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Modern Real Estate Princibles
Brightwood (Kaplan) Real Estate Flashcard Set by Adrian Lohr 2018
601
Real Estate & Planning
Professional
01/26/2018

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Cards

Term
What is included in real property
Definition
Land, improvements, and rights
Term
What is an appurtenance?
Definition
Anything that is attached to and transfers with the land
Term
What is an improvement?
Definition
Items attached to the land with the intent of being permanent and increasing the value of the land
Term
What are the three rights in real property?
Definition
Rights in land, rights of ownership, governmental rights
Term
What are the three rights in land?
Definition
Air, surface, and subsurface rights
Term
What does the doctrine of prior appropriation determine?
Definition
Who and in what order land owners control the beneficial water rights attached to their properties
Term
What is a riparian water right? Example?
Definition
Rights to a flowing body of water ; A river
Term
What is a littoral water right? Example?
Definition
Rights to a standing body of water ; A lake
Term
What is accretion?
Definition
The addition to land through natural processes
Term
What is avulsion?
Definition
The sudden loss of land, from being washed away or another violent act
Term
What do water rights not include?
Definition
The right of access
Term
What is a vertical lease?
Definition
A lease wherein the three rights of land are leased to different tenants
Term
What is real estate transferred by?
Definition
A deed
Term
What is personal property? What is another name for personal property?
Definition
All property that is not real property and is not permanently attached to the land ; Chattel
Term
How is personal property transferred if included in the sale of real property?
Definition
A bill of sale included in the purchase contract
Term
What is a fixture? What, included in the sale of real property, is never a fixture?
Definition
Personal property that has been attached to an improvement so as to become real property and is an appurtenance ; Land
Term
What are the three "A"s to test the intent of a fixture?
Definition
Attachment, adaptation, agreement
Term
How is attachment evidenced when testing the intent of a fixture?
Definition
The permanence of method, is it built in (a fixture) or freestanding (personal property)
Term
How is adaptation evidenced when testing the intent of a fixture?
Definition
Is the item specific to the individual property
Term
How is agreement evidenced when testing the intent of a fixture?
Definition
Is it in the purchase contract
Term
What is not important in determining if an item is a fixture or not?
Definition
The size, value, or location of an object
Term
What is a trade fixture?
Definition
Tenant installed additions that are a necessary part of the tenant's trade or business
Term
What is an emblement?
Definition
Annually cultivated crops that belong to the party who planted them
Term
How are trade fixtures or emblements transferred?
Definition
By a bill of sale
Term
If personal property (to the buyer) or a fixture (stay with the seller) is to transfer in a sale, how is this accomplished?
Definition
Personal property must be included in writing, a fixture must be excluded in writing
Term
What are the three most common methods of providing a legal descriptions?
Definition
Metes and bounds, rectangular (government) survey, and recorded plat (lot, block, and subdivision)
Term
What is the purpose of a survey?
Definition
Used or create of confirm a legal description
Term
What are monuments? How are they used?
Definition
Visible markers ; Used in a survey that establish property boundaries
Term
What is an Improvement Location Certificate (ILC)?
Definition
A lessor survey that locates improvements on a property but is not used to legally set property boundaries
Term
What would both a survey or an ILC reveal?
Definition
Encroachments and zoning violations
Term
What is the Metes and Bounds system? What are two key reference items used by this system? What phrase WILL be used with this system?
Definition
A survey using feet and compass degrees to define property boundaries; Monuments and a point of beginning ; "Starting at" or "commencing at"
Term
What is the Rectangular (Government) Survey?
Definition
A survey system developed by the US government that locates a parcel of land within a grid based on its location with reference to meridians, ranges, base lines and tiers
Term
What direction do meridians, ranges, base lines, and tiers run?
Definition
Meridians and ranges run North to South, base lines and tiers run East to West
Term
How is a township formed? How large is a township? How many sections are contained in a township?
Definition
Created by the intersection of range and tier lines ; 36 square miles (6 miles by 6 miles) ; 36 sections
Term
What is a range? What is a tier?
Definition
A vertical row of townships running north-south ; A horizontal row of townships running east-west
Term
How many acres are in one square mile (1 mile by 1 mile)? How many acres are in 1 section? How many square feet are in 1 acre?
Definition
640 acres ; 640 acres ; 43,560 square feet
Term
What is the recorded plat system? What is another name for the recorded plat?
Definition
A plat (map) that is created by a survey that shows the location and boundaries of individual lots in a subdivision which, once approved but before building, is recorded ; Lot, block, and subdivision system or lot and block system
Term
Where is the recorded plat most commonly used?
Definition
Urban residential areas
Term
What are master development plans used for? What is a buffer zone and what is its purpose?
Definition
To control growth ; An area of land used to separate two significantly different land use zones
Term
What are the purpose of land use restrictions?
Definition
To protect against uncontrolled growth, protect public health, and preserve compatibility
Term
What do all new construction and most renovations require? What are these used for?
Definition
A building permit ; To ensure that property owners are in compliance with building codes
Term
Who sets the minimum construction and safety requirements in the form of codes? What codes may go beyond the minimum standards? If there is a conflict between the two, which codes are used?
Definition
The state ; City or county codes ; The most stringent
Term
What are building codes primarily concerned with? What are examples of types of standards do building codes set? Does one code blanket all of a property?
Definition
The structural integrity and safety of buildings ; The types of material that can be used and where they can be used at ; No, there are separate codes for plumbing, electrical, fire, and so on
Term
When are certificates of occupancy obtained?
Definition
After a building fulfills all the requirements of a building permit
Term
At what level are zoning laws and ordinances set? What do they specify?
Definition
At the city or county level ; The specific types of construction allowed for an area, identifies setbacks, etc
Term
What is a nonconforming use?
Definition
An allowance made to an owner to continue present use that no longer complies with current zoning, often known as grandfathering in
Term
What is a variance? What does a variance not change?
Definition
An allowance made to an owner to vary or deviate from strict compliance with zoning in order to relieve or prevent economic hardship ; Regulations
Term
What is a conditional use or special use permit?
Definition
An allowance made to an owner or particular property to be used for a special purpose that is in the public's best interest
Term
What is overlaying zoning? Example?
Definition
Zoning in addition to basic underlying zoning ; A school zone within a residential zone or a special tax district within a commercial zone
Term
What are a few examples related to zoning that are a buyer's responsibility to verify?
Definition
The current zoning use and rules will meet the buyers needs, the property is not in a floodplain, the property has proper street access, and any building permits were pulled and completed to obtain a certificate of occupancy on a new build
Term
How is square footage of a property calculated? Why is the equation traditionally in a certain order? What is a frontage premium?
Definition
A=W x L ; The first number (width) describes the frontage feet of a property ; A dollar amount above the average price per square foot that is charged on the frontage feet of a property
Term
All property other that real estate is known as (BLANK)
Definition
Personal property
Term
Real estate consists of three things: (BLANK), (BLANK) and (BLANK)
Definition
Land, improvements, and rights
Term
If a seller is taking a fixture, it must have been (BLANK) from the purchase contract
Definition
Excluded
Term
Ownership rights to a creek is known as (BLANK) rights
Definition
Riparian
Term
When articles of personal property, including landscaping, are permanently attached to the improvements, they become (BLANK)
Definition
Fixtures
Term
Before a new building can be inhabited, a (BLANK) is required
Definition
Certificate of Occupancy
Term
Permission to vary from strict compliance with zoning requirements may be obtained in the form of a (BLANK)
Definition
Variance
Term
When a previously established use does not comply with the requirements of a new zoning ordinance, it may be allowed to continue as a (BLANK)
Definition
Nonconforming use
Term
Townships, sections, and meridians are used in the (BLANK) form of legal description
Definition
Rectangular (Government) survey
Term
A legal description that uses compass degrees is (BLANK)
Definition
Metes and Bounds
Term
The type of legal description used in most urban areas is the (BLANK)
Definition
Lot, block, and subdivision, or recorded plat
Term
A (BLANK) may be used to separate two incompatible zoning uses
Definition
Buffer zone
Term
Real estate and fixtures are transferred with a (BLANK)
Definition
Deed
Term
Personal property is transferred with a (BLANK)
Definition
Bill of sale
Term
If the buyer is keeping the seller's personal property, it must be (BLANK) in the purchase contract
Definition
Included
Term
What does the acronym PETE stand for? Combined, what do these 4 words represent?
Definition
Police power, eminent domain, taxation, and escheat ; Governmental rights to privately owned land
Term
What is police power? What are a few examples of police power?
Definition
The governmental right to control land through the enactment and enforcement of laws governing land use ; Planning, zoning, and building codes
Term
What is eminent domain? What is the process used in eminent domain?
Definition
The right to take private land for public use ; Condemnation
Term
Where are property taxes paid? How are property taxes enforced?
Definition
In the county in which a property is located ; Enforced though a foreclosable lien
Term
What other liens do property tax liens take priority over?
Definition
All other liens
Term
What does ad velorem mean? Where is this used?
Definition
At assessed value ; Property taxes are assessed ad velorem
Term
Who determines a properties assessed value? Who uses the assessed value of a property?
