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NMLS Practice Questions
practice questions
107
Business
Professional
05/25/2011

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Term
Interest only has what feature?
Definition
They can be paid off faster than fully amortized.
Term
What document provides information about the penalty for providing fraudulant answers on the 1003?
Definition
The Uniform Residential Loan App
Term
What does Investors with non-recourse loans mean?
Definition
Borrower does not have any recourse on default
Term
Without a waiver, an applicant for a conforming loan must be given a copy of the appraisal when?
Definition
At least 3 business days prior to closing
Term
What is the prupose of RESPA?
Definition
To regulate closing costs
Term
After the loan is sold to the secondary market, the originating lender may be required to purhase the loan back due to....
Definition
a buyback agreement
Term
What is the variance allowed on adjustments for apprasisals according to Fannie Mae and Freddie Mac?
Definition
20%
Term
Whish type of loan processing woul include only an appraisal and a crdit score?
Definition
No documentation
Term
A creditor failed to deliver the required TILA rescission notice and material disclosures. As a result the borrower's right to rescind was extended for how many years from the date of consumation of the transaction?
Definition
3 years
Term
Under the Graham-Leech-Bliley Act, a person is considered a consumer of a financial institution when the person....
Definition
obtains credit from the financial institution for personal purposes
Term
A copy of the appraisal is provided when?
Definition
At close of escrow
Term
A conventional loan is a loan that
Definition
is nmot issued, insured, or guaranteed by a government huosing entity.
Term
In the loan app process which of the documents refers to the shopping cart?
Definition
Good Faith Estimate
Term
The 3 day right to rescission provided by Truth in Lending and Regulation Z applies to a loan
Definition
to refinance a loan from the same institution that fails to cover the unpaid balance of the prior loan plus closing costs
Term
The Gramm-Leech-Bliley Act requires that financial institutions giuve consumers what period of time to opt out of allowing the sharing of their non-public personal information
Definition
No specified time but a reasonable opportunity
Term
What is redlining?
Definition
Refusing to lend to a specific neighborhood
Term
For an FHA loan, an acceptable source of a down payment is ....
Definition
a gift from a non-profit organization
Term
Each loan originator is indentified in the NMLS database by...
Definition
unique  identifier
Term
The federal regulation that implements the REal Estate Settlement Procedures Act is...
Definition
Regulation X
Term
When a self-employed person is 25% owner of a business, which of the following documents needs to be reviwed to determine his loan qualifications?
Definition
TAX RETURNS
Term
Which of the following CANNOT be used to help pay the down payment for a buyer wanting an FHA loan?
Definition
a gift from the seller
Term
The pricing model used for subprime loans has been?
Definition
risk based
Term
Which of the following provide a guarantee against losses to a lender in the event of default on a residential mortgage loan?
Definition
USDA(RHS)
Term
A disocunt point is used for?
Definition
Buying down the interest rate for a charge
Term
The rules relating to the Federal Trade Commission's "no call" registry allow calls to persons on a no call list are:
Definition

for up to 18 months after a business transaction has been completed with them

 

for up to 3 months after they have made an inquiry

Term
Inclusion of the permium for single-premium creduit life insurance in the principal loan amount without the borrower's informed consent is one example of?
Definition
packing
Term
The cost of a loan is shown in the annual percentage rate in the?
Definition
TIL Disclosure Statement
Term
What can be counted as income for self-emplyed borrowers?
Definition
Depreciation
Term
A portion of each payment made on an uninsured loan without an escrow account is applied to?
Definition
interest and principal
Term
Which law requires distribution of teh CHARM booklet to certain loan applicants?
Definition
truth in lending act
Term
The practice of lenders refusing to provide financing to qualified applicants on reasonable terms and conditions due tot he geographic area in which the property is located is?
Definition
redlining
Term
Which law is the Truth in Lending Act most closely related to?
Definition
RESPA
Term
An AR< rate adjustment will take into account what?
Definition
Index rate, margin, and cap
Term
WHich charges have a no tolerance restriction?
Definition
transfer taxes
Term
The interest rate for an ARM will change periodically based on?
Definition
its index and margin
Term
A basis point is?
Definition
one-one hundreth of a percent
Term
If a refinance is closing on 10/15 and the borrowers is not waiving their escrows, how many months of insurance can they collect?
Definition
depends upon the expiration date of the insurance company
Term
What is the cost of having an impound account?
Definition
escrow waiver fee
Term
What is considered the an illegal referal?
Definition
Lead generating company gets a percentage of loan amount on a closed deal
Term
Regulation Z was issued to implement the Truth in Lending Act by?
Definition
The Board of Governors of the Federal Reserve System
Term
A GFE contains?
Definition
estimated closing costs
Term
Regulation X requires that the estimate of the charges and terms be available for what period of time after the GFE is provided?
Definition
10 business days
Term
In qualifying the income ofa sole proprietor borrowerm the orginator should consider what?
Definition
Schