehensive plan. Courts often strike it down as arbitrary and inconsistent with sound planning.

5. 5. License Law & Agency

   An agent who secretly buys the principal's listed property through a relative, without disclosure, most directly violates the duty of:

   • a.Obedience
   • b.Care
   • c.Loyalty
   • d.Accounting

   答案: c

   解析: Buying the principal's property through an undisclosed relative is self-dealing that puts the agent's interest ahead of the principal's, violating the duty of loyalty (and disclosure). An agent must place the principal's interests above their own and reveal any personal interest.

6. 6. License Law & Agency

   Net listings are discouraged and considered risky in New York because they:

   • a.Guarantee the seller will receive the highest possible price in every market condition
   • b.Eliminate the seller's need to receive and sign any agency disclosure form in the deal
   • c.Create a conflict of interest and the potential to overcharge the seller
   • d.Are legally required for all commercial real estate transactions completed within the state

   答案: c

   解析: In a net listing, the broker keeps everything above a net amount the seller sets, which creates a conflict of interest and the temptation to conceal the property's true value. Because of the potential for abuse, net listings are strongly discouraged or restricted.

7. 7. Practice & Math

   A property manager applying identical, written screening criteria to every applicant is:

   • a.Violating fair housing law by imposing the very same standards on all of the applicants
   • b.Following a sound practice that helps ensure fair, nondiscriminatory treatment
   • c.Required by law to automatically reject any applicant household that includes minor children
   • d.Permitted to charge applicants who belong to a minority group a higher security deposit

   答案: b

   解析: Applying consistent, objective, written screening standards to every applicant helps ensure compliance with fair housing law by treating applicants equally. Inconsistent standards, or ones tied to protected classes, invite discrimination claims.

8. 8. Contracts

   Under the Statute of Frauds, which lease generally must be in writing to be enforceable?

   • a.Any oral rental under ninety days
   • b.A lease with a term longer than one year
   • c.A tenancy at will endable on notice
   • d.A month-to-month residential tenancy agreed by handshake

   答案: b

   解析: The Statute of Frauds requires leases for a term longer than one year to be in writing to be enforceable. Short-term leases of a year or less may be oral. This parallels the writing requirement for contracts to sell real property.

9. 9. Contracts

   Under New York's Human Rights Law, a real estate agent asked to help a seller refuse offers from a protected class must:

   • a.Follow the seller's instruction under the fiduciary duty of obedience
   • b.Refer the seller to another agent willing to carry out the request
   • c.Refuse the instruction, because obeying it would be illegal discrimination
   • d.Quietly comply while documenting the seller's request in the file

   答案: c

   解析: The duty of obedience extends only to lawful instructions. Helping a seller discriminate against a protected class violates federal and New York fair housing law, so the agent must refuse and may need to withdraw. An agent who complies shares liability for the violation.

10. 10. Finance

    The TRID rule requires the borrower to receive the Closing Disclosure at least:

    • a.Three business days before consummation of the loan
    • b.Ten business days after the borrower moves into the property
    • c.Thirty days before the borrower submits the loan application
    • d.One full year after the closing has already been completed

    答案: a

    解析: Borrowers must receive the Closing Disclosure at least three business days before consummation (closing), giving them time to review final terms against the Loan Estimate. Certain significant changes restart the three-day period. This waiting rule protects borrowers from last-minute surprises.