Definition
The county assessor ; The county assessor
Term
What is a special assessment? Where would a special assessment be found?
Definition
Charges against a specific property or properties that benefit from a public improvement ; On the county assessment role
Term
What is escheat? When is this right exercised?
Definition
The government's right to take property that has been abandoned ; When an owner dies with no will (intestate) and without heirs
Term
How can a tax rate be expressed?
Definition
As part per 100 (percentage) or part per 1000 (mill rate)
Term
What is the difference between an or and an ee?
Definition
An or is one who gives, an ee is one who receives
Term
What is an estate in land? What is a freehold estate? What is a leasehold estate?
Definition
The amount and kind of legal interest in real property ; Ownership for an indefinite duration ; Possession for a definite duration
Term
What is a fee simple absolute estate? What is another name for a fee simple absolute estate?
Definition
An estate with the complete bundle of rights in a piece of land with maximum control of the property that lasts forever ; Fee estate, fee simple
Term
What is a fee simple defeasible estate? What is another name for a fee simple defeasible estate? Normally, what kind of transfer is involved with a fee simple defeasible estate?
Definition
A fee simple absolute estate, but with deed restrictions where if the restriction is violated, the property may revert to the grantor ; Qualified fee ; A gift
Term
What is a life estate? Upon the death of a life tenant, what happens to the estate?
Definition
An estate that is measured by the life of the grantee or by another life (pur autre vie) ; Estate returns to fee simple absolute and goes to the party named in the deed, either the grantor (revertor) or a third party (remainderman)
Term
Which types of estates are transferable and which estates are inheritable?
Definition
A fee simple absolute, fee simple defeasible, and a life estate are transferable, but only a fee simple absolute and fee simple defeasbile estate are inheritable
Term
In a leasehold estate, what is the duration of possession? What type of estate does the tenant/lessee have? What type of estate does the landlord/lessor have?
Definition
A fixed term ; A leasehold estate ; A leased fee estate with a reversionary interest
Term
What is an estate for years? What is not required to terminate this estate? What would not terminate this estate?
Definition
A lease with a specific termination date ; advance notice of the termination (because the date is in the lease) ; The death of the landlord or tenant or the sale of the property
Term
What is a periodic estate or estate from period to period? What is required to terminate this estate?
Definition
A lease with no specific termination date that renews automatically for a set period of time ; Advanced notice
Term
What is an estate at will? What would terminate this estate?
Definition
A lease with an indefinite duration, the tenant my occupy at the landlord's discretion with no fixed term ; Notice, death, or sale of the property
Term
What is an estate at sufferance? If the owner/landlord accepts rent, what type of estate is formed?
Definition
A holdover after legal tenancy expires where an owner/landlord may evict or accept rent ; A periodic estate
Term
What is an encumbrance? What are the typical types of encumbrances?
Definition
Any claim, right, or interest held by a party who is not the legal owner of a property ; An easement, encroachment, lien, or deed restriction
Term
What is an easement?
Definition
The right to use the land of another for a specific purpose that is appurtenant and transfers with the deed
Term
What are the 2 types of easements? What are the 3 ways an easement can be created?
Definition
An appurtenant easement and easement in gross ; By express contract, prescription, or by necessity
Term
What is an appurtenant easement? Example?
Definition
An easement that transfers with the land which has a dominant and servient tenement (holder) ; A driveway across a neighbors property for ingress and egress
Term
What is an easement in gross? What setting are these easements typically used in?
Definition
An easement that has no dominant tenement, only servient tenements ; A commercial easement held by a company, government, or person
Term
What is an easement by express contract?
Definition
An easement created by written agreement between landowners granting an easement, sometimes for compensation
Term
What is an easement by necessity? When is this easement granted? Who is this easement available to?
Definition
An easement granted by the courts to a private owner to prevent property from being landlocked ; Only when there is no other access to a property ; Only private owners
Term
What is an easement by prescription?
Definition
An easement recognized by the courts after open, continuous, exclusive, actual, and notorious use of another's land for a statutory period of time
Term
What are the 5 ways an easement can be terminated? Describe them
Definition
By express contract, release, merger, abandonment, or necessity ; Express written contract-written agreement by both parties to an easement, Merger-holder of a tenement acquires the land with the other tenement to an easement, Release-by the dominant interest via a quitclaim deed, Abandonment-holder of an easement take affirmative action to abandon the easement and must be proved in court, Necessity-an easement by necessity is terminated when there is no longer a need for the easement
Term
What is a deed restriction? Who are these usually imposed by?
Definition
A privately created control on land use that protect property values and interests of property owners and are appurtenant ; A developer of a subdivision or someone relaying a fee simple defeasible deed
Term
If there are multiple zoning or deed restrictions, which one will prevail? What may deed restrictions not be based on?
Definition
The strictest rule ; A protected class
Term
What is a lien? What does a lien allow a creditor to do if payment is withheld?
Definition
A claim on land to secure the payment of a dept ; Foreclose on a property
Term
What are the 4 lien classifications?
Definition
Voluntary, involuntary, specific, and general
Term
What releases a property from an unrecorded lien? A recorded lien?
Definition
A lien waver ; The recording of the satisfaction of a lien
Term
What is a specific lien? What are the three main examples of a specific lien on real property?
Definition
A lien that attaches only to specific real or personal property ; A government lien for property tax or a special assessment, a mortgage lien for the securement of a loan, and a mechanics lien for the improvement of real estate
Term
When does a mechanic's lien take effect?
What must a seller do with a mechanic's lien before selling a property?
Definition
When work began or materials were delivered ; Clear it to transfer title
Term
What lien has priority over all other liens?
Definition
Government lien for property tax or special assessments
Term
What is a general lien? Example?
Definition
A lien that is attached to all property, including land and personal property ; A judgement lien
Term
What is a homestead exemption? Who does this exemption protect a homeowner from? Typically, what does this exemption not protect a home owner against?
Definition
An exemption created by state statute to protect a primary residence against creditors ; Judgments and debits for personal loans and credit cards ; Mortgage liens, property tax liens, or mechanic's liens
Term
What is an encroachment?
Definition
The unauthorized use of another person's land or a physical object intruding onto neighboring property
Term
If a real estate agent working with a buyer believes an encroachment exists on a property, what should be done?
Definition
Recommend the listing broker has a survey of the property completed
Term
What is a license?
Definition
A revocable permission that grants a right to use the property
Term
List two ways the government can acquire privately held land
Definition
Eminent domain and escheat
Term
If there is a conflict between a local, state, or federal rule, the (BLANK) will apply
Definition
Strictest rule
Term
A right of use or enjoyment that one person has in the lands of another for a specific purpose is an (BLANK)
Definition
Easement
Term
A tenant's right to possess real estate for the term of a lease is a (BLANK)
Definition
Leasehold estate
Term
A tree limb that overhangs into a neighbor's yard is an example of an (BLANK)
Definition
Encroachment
Term
An easement is not (BLANK), but a license is
Definition
Revocable
Term
A claim that one person has against the land of another to secure payment of a debt is a (BLANK)
Definition
Lien
Term
A person who has not been paid for work performed on real property may record a (BLANK)
Definition
Mechanic's lien
Term
A party wall or a shared driveway is an example of an easement (BLANK)
Definition
Appurtenant
Term
The right of an owner to occupy a parcel of real estate forever is a (BLANK)
Definition
Fee simple absolute
Term
The type of lien that takes priority over all others is the (BLANK) for property taxes (also known as a property tax lien)
Definition
Government lien
Term
As part of their right to govern land use under police power, local municipalities enact and enforce (BLANK)
Definition
Zoning ordinances
Term
A freehold estate is an estate of ownership with a(n) (BLANK)
Definition
Indefinite duration
Term
A leasehold estate is an estate of possession with a(n) (BLANK)
Definition
Definite duration
Term
Zoning laws are set at a (BLANK)
Definition
Local level
Term
Deed restrictions are created as a form of (BLANK) over land use
Definition
Private control
Term
What is ownership in severalty?
Definition
Ownership by an individual, weather it be by a single person or by a single cooperation, partnership, trust, etc
Term
What is syndication?
Definition
Two or more people or firms joining together as an entity to own real estate
Term
In a limited partnership, what is each partners liability equal to?
Definition
The share of the partners ownership
Term
What is concurrent ownership?
Definition
ownership by two or more persons who share ownership with fractional but undivided interest
Term
What should buyers obtain when deciding on a form of concurrent ownership?
Definition
A attorney's advice
Term
What is tenancy in common?
Definition
Co-ownership without the right of survivorship where shares can be unequal, and ownership is subject to probate after a tenants death
Term
What is joint tenancy?
Definition
Co-ownership with the right of survivorship where shares must be equal and is NOT subject to probate after a tenants death
Term
What type of tenancy overrides a will?
Definition
Joint tenancy
Term
What type of tenancy must be specified in a deed?
Definition
Joint tenancy, as tenants in common is generally the default
Term
What 4 unities must joint tenancy have?
Definition
Possession, interest, title, and time (PITT)
Term
What is tenancy by the entirety?
Definition
A special form of ownership available to married couples in some states
Term
Condominiums, cooperatives, and other forms of common interest ownership are often regulated under what?
Definition
A state's common interest ownership act
Term
Common interest communities generally have the authority to levy what against an owner through owner association dues? What are they for?
Definition
Mandatory assessments ; For the maintenance of common elements
Term
What is a condominium? What type of real estate would be set up as a condominium?
Definition
Real estate which parts of are designated for separate ownership and parts of are designated for common ownership ; Any, commercial, residential or industrial
Term
What is a common element?
Definition
Parts of real estate that are designated for common use
Term
What is a limited common element
Definition
parts of real estate that are reserved for the use of one or more units to the exclusion of other units ; Assigned parking spaces, storage units, and balconies
Term
Each unit owner in a condominium automatically becomes a part of what?
Definition
The owners association of the condominium
Term
What are some key operations of an owners association? What would an owners association NOT do?
Definition
Manage common elements; Adopt rules regulations, bylaws; Impose and collect assessments; Set rules for rentals ; Develop land
Term
What kind of interest does a deed transfer when buying a condominium unit?
Definition
Fee simple interest in the unit plus undivided interest in common elements
Term
How does a condominium unit owner own a common element?
Definition
Tenants in common
Term
What, generally, is the main difference between a condominium and town house?
Definition
The owner of a town house most likely would own the land underneath the structure
Term
What is a cooperative? What do buyers into a cooperative receive? What do they not receive?
Definition
A corporation owned property that allows stockholders (owners) occupancy on that property ; Buyer's would receive stock in the owning corporation and a proprietary lease ; Buyer's would not receive a deed
Term
When purchasing a time share, what does they buyer receive? How to purchasers own units? What is a time share most commonly used for?
Definition
Interest in real estate that allows the right to use the property for certain periods of time ; Owned as tenants in common ; Most common for resort properties
Term
What is alienation?
Definition
The act of conveying real estate ownership
Term
What is a private grant? What instrument is used in a private grant?
Definition
Conveyance of title from individual to individual ; A deed
Term
What is a public grant? What instrument is used in a public grant?
Definition
Conveyance of title from government to an individual ; A land patent
Term
What is dedication?
Definition
Conveyance of title from an individual to government
Term
What is the purpose of a deed?
Definition
To voluntarily transfer title between the grantor and grantee
Term
What will the seller of real property always be required to provide the buyer?
Definition
A written executed deed
Term
What does a deed not do in terms of assurance of ownership? What instead does it do?
Definition
Guarantee or prove ownership ; Provides strong evidence of ownership
Term
What are the essential elements of a deed?
Definition
Competent grantor
Execution by the grantor
Delivery to and acceptance by the grantee
Identifiable grantee
Legal description
Words of conveyance
Consideration
Term
Define competent
Definition
18, sane, and sober
Term
When does title pass to a grantee?
Definition
Upon acceptance by the grantee
Term
What does a legal description describe? What does it not describe? Why?
Definition
The location and boundaries of land ; Appurtenances ; Appurtenances are presumed to transfer with the land unless specifically excluded
Term
What is consideration?
Definition
Money or something of value
Term
What does a Habendum clause convey?
Definition
The freehold estate
Term
What does a general warranty deed include? What are it's 5 covenants (warranties)?
Definition
The most promises or covenants (protections) for the buyer ; The covenant of seisin, the covenant of quiet enjoyment, the covenant against encumbrances, the covenant of further assurance, and warranty forever
Term
What is the covenant of seisin?
Definition
The grantor owns and has the right to convey the property
Term
What is the covenant of quiet enjoyment?
Definition
The grantee will be free from future disturbances by others claiming legal interest in the property
Term
What is the covenant against encumbrances?
Definition
The grantor has disclosed all encumbrances against the property
Term
What is the covenant of further assurance?
Definition
The grantee will have future cooperation in signing additional documents
Term
What is a warranty forever?
Definition
The guarantee of defense of title against claims such as liens or easements
Term
What does a special (limited) warranty deed include? What does it not offer protection against?
Definition
Protection against defects of title and encumbrances arising during the ownership period of the grantor and the covenant of seisin ; Previous claims
Term
What is a quitclaim deed? What is this deed often used for?
Definition
A deed offering no covenants or warranties ; Clearing clouds on title
Term
What does a bargain and sale deed offer?
Definition
Only the covenant of seisin
Term
What is probate?
Definition
The process of distributing all of a deceased person's assets
Term
What must wills go through in order for the devisee to receive real property?
Definition
Probate
Term
What is a testator?
Definition
A person who has a will
Term
What is a devisor?
Definition
A person who has a will
Term
What is a devisee?
Definition
A person named in a will
Term
What is the advantage of a will?
Definition
All heirs are known and there is no chance of escheat
Term
What is the act of devising?
Definition
Transferring a deceased person's interest in real property
Term
What is the act of bequeathing?
Definition
Transferring a deceased person's interest in personal property
Term
What does it mean to die intestate?
Definition
To die with no will
Term
What does the law presume an owner will to their real property to protect interest in it and against those who would trespass on it?
Definition
Regularly inspect it and give notice to cease and desist to trespassers
Term
What may happen to an owner who does not regularly inspect their property?
Definition
May lose their rights of ownership if another party possesses or uses the property for a statutory period of time
Term
A title obtained for adverse possession or a prescriptive easement is obtained how?
Definition
By a court procedure and ruling
Term
Adverse possession does not apply to what type of possession?
Definition
Use by permission or license
Term
What is adverse possession?
Definition
Ownership recognized by the court after open, continuous, exclusive, actual, and notorious possession of another's land for a statutory period of time
Term
What does the acronym OCEAN stand for? What is it in relation to?
Definition
Open, continuous, exclusive, actual, and notorious ; Adverse possession or an easement by prescription
Term
What is an easement by prescription? What is another phrase for this?
Definition
An easement recognized by the courts after open, continuous, exclusive, actual, and notorious use of another's land for a statutory period of time
Term
What does a seller's disclosure typically cover?
Definition
All material facts and defects, land/soil and environmental conditions, structural issues, lot size, encumbrances, etc
Term
Who completes a property disclosure? How do they complete the disclosure?
Definition
Always the seller ; To the best of their knowledge
Term
What is a material fact or defect?
Definition
A fact or defect, that if known, might change a decision
Term
What is a latent defect?
Definition
A hidden defect that is not easily discoverable by an inspection
Term
What must sellers and brokers disclose to buyers?
Definition
All material and latent defects known to either the seller or broker
Term
Upon discovery of a material defect, what must a listing broker do?
Definition
Disclose to all parties to the transaction or potential transaction
Term
Who would be responsible if a seller misrepresented a latent defect and a brokers visual inspection did not discover said latent defect?
Definition
The seller
Term
A written legal document by which ownership of real property is transferred from one party to another is a (BLANK)
Definition
Deed
Term
The two parties to a deed are the owner/(BLANK) and the buyer/(BLANK)
Definition
Grantor ; Grantee
Term
In order to convey title, a deed must be signed by the (BLANK)
Definition
Owner/Grantor
Term
Title does not pass to the grantee until the deed is (BLANK)
Definition
Delivered and accepted
Term
Assurance to grantees that they will not be disturbed by someone else with a lawful interest in the property is the covenant of (BLANK)
Definition
Quiet enjoyment
Term
The type of deed that is considered the best deed for a grantee is a (BLANK)
Definition
General warranty deed
Term
A deed that conveys whatever interest in the property the grantor holds at the time of conveyance, has no liability for the grantor, and contains no covenants or warranties is a (BLANK)
Definition
Quitclaim deed
Term
A deed with the warranty of seisin that applies only to the period the grantor owned the property is a (BLANK)
Definition
Special warranty deed
Term
Property owned by one person is said to be owned in (BLANK)
Definition
Severalty
Term
A form of concurrent ownership in which each tenant owns an undivided ownership share in the entire property and has no right of survivorship is (BLANK)
Definition
Tenants in common
Term
A form on concurrent ownership in which all owners have equal shares in the property and the right of survivorship is (BLANK)
Definition
Joint tenancy
Term
An undivided interest in a resort condominium as a tenant in common for a specific period each year is a (BLANK)
Definition
Time share
Term
A (BLANK) has a will and knows who will inherit her real and personal property
Definition
Testator
Term
(BLANK) does not require co-owners to go through probate to obtain title
Definition
Joint tenancy
Term
A person who holds a proprietary lease and owns shares of stock in a corporation that owns the building owns a (BLANK)
Definition
Cooperative
Term
Public recording system policies and procedures are set at what level?
Definition
State
Term
Recording a document does not
Definition
Prove the validity of a document
Term
What kind of notice does recording give?
Definition
Constructive or legal notice
Term
What establishes the priority of lien interest?
Definition
Recording time and date
Term
A deed that is not recorded is still what?
Definition
Valid
Term
To have actual notice about a property's physical claims to title, such as parties in possession or encroachments, what must a person do?
Definition
Inspect the property
Term
To have constructive notice about a parties legal claims to title, such as liens or person's listed on the title, what must a person do?
Definition
Inspect public records
Term
What are a few examples of documents that are usually recorded?
Definition
Deeds, mortgages and deeds of trust, contracts for deed, easements, and long term leases
Term
What do most states require of a document so that they can be recorded?
Definition
Acknowledged (notarized)
Term
A deed that is not recorded lacks what type of notice of ownership?
Definition
Legal or constructive notice
Term
What is a subordination clause? Which loan will often have a subordination clause?
Definition
A clause in a mortgage or deed of trust which allows a subsequent mortgage to take or change priority ; A loan in second position
Term
What is marketable title? What is another name for marketable title?
Definition
Ownership (or title) free from reasonable doubt
Term
What is the most common original source of title?
Definition
Land patent from the government
Term
What process is used to establish the chain of title
Definition
A title search
Term
What does a title search establish?
Definition
The chain of title
Term
What is the chain of title?
Definition
A history of successive recorded ownership documents linked together
Term
What would cause a title to be clouded?
Definition
If errors or missing documents are found in a title search
Term
What does a seller have to do in regards to a clouded title in order to convey a property?
Definition
Clear the clouded title
Term
What may be required to clear a clouded title?
Definition
Small issues may be corrected, some issues may require a quitclaim deed to clear another's legal interest in a title, some issues may require a suit to quiet title
Term
What is an abstract of title? How is an abstract of title created?
Definition
A historical summary of all recorded documents affecting title to a given parcel of land ; Created through a title search
Term
What would an abstract of title show?
Definition
All current and past recorded interests in a property
Term
Who issues a certificate of title?
Definition
An attorny
Term
What is the best method for insuring a title is marketable?
Definition
Title insurance
Term
What is a title report? What does a title report show? What does it not show?
Definition
A report that states the current condition of the title and is a commitment to insure ; The current status of recorded encumbrances ; Does not show a history of past owners or encumbrances
Term
The title policy commitment lists policy exceptions, what are these?
Definition
Defects and encumbrances that have been discovered or may exist, and would not be covered by the policy
Term
What is a standard exception? What is a special exception?
Definition
Items never covered ; Items specific to the property discovered by the title examiner
Term
Who does an owner's title insurance policy protect? What is this policy's coverage cost based off of?
Definition
Protects owners/buyers and their heirs while they have an interest in the property associated with the policy ; The sale price of the property
Term
Who does a mortgagee's title insurance policy protect? What is this policy's coverage cost based off of?
Definition
Protects mortgagees/lenders while they have an interest in the property associated with the policy ; The loan amount given to the buyer
Term
What does a standard owner's title insurance policy protect against? What does it exclude?
Definition
All problems with title found after closing ; Exceptions and problems found before closing and listed in the title report
Term
What does an extended owner's title insurance policy protect against?
Definition
In addition to what a standard policy would cover, problems that are not a matter of public record but would probably be discovered by inspection (actual notice) of the property
Term
How often is the premium for title insurance paid?
Definition
Only once when the policy is issued at closing
Term
What is a suit to quiet title?
Definition
A court hearing to determine ownership, recognize valid claims, and quiet invalid claims
Term
What is a suit to quiet title used for?
Definition
Clearing a clouded title, and establishing ownership under adverse possession
Term
What is a lis pendens?
Definition
A recorded notice of a pending lawsuit affecting title to a property
Term
What organization's purview do environmental issues usually fall under?
Definition
The Environmental Protection Agency (EPA)
Term
What would a real estate professional do if a suspected environmental issue/problem existed that might affect a property?
Definition
Inform and recommend (but never advise) that further investigative action should be taken by a professional in that related field
Term
Even if a seller believes a suspected environmental issue has been cured or removed, a real estate professional must still
Definition
Disclose the suspected issue
Term
What is asbestos?
Definition
A mineral used in building material that can cause respiratory disease
Term
When is asbestos harmful? How is asbestos generally ingested?
Definition
Only if the asbestos fibers become friable (broken) and may become airborne; From inhaling the microscopic particles
Term
What is asbestos removal called? What is it called when it is sealed in place? What is often a better choice for small amounts of asbestos?
Definition
Abatement ; Encapsulation ; Encapsulation
Term
If a building is to be demolished or largely renovated, what must be done to any asbestos contained in the building?
Definition
The asbestos must be abated
Term
What is a method of curing an asbestos issue that has a lesser risk of exposing the fibers?
Definition
Encapsulation
Term
When did asbestos become stigmatized in its use in building materials?
Definition
1978
Term
What are the risks of elevated levels of lead? Who is most at risk of lead poisoning?
Definition
Serious and potentially fatal neurological damage, developmental delays, and others ; Children and pregnant women
Term
Federal law requires LBP disclosure of housing built when? When is this required?
Definition
Before January 1, 1978 ; For the sale of any property, even if a licensee is not involved
Term
Brokers must inform sellers of their requirement to perform what in regards to lead based paint? What is the seller not required to do?
Definition
Disclose the location of any known LBP, provide a copy of any report done on the home, give a copy of the EPA LBP pamphlet, and offer buyers a 10-day opportunity to have the home tested (which may be waived) ; Have a lead inspection completed or pay for the removal of any known LBP
Term
The listing broker is responsible for gathering signatures from who in the purchase contract in regards to LBP
Definition
Seller, buyer, and all real estate professionals involved in the transaction
Term
Who must sign the LBP disclosure in the purchase contract and assume responsibility for making sure all parties are in compliance?
Definition
Real estate brokers
Term
What is radon? When does it create a hazard?
Definition
A naturally occurring odorless radioactive gas ; When it is trapped in a building
Term
Radon is relatively easy to test for but is impossible to detect without what? Once discovered, how is radon dealt with?
Definition
Testing ; Mitigation
Term
How is radon typically mitigated?
Definition
By adding a ventilation system to move the gas outside
Term
What is carbon monoxide? What is the scientific symbol for carbon monoxide?
Definition
An odorless gas that is a product of combustion ; CO
Term
How is carbon monoxide tested for?
Definition
With a CO monitor/detector
Term
How is toxic mold created? Where can mold grow?
Definition
By an excess buildup of humidity or moisture ; Anywhere there is oxygen, moisture, and an organic food source
Term
What is process called that removes mold?
Definition
Remediation
Term
When must sellers disclose a mold issue?
Definition
If mold was, or is present
Term
What are a few environmental issues that can affect a property?
Definition
Asbestos, lead based paint, radon, carbon monoxide, mold, formaldehyde, chlorofluorocarbons, electromagnetic fields, and methamphetamine labs
Term
What are some indications of a mold issue?
Definition
Musty smell, water damage, high humidity, or water leaks
Term
What is an environmental impact statement (EIS)?
Definition
A report that describes the potential impact of a proposed project on local and regional air, wetlands, land, and environment
Term
When is an environmental impact statement (EIS) required? When may an EIS be required?
Definition
Government projects ; Private developments
Term
What determines if or when a stigmatized issue must be disclosed?
Definition
State laws
Term
What is a stigmatized property? What are a few examples of stigmatized issues?
Definition
Those that may be deemed undesirable because of activities that occurred there ; Suicide, criminal activity, HIV or AIDs
Term
What is an escrow agent or title company closer?
Definition
A disinterested third party who assists in carrying out a transaction according to the terms of the purchase contract
Term
What does a closing statement detail?
Definition
Accounting of each party's debits and credits to the transaction
Term
What is a debit to a buyer? Examples?
Definition
Anything that increases the amount of money the buyer must bring to closing ; Sales price, loan origination fees, recordation fees
Term
What is a credit to a buyer? Examples?
Definition
Anything that decreases the amount of money the buyer must bring to closing ; Earnest money, a loan (loans are always buyer credits)
Term
What is a debit to a seller? Examples?
Definition
Anything that decreases the amount of money the seller takes from closing ; Brokerage fees, existing loan payoff, seller financing
Term
What is a credit to a seller? Examples?
Definition
Anything that increases the amount of money the seller takes from closing ; Sales price
Term
What is a proration? Examples?
Definition
The dividing of costs between the buyer and seller as of the date of closing ; Property taxes, rents, utilities
Term
If a payment was made in advance, who is debited and who is credited?
Definition
Debit buyer credit seller
Term
If a payment was made in arrears, who is debited and who is credited?
Definition
Debit seller credit buyer
Term
A proration will always be shown as what at closing?
Definition
An equal amount with a debit to one party and a credit to the other
Term
What is never prorated? Why?
Definition
Seurity deposit ; The full amount transfers to the new owner to hold for the tenant
Term
What is the proration calculation?
Definition
(Amount of money for the billing period divided by the days in the billing period) multiplied by the days owed
Term
The priority of a recorded instrument is determined by the date of (BLANK)
Definition
Recording
Term
When an attorney or title insurance company traces the ownership of a parcel of land to the beginning of its recorded history, the process is known as a (BLANK)
Definition
Title search
Term
A recorded notice stating that a pending lawsuit may affect title to a particular property is a(n) (BLANK)
Definition
Lis pendens
Term
A document that summarizes all recorded interests affecting title to a given parcel of land is a(n) (BLANK)
Definition
Abstract of title
Term
All the documents that comprise the history of the title are the (BLANK)
Definition
Chain of title
Term
Protection against incomplete or defective records of the title to land can best be obtained by securing (BLANK)
Definition
Title insurance
Term
In many cases it is better to (BLANK) asbestos than to (BLANK) it
Definition
Encapsulate ; Abate
Term
A defect or problem that is not covered by standard or extended title insurance is a(n) (BLANK)
Definition
Exception
Term
When protating, an item paid in advance will be a (BLANK) to the buyer
Definition
Debit
Term
Defects in title are covered only if they are found (BLANK) closing
Definition
After
Term
An item pain in arrears will be a (BLANK) to the buyer
Definition
Credit
Term
Most deeds, to be recorded must be (BLANK)
Definition
Notarized
Term
A new load will show on the closing statement as a buyer (BLANK)
Definition
Credit
Term
Shared items, such as property taxes and water bills, will be (BLANK) between the buyer and the seller
Definition
Prorated
Term
(BLANK) is an odorless, colorless gas that, if found, is often mitigated by adding ventilation
Definition
Radon
Term
What is a contract?
Definition
A voluntary, binding agreement between two or more competent parties to do, or not do, a specific thing
Term
What is an implied contract? Where is an implied contract never valid?
Definition
A contract where actions, not words, indicate intent ; In the transfer of any interest in real estate
Term
What is an express contract?
Definition
A contract where intent is indicated by oral or written words
Term
To be enforceable, the majority of real estate contracts must be what type of contract?
Definition
Express written documents or agreements
Term
What is a bilateral contract? Example?
Definition
A promise exchanged for a promise, where both parties are bound to perform ; Purchase contract
Term
What is a unilateral contract? Example?
Definition
A promise exchanged for performance, where only one party is bound to perform if the other performs first ; Option contract
Term
When is a contract valid?
Definition
When it meets all legal requirements and contains all essential elements
Term
When is a contract void?
Definition
When it lacks one or more of the essential elements of a valid contract
Term
When is a contract voidable?
Definition
When one party may disaffirm it because the party is a minor or was subject to duress, fraud, or misrepresentation
Term
What are the stages of a contract?
Definition
Letter of intent (optional), offer, negotiation, acceptance, contract, and termination
Term
What is a letter of intent? What does a letter of intent not contain? When are they most often used?
Definition
A way for a buyer to seek information about a potential transaction ; Legal obligation ; Commercial sales
Term
A meeting of the minds is formed through what?
Definition
Offering and counter offering until both parties agree to the terms
Term
A strike-through change must be what to be enforceable?
Definition
Initialed and dated by all parties
Term
When is a contract formed?
Definition
Upon meeting of the minds and communication of acceptance by the parties
Term
Termination of the offer prior to acceptance can occur how?
Definition
A counteroffor, revocation by the offeror, rejection by the offeree, lapse of unreasonable time, destruction of the property, or death of either party
Term
What is a counteroffer?
Definition
Termination of the original offer and creation of a new offer
Term
Once under contract, how may the contract be changed?
Definition
An amendment must be negotiated and signed by all parties
Term
If the terms of a contract aren't adhered to by a party, that party would be in what?
Definition
Breach of contract
Term
How is a purchase contract terminated? What would not terminate a purchase contract?
Definition
Either by a party exercising a contingency and terminating, by breach by a party, or at closing with conveyance of the deed ; Death of a party to the contract
Term
What does it mean to have contractual capacity?
Definition
Must be 18 years old or an emancipated minor, and must be sane and sober
Term
What does it mean to be a legally competent party?
Definition
Must be 18 years old or an emancipated minor, and must be sane and sober
Term
A person determined to be incompetent by a judge cannot enter into what?
Definition
A contract
Term
A mutual agreement is achieved by a?
Definition
Meeting of the minds
Term
When does an offer become binding?
Definition
Upon communication of acceptance
Term
What is a material fact?
Definition
One that, if known, might change a decision and must be disclosed
Term
What is contractual intent?
Definition
The intent to be bound by a contract
Term
What intent may not be present in a contract?
Definition
Intent to commit fraudulent acts or misrepresent
Term
What is puffing? Is it legal? Example?
Definition
The act of making a claim that anyone would understand is not literally true ; Yes ; The best view in the city
Term
A seller must disclose all material defects and facts even if selling a property as what?
Definition
As is
Term
What does phrase caveat emptor mean?
Definition
Let the buyer beware
Term
A meeting of the minds cannot be made under what conditions?
Definition
Duress, menace, undue influence, or mutual mistake
Term
A contract must have what type of purpose?
Definition
A legal purpose
Term
What is consideration?
Definition
Money, promises, or something of value?
Term
What can never be considered consideration?
Definition
Earnest money
Term
What are the essential elements of a real estate contract?
Definition
Competent parties, meeting of the minds, lawful objectives, consideration, in writing and signed
Term
The statute of frauds requires that, in order to be enforceable, certain contracts must be what?
Definition
In writing and signed by all parties expected to perform
Term
The statute of frauds requires that all contracts for the transfer of interests in real estate be in what form?
Definition
Express written contracts
Term
What sets the amount of time parties will be given to file a claim or lawsuit?
Definition
The statute of limitations
Term
What is the difference between executory and executed?
Definition
Executory has not yet been fully performed and executed all duties have been fully performed
Term
What is an addendum?
Definition
Material attached to and made part of an offer
Term
What is an amendment/modification?
Definition
A modification of contract terms by mutual agreement
Term
What is an assignment?
Definition
Transfers contract rights but not liability
Term
What is a novation?
Definition
The transfer of contract rights and liability through a new contract that replaces the original
Term
When a contract duty is required that cannot be legally performed the contract becomes what?
Definition
Void
Term
What is a contingency?
Definition
A duty, that if not performed, terminates a contract
Term
What is a legal impossibility?
Definition
A duty required by the contract that cannot be legally performed
Term
What is mutual rescission?
Definition
All parties agree to return to their original condition before the contract was executed, mutual contract termination
Term
Most contracts are not terminated by what?
Definition
Death
Term
How does a breach of contract occur?
Definition
When one party is in default without a legal excuse
Term
What sets forth the amount of time that the nonbreaching party has to take legal action against the breaching party?
Definition
The statute of limitations
Term
What are the remedies a nonbreaching party to a contract could take?
Definition
Acceptance of partial performance, specific performance, receiving liquidated damages, and suing for actual damages
Term
What is acceptance of partial performance?
Definition
Choosing not to sue for breach of contract
Term
What is specific performance?
Definition
Suing to force performance for completion of contract
Term
What are liquidated damages? When is this available? Example?
Definition
Retaining a breaching party's deposit ; Available only when specified in the contract ; Earnest money or a damage deposit
Term
What are actual damages?
Definition
Suing for money lost
Term
Name a few types of real estate contracts
Definition
Purchase contract, option, lease-purchase, right of first refusal, sale-leaseback, lease
Term
What type of contract is a purchase agreement?
Definition
Bilateral written expressed
Term
What are typical contingencies in a purchase contract?
Definition
Financing, appraisal, or inspection
Term
What are the essential elements of a real estate purchase contract?
Definition
Buyer's and seller's signatures, property description, price and terms, and in writing and signed
Term
What is an option contract?
Definition
A potential buyer purchases the right to buy in the future from a seller who agrees to sell within a set period for a set price
Term
What type of contract is a option contract?
Definition
Unilateral written contract
Term
If a buyer decides not to buy in an option contract, what recourse does the seller have?
Definition
None except to keep the buyers option fee
Term
What is an option fee?
Definition
A nonrefundable fee to hold an option for a buyer
Term
What is a lease-purchase contract?
Definition
Used when a tenant wants to purchase property but can't get financing for the full amount
Term
What is a right of first refusal contract?
Definition
A potential buyer purchases the right to buy in the future from a seller
Term
What is the difference between an option contract and a right of first refusal contract?
Definition
A right of first refusal gives more flexibility because there is typically no set price and the seller can sell to others if the first right is not exercised
Term
What is a sale-leaseback contract?
Definition
A contract where an owners sells property to an investor and then leases it back
Term
What is a lease?
Definition
A contract for possession of a property
Term
What are the types of leases?
Definition
Gross/fixed lease, net lease, percentage lease, variable lease, and ground (land) lease
Term
What are the parties to a lease?
Definition
The lessor and the lessee
Term
What are the essential elements of a lease?
Definition
Name of lessor and lessee, description of the property, rent terms
Term
What is a gross or fixed lease? What is this lease most common for?
Definition
A lease where the tenant pays a fixed rent and the landlord pays all expenses ; Residential leases
Term
What is a net lease?
Definition
A lease where the tenant pays a base rent plus expenses like property taxes, insurance, and maintenance
Term
What is a percentage lease? What is this lease most common for?
Definition
A lease where the tenant pays rent based on a percentage of the gross income (sales) ; Retail properties
Term
What is a variable lease? What are the two types of variable leases?
Definition
A lease where the tenant pays a rent that increases and decreases at predetermined levels ; Graduated and index
Term
What is a ground lease?
Definition
A lease used to rent unimproved property where improvements usually become the landlord's property at the end of the lease
Term
What type of lease would give a landlord the most stable income?
Definition
A gross/fixed lease
Term
What is the termination of a lease based on?
Definition
The expiration date of the lease or required notice of termination
Term
What is an estate for years termination based on? What is it never based on?
Definition
The expiration date ; Death of a party
Term
What is a periodic estates termination based on? What is it never based on?
Definition
Notice, Death of a party
Term
What is an estate at wills termination based on?
Definition
Notice or death
Term
What is actual eviction?
Definition
A court action brought by the landlord against a tenant who is in breach of the lease
Term
What is constructive eviction? What does a tenant not do with a constructive eviction? What must they do?
Definition
Termination of a lease if a tenant must vacate due to a landlord's act or failure to act ; Pay rent ; Move
Term
What are the points for evaluation in risk management?
Definition
Avoid, control, transfer, and retain
Term
What does ACTR stand for? What is it in relation to?
Definition
Avoid, control, transfer, and retain ; Risk management
Term
What is risk management?
Definition
A process used to avoid risk
Term
What does it mean to avoid a risk?
Definition
Remove the source of a risk
Term
What does it mean to control a risk?
Definition
Preparing for an emergency before it happens
Term
What does it mean to transfer a risk?
Definition
Shifting a risk to another party
Term
What does it mean to retain a risk?
Definition
Deciding that the chances of the event occurring are too small to justify the expense of any response
Term
What are the types of insurance for property owners?
Definition
Tenant's rental, fire and hazard, flood, liability, casualty, surety bond, and owners association
Term
What is E&O insurance? What/who does it cover? What does it not cover?
Definition
Errors and omissions insurance ; Covers brokerage firms, brokers, and salespersons for liability for errors and negligence in listing and selling activities ; Criminal acts, fraud, failure to disclose material facts, violations of civil rights, and antitrust laws
Term
A contract whose terms have been explicitly declared either verbally or in writing is a(n) (BLANK) contract
Definition
Express
Term
When only one party to the contract makes a promise, the result is a (BLANK) contract
Definition
Unilateral
Term
A contract in which one party has the right to void the contract is a(n) (BLANK) contract
Definition
Option
Term
A contract created by the actions of the parties is a(n) (BLANK) contract
Definition
Implied
Term
A contract with a minor will be (BLANK)
Definition
Voidable
Term
A lease contract in which the tenant pays rent only is a (BLANK)
Definition
Gross lease
Term
The protection for buyers in a contract that allows them to get their earnest money back if they cannot qualify for a loan is known as a (BLANK)
Definition
Contingency
Term
A unilateral contract in which Buyer Allen has the right to purchase a property from Seller Betty if Buyer Allen chooses to do so is a(n) (BLANK)
Definition
Option
Term
A party attempting to enforce an oral executory contract for the purchase of real estate would be stopped by the (BLANK)
Definition
Statute of Frauds
Term
(BLANK) means that there was an offer and acceptance, there was no fraud, misrepresentation, or mistake, and the consent was genuinely and freely given
Definition
Mutual agreement
Term
The party who makes an offer to another is known as the (BLANK)
Definition
Offeror
Term
An accepted offer becomes binding on the offeror upon (BLANK)
Definition
Communication of acceptance
Term
Actual knowledge to enter into a contract by intentionally deceiving a party is (BLANK)
Definition
Fraud
Term
Something of value given in exchange for something else of value is (BLANK)
Definition
Consideration
Term
(BLANK) is not consideration but may be required as part of liquidated damages in a purchase contract
Definition
Earnest money
Term
Additional material attached to and made part of an an offer is an (BLANK)
Definition
Addendum
Term
To modify a written contract, both parties must sign an (BLANK)
Definition
Amendment
Term
The buyer has equitable title in an (BLANK) contract
Definition
Executory
Term
The right of parties to a contract to sue each other to perform the contract terms is (BLANK)
Definition
Specific performance
Term
When the seller keeps only the earnest money or other things of value of a buyer who is in default, the contract remedy used is (BLANK)
Definition
Liquidated damages
Term
What is an appraisal? Who can perform an appraisal?
Definition
An estimate or opinion of market value supported by an analysis of relevant property ; A licensed appraiser
Term
What is the most common function of an appraisal? Who generally for?
Definition
Most appraisals seek to estimate market value ; A lender
Term
What is an appraisal required for? For what types of loans? What is it not required for?
Definition
All federally related loans ; Conventional, FHA, and VA loans ; Seller-carry loans
Term
A real estate licensee would perform what instead of an appraisal?
Definition
CMA (competitive market analysis), a BPO (brokers price opinion, or a BOV (brokers opinion of value)
Term
A broker may charge a fee for a CMA/BPO/BOV, but should make it clear that it is not a what?
Definition
Appraisal
Term
What is market value?
Definition
The most probable price that a property should bring when a seller would sell and a buyer would buy, the property is exposed on the open market for a reasonable time, both parties are familiar with the property, and neither party is under abnormal pressure to sell or buy
Term
What is market price?
Definition
The actual sales price that a property brought in a sale
Term
What are the essential elements of value?
Definition
Demand, Utility, Scarcity, and Transferability
Term
What does the acronym DUST stand for in terms of value?
Definition
Demand, Utility, Scarcity, and Transferability
Term
What does scarcity mean?
Definition
There in a finite supply of land
Term
What does transferability mean?
Definition
A property must have marketable title
Term
What is a property's highest and best use?
Definition
The use that produces the best return on investment over time
Term
What would a property's highest and best use be included in? What would it not be included in?
Definition
An appraisal ; A CMA/BPO?BOV
Term
What does supply and demand determine?
Definition
Sales prices and rental rates
Term
What is the principle of substitution?
Definition
Substituting a property that meets the same criteria of time, function, and utility as the subject property
Term
What is the most important principle of an appraisal?
Definition
Substitution
Term
What principle is used in all three approaches to valuation?
Definition
Substitution
Term
What is conformity?
Definition
A property's value tends to move towards that of its surrounding properties
Term
What is regression? What principle is this a part of?
Definition
When the value of an overimproved property declines ; Conformity
Term
What is progression? What principle is this a part of?
Definition
When the value of an underimproved property increases ; Conformity
Term
When is value in a neighborhood most stable?
Definition
When all properties are similar/conformity is high
Term
What is contribution?
Definition
The increasing or decreasing returns on improvements made to real estate
Term
What is an increasing return in terms of real estate?
Definition
Improvements that add more value than they cost
Term
What is a decreasing return in terms of real estate?
Definition
Improvements that add less value than they cost
Term
What is the value of an improvement?
Definition
What the market would pay for that improvement
Term
What is the sales comparison/market data approach to valuation? What is it the most important for?
Definition
Estimates value based on adjusted sales price of similar properties that were recently sold ; Residential property and vacant land
Term
In the sales comparison approach, how are properties adjusted?
Definition
The subject property is never adjusted, previously sold comparable properties are adjusted up or down to get a value similar to the subject property
Term
In the sales comparison approach, which property is never adjusted?
Definition
The subject property
Term
In a rapidly changing market, what should the age of comparables be?
Definition
Preferably those that have sold withing 6 months, but no more than 12 months
Term
What are the primary elements of comparison and adjustment in the market data approach?
Definition
Lot size, date of sale, days on market, amenities, and square footage
Term
In the sales comparison approach, which property is adjusted?
Definition
The comparable properties
Term
What valuation method uses the paired sales analysis?
Definition
Competitive market data/sales comparison
Term
What is the paired sales analysis?
Definition
Comparison of two properties that are nearly identical, with the exception of the item being adjusted like a bedroom or bathroom
Term
In the paired sales analysis, what is value based on?
Definition
What the market would pay for the improvement
Term
What is the cost comparison approach to valuation? When is it used? What type of property is it commonly used for?
Definition
Estimates value based on reproduction or replacement cost of improvements minus depreciation plus land value ; Used when comparable sales or income of property is lacking ; Most common method for new construction and unique or special purpose properties
Term
What is an example of a unique or special purpose property?
Definition
A church or school
Term
What are the three steps to the cost approach?
Definition
Estimate the cost to build the improvements as if built today, estimate and deduct accrued depreciation, and add the land value
Term
What element of real estate will never depreciate?
Definition
Land
Term
How is land usually evaluated in the cost comparison approach?
Definition
Using the market data approach
Term
What is the formula for the cost comparison approach to valuation?
Definition
Cost to build new - Depreciation + Land value
Term
What does reproduction mean in terms of the cost comparison approach to valuation? What type of property is reproduction generally used for?
Definition
Cost to build a replica with the same or highly similar material ; Historical properties
Term
What does reproduction mean in terms of the cost comparison approach to valuation?
Definition
Cost to replace improvements with the same functionality and utility
Term
What is depreciation? What is another word for depreciation? What are the three types of depreciation?
Definition
The loss of value for any reason ; Obsolescence ; Physical, functional, and economic o
Term
What is physical obsolescence? Is this curable?
Definition
Deferred maintenance and wear and tear that cause depreciation ; Typically yes
Term
What is functional obsolescence? Is this curable?
Definition
Design or other inadequacies that cause depreciation ; May or may not be curable
Term
What is economic obsolescence? What are other terms for this? Is this curable?
Definition
External factors that cause depreciation ; Locational or external obsolescence ; Typically no
Term
What is the income approach to valuation? When is it used? What type of property is it commonly used for?
Definition
Used for properties that generate income ; Buying an investment property ; Apartment building, shopping center, or office building
Term
How do investors determine what they will pay for a property?
Definition
Based on the rate of return or cap rate
Term
What is a capitalization rate or cap rate?
Definition
A calculation of future income based on a property's net operating income (NOI)
Term
What is capitalization?
Definition
The process of converting estimated future income into present value
Term
How do you calculate net operating income or NOI?
Definition
NOI equals cap rate times value
Term
What is a gross rent multiplier? When is it primarily used?
Definition
A simplified alternative to capitalization that takes into account gross income but not vacancies, bad debt, or expenses ; Single family rental homes
Term
What are the formulas for calculating value using the gross rent multiplier?
Definition
Annual gross rent multiplier times annual potential gross rent equals value -or- monthly gross rent multiplier times monthly potential gross rent equals value
Term
What is reconciliation?
Definition
The process of taking all three approaches to value and compiling them into one value
Term
How is the process of reconciliation completed?
Definition
Each approach of valuation is weighted and used to determine a subject property's estimated value, with the most weight given to the approach that is the most appropriate for the property type
Term
The process of converting a future income stream into an expression of present value is (BLANK)
Definition
Capitalization
Term
The cost of replacing an improvement with another of similar quality but not an exact replica is (BLANK)
Definition
Replacement cost
Term
Loss in value due to causes external to the property is (BLANK)
Definition
Economic/Locational/External obsolescence
Term
A method of valuing a property by comparing the subject property to similar properties that have recently sold is the (BLANK) approach
Definition
Market data
Term
Demand, utility, scarcity, and transferability are essential elements of (BLANK)
Definition
Value
Term
An appraisal is an (BLANK) of value
Definition
Estimate
Term
To obtain the value using the capitalization approach, an appraiser would divide the (BLANK) by the capitalization rate
Definition
NOI or Net operating income
Term
All three approaches to value use the principle of (BLANK)
Definition
Substitution
Term
An appraiser calculates accrued depreciation in the (BLANK) approach
Definition
Cost
Term
When an appraiser determines the accrued depreciation, outdated electrical fixtures would be considered (BLANK) obsolescence
Definition
Functional
Term
An appraiser estimating operating expenses is used the (BLANK) approach
Definition
Income
Term
The market data approach is also known as the (BLANK) approach
Definition
Sales comparison
Term
The step in which the appraiser weighs all approaches of valuation to determine a final value is (BLANK)
Definition
Reconciliation
Term
An appraiser determining the value of a shopping center would use the (BLANK) approach
Definition
Income
Term
The best approach to determine the value of a library would be the (BLANK) approach
Definition
Cost
Term
How does title theory work?
Definition
The borrower gives legal title to the lender and retains equitable title until the loan debt is fully repaid
Term
How does lien theory work?
Definition
The borrower retains both legal and equitable title and the lender puts a lien on the property until the loan debt is fully repaid
Term
What is the function of a mortgage or deed of trust?
Definition
To act as a security for the promissory note
Term
What acts as collateral for a loan on real property?
Definition
A mortgage or deed of trust
Term
What is a promissory note?
Definition
A legal instrument that evidences a debt that is secured by a mortgage or deed of trust
Term
What are the key elements of a promissory note?
Definition
Promise of a borrower to repay a fixed amount, terms of repayment, and the signature of the borrower
Term
What is an acceleration clause?
Definition
A clause stating that if the borrower defaults, the lender can demand immediate repayment of the entire balance
Term
What does a promissory note alone not do?
Definition
Create a lien on a property
Term
What is a mortgage or deed of trust?
Definition
An instrument that pledges property as security for a debt
Term
In the majority of home loans, what type of interest is used?
Definition
Simple, non-compounding interest
Term
Who is the mortgagor? Who is the mortgagee?
Definition
The borrower ; The lender
Term
How many parties are there to a mortgage? Who are they?
Definition
Two ; The mortgagor and mortgagee
Term
Who is the trustor? Who is the trustee? Who is the beneficiary?
Definition
The borrower ; A public or private party who holds a deed of trust ; The lender
Term
How many parties are there to a deed of trust? Who are they?
Definition
Three, The trustor, the trustee, and the beneficiary
Term
What essential elements of a valid contract must a deed of trust have? List them
Definition
All of them: Competent parties, meeting of the minds, lawful objective, consideration, and be in writing and signed by all parties to the transaction
Term
What are the provisions of a mortgage or deed of trust?
Definition
Defines rights and obligations, acceleration clause, defeasance clause, due-on-sale clause, prepayment clause, power of sale clause
Term
What is an acceleration clause?
Definition
A clause stating the lender may demand payment in full in case of a default by the borrower
Term
What is a defeasance clause? How is this conveyed to a mortgagor? To a trustor?
Definition
A clause stating when the debt is paid in full, the lien must be removed ; Satisfaction of the mortgage ; Deed of reconveyance
Term
In terms of a mortgage or deed of trust, what proves payments are in full and are recorded by the borrower?
Definition
A satisfaction for a mortgage and a deed of reconveyance for a deed of trust
Term
What is a due on sale clause? What is another name for this clause?
Definition
A clause stating that when a property is sold, the lender may demand immediate repayment of the entire debt
Term
What is a prepayment clause? What may this include for the borrower?
Definition
A clause that sets the terms for how and when the borrower can pay off the loan ; Penalties for early payoff
Term
What is a power of sale clause?
Definition
An optional state allowed provision in a mortgage, and standard provision in a deed of trust, that allows mortgagee/trustee the power of nonjudicial foreclosure
Term
What are some reasons for the acceleration or foreclosure of a loan?
Definition
Nonpayment of principal and interest, nonpayment of taxes, removal of improvements without lender consent, insurance lapse, waste, or alienation without consent
Term
What is waste of a property?
Definition
deferred maintenance or any other activity that lowers the value of a property below what is owed
Term
What does the loan to value ratio or mortgage ratio determine?
Definition
How much money can be borrowed and if private mortgage insurance will be needed
Term
How is the maximum percentage of value that a lender will loan to a borrower determined?
Definition
The loan to value ratio
Term
What determines the value in the loan to value ratio?
Definition
The sales price or appraised value, whichever is lower
Term
How is equity calculated?
Definition
Market value today-Total debt today=Equity
Term
What is leverage?
Definition
The effect of using borrowed money to finance an investment
Term
A higher leverage means what?
Definition
The higher the LTV and more money borrowed
Term
A lower leverage means what?
Definition
The lower the LTV and less money borrowed
Term
What is the disadvantage of higher leverage?
Definition
The higher the leverage the greater the risk of default on the loan
Term
What is the advantage of leverage?
Definition
Being able to control a large asset with little cash investment
Term
What is a discount point? When is it paid?
Definition
One point is 1% of the loan amount paid to the lender at funding to lower the interest rate on a loan
Term
Why does a lender charge discount points?
Definition
To increase the yield on a loan
Term
What is a loan origination fee?
Definition
A charge by the lender to process and issue a loan
Term
When is a discount point paid?
Definition
At funding of the loan
Term
What is usury?
Definition
Charging an interest rate in excess of what is permitted by law
Term
What determines the maximum interest rate limits and the types of loans affected by usury law?
Definition
State law
Term
What is foreclosure governed by?
Definition
State law
Term
What is foreclosure?
Definition
The procedure whereby title to property is used as security for a debt is taken by a lender and sold to satisfy the debt
Term
What does foreclosure do in terms of liens against a property?
Definition
Removes all liens
Term
What are the types of foreclosure?
Definition
Judicial and nonjudicial
Term
What can the borrower do to cure a foreclosure during the equitable redemption period?
Definition
Paying all missed payments plus interest and penalties
Term
What may result in a deficiency or personal judgement after a REO sale of a property?
Definition
Insufficient sale proceeds
Term
What is a deed in lieu of foreclosure? What does a deed in lieu not do to other liens?
Definition
To avoid foreclosure, a borrower deeds property held as security to the lender ; Erase 2nd and subsequent liens
Term
Why might a lender not accept a deed in lieu of foreclosure?
Definition
If the property had 2nd or subsequent liens, the lender would take title to the property subject to those liens
Term
What is a short sale?
Definition
The sale of a property by the borrower where the market value of the property will not bring sufficient funds to pay off the loan balance
Term
What is a term loan? What is another name for this type of loan?
Definition
Interest only payments until maturity, with a balloon payment of the entire principal at the end of the loan term ; Straight loan
Term
What is a partially amortized loan?
Definition
Equal payments of principal and interest until maturity, with a balloon payment of the remainder of the principal at the end of the loan term
Term
What is a fully amortized loan? What is another name for this type of loan?
Definition
Equal consecutive installments of principal and interest until maturity, when the principal balance reaches zero ; Fixed rate loan
Term
What is the most common loan for residential single family homes?
Definition
A fully amortized or fixed rate loan
Term
What is an adjustable rate mortgage? What is another name for this type of loan? Who would this not be a good loan for?
Definition
Similar to a fully amortized loan, but the interest rate fluctuates subject to a set economic index ; An ARM ; Borrowers with a set income, such as a retiree
Term
What is a budget mortgage?
Definition
A mortgage where payments include PITI: principal, interest, taxes, and insurance
Term
What is PITI? What is this in reference to?
Definition
Principal, interest, taxes, and insurance ; A budget mortgage
Term
What is a package mortgage? What is an example of a property this would be used for?
Definition
A mortgage that includes real property plus personal property ; A furnished condominium
Term
What is a blanket mortgage? Who typically takes out a loan like this?
Definition
A single loan that includes more than one parcel of land to be used as security ; A developer
Term
What is a construction mortgage?
Definition
Interim financing made available in installments as improvements are completed
Term
What is a reverse mortgage? What is another name for this type of loan?
Definition
A loan where the a lender pays a borrower monthly payments of principal with each disbursement
Term
What is a home equity loan?
Definition
A loan where a borrower borrows against the equity they have in a property
Term
What does the Truth in Lending Act provide for in terms of a home equity loan or HELOC? What does HELOC stand for?
Definition
A three day right of rescission after approval of the loan ; Home equity line of credit
Term
What is a subprime loan?
Definition
A loan where a higher than prime rate is charged because the borrower and/or property used as security is a higher risk than a prime borrower
Term
What is predatory lending? Who, generally, are targets of predatory lending?
Definition
An umbrella term for unfair or illegal lending practices ; The elderly, minorities, those who are less educated, and those who do not speak English as a first language
Term
What do predatory lending practices include?
Definition
Making loans to those who cannot repay, Urging borrowers to refinance repeatedly, originating loans with high prepayment penalties, using different terms at application and and pressuring different terms at closing, offering only subprime rates to borrowers who qualify for prime rates, offering interest only loans
Term
What is a purchase money mortgage? What are other names for this type of loan?
Definition
A loan where full title is transferred to the buyer, and the seller takes a lien on the property at closing ; A seller carry second or seller carryback
Term
What is a contract for deed? What are other names for this type of loan?
Definition
A loan where buyer receives title to the property only after the full amount is received by the seller via installment payments ; Land contract or installment contract
Term
What is a licensees role in terms of seller financing?
Definition
To make sure both parties understand the risks that may be involved
Term
The borrower's right to cure a default and stop for closure is (BLANK)
Definition
Equitable redemption
Term
An (BLANK) would not be recommended for a retiree on a fixed income
Definition
ARM loan
Term
The clause that appears in both the note and mortgage that allows the lender to demand immediate payment of the entire debt if the borrower defaults is a(n) (BLANK)
Definition
Acceleration clause
Term
A loan that is repaid in one single lump sum at the end of its life is called a straight loan or a (BLANK)
Definition
Term loan
Term
A loan in which payments are scheduled so the entire principal balance is repaid b the maturity date is a (BLANK) loan
Definition
Fully amortized
Term
A disadvantage of a term or partially amortized loan is the final (BLANK) payment
Definition
Balloon
Term
A (BLANK) is used when more than one property is pledged as security for a single loan
Definition
Blanket mortgage
Term
A mortgage given by the purchaser to the seller in partial payment for the property is a (BLANK)
Definition
Purchase money mortgage
Term
The difference between a property's market value and the debts against it is (BLANK)
Definition
Equity
Term
A loan that allows a borrower to make smaller payments of interest and principal but has a balloon payment at the end is a (BLANK) loan
Definition
Partially amortized
Term
If a borrower sells the property and loan without permission of the lender, the clause that allows the lender to call the loan due and payable is the (BLANK)
Definition
Alienation clause
Term
Points charged by the lenders are computed as a percentage of the (BLANK)
Definition
Mortgage amount
Term
The higher the loan to value ratio, the higher the (BLANK)
Definition
Leverage
Term
A contract that gives a buyer the right to occupy the property now and receive a deed after payment in full of the purchase price is a (BLANK)
Definition
Contract for deed
Term
The mortgagee makes payments to the mortgagor in a (BLANK)
Definition
Reverse mortgage
Term
What defines a conventional mortgage? What can the LTV be up to in a conventional mortgage?
Definition
Debt repayment is based solely on the borrower's ability to repay and the loan is not insured by the government ; 80%
Term
What defines an insured conventional mortgage? What is this loans advantage over a conventional loan?
Definition
Private mortgage insurance protects lenders from loss due to a deficiency when the LTV is above 80% ; The borrower makes a smaller down payment
Term
What does PMI protect a lender against?
Definition
The shortfall between the amount obtained in a foreclosure and the outstanding mortgage debt
Term
What does PMI not cover?
Definition
The full amount of a loan
Term
When does a borrower/mortgagor pay PMI?
Definition
When the LTV of a loan is above 80%
Term
What defines an FHA insured loan? What can the LTV be up to?
Definition
The FHA provides its own mortgage default insurance for a mortgage made by an approved lender ; 97%
Term
A property must be owner occupied to receive what kind of loans?
Definition
FHA insured and VA guaranteed
Term
In an FHA loan, where do the funds originate from? Where do they never originate from?
Definition
An FHA approved lender ; The FHA
Term
What does an FHA loan insure?
Definition
The lender against a borrower default
Term
What types of loans will never contain a prepayment penalty?
Definition
FHA insured and VA guaranteed
Term
What is a loan payoff based on in an FHA insured loan?
Definition
The original terms of the loan
Term
What types of loans must contain an escape clause?
Definition
FHA insured and VA guaranteed
Term
What types of loans will never contain a due on sale clause?
Definition
FHA insured and VA guaranteed
Term
What defines a VA guaranteed loan? What can the LTV be up to?
Definition
The VA provides its own mortgage default insurance to eligible veterans for a mortgage made by an approved lender ; 100%
Term
Who is eligible to receive a VA guaranteed loan? Who is not?
Definition
Active or retired military ; Parents of active or retired military or citizens who have not served
Term
What is the only type of loan wherein no down payment is required?
Definition
VA guaranteed
Term
What entity regulates the supply of money and interest rates in the US
Definition
The Federal Reserve
Term
What is the primary mortgage market?
Definition
The institutions that originate loans for borrowers
Term
What do mortgage bankers do?
Definition
Provide financing as they are direct lenders
Term
What do mortgage brokers do?
Definition
Bring together borrowers and lenders acting as an intermediary
Term
What is the secondary mortgage market?
Definition
The institutions that buy loans that have already been originated by a lender
Term
Why are existing loans bought from banks in the secondary market?
Definition
To provide money to the primary mortgagees to make new loans
Term
How are mortgages generally sold?
Definition
As mortgage-backed securities
Term
What changes when a mortgage is sold on the secondary market? What remains the same
Definition
The address or company that a borrower sends a payment to ; The terms of the loan
Term
What are the three main secondary mortgage market organizations?
Definition
FNMA (Fannie Mae), GNMA (Ginnie Mae), and FHLMC (Freddie Mac)
Term
What is the FNMA? What types of loans does the FNMA buy? What does FNMA stand for? What is its common name?
Definition
A government sponsored organization ; Buys all types of mortgages ; Federal National Mortgage Association ; Freddie Mac
Term
What is the GNMA? What types of loans does the GNMA buy? What does GNMA stand for? What is its common name?
Definition
An agency within HUD ; Buys FHA and VA mortgages ; Government National Mortgage Association ; Ginnie Mae
Term
What is the FHLMC? What types of loans does the FHLMC buy? What does FHLMC stand for? What is its common name?
Definition
A government sponsored corporation ; Buys conventional mortgages from savings and loan organizations and commercial banks ; Federal Home Loan Mortgage Corporation ; Freddie Mac
Term
What is a conforming loan
Definition
A loan that meets the standards of Fannie Mae and Ginnie Mae that can be readily sold in the secondary market
Term
What is a nonconforming loan?
Definition
A loan that is larger than Fannie Mae standards and may be more difficult to sell in the secondary market
Term
What are the two laws enforced by the Consumer Financial Protection Bureau?
Definition
The Truth in Lending Act and the Real Estate Settlement Procedures Act
Term
What does the Truth in Lending Act cover? What is it's main focus on bringing clarity to?
Definition
All consumer lending, not just real estate ; Lender costs in a transaction
Term
What does the Real Estate Settlement Procedures Act cover? What is its main focus on bringing clarity to?
Definition
Real estate professionals, including lenders and title companies ; All costs of a real estate transaction
Term
What does RESPA standardize?
Definition
Closing practices for one to four family properties financed by federally related loans
Term
What types of loans are related to RESPA?
Definition
Those that are federally related, conventional loans funded by regulated lenders, and loans that will be sold on the secondary market
Term
What regulation implements TILA?
Definition
Regulation Z
Term
What is the purpose of TILA?
Definition
To promote the informed use of consumer credit by requiring the advance disclosures of loan terms and costs
Term
TILA applies to all real estate loans with the exception of what
Definition
Corporations, business or commercial loans, seller financing
Term
What is the true cost of obtaining credit expressed as?
Definition
A loans APR, or annual percentage rate
Term
The APR is always higher than what?
Definition
The nominal interest rate
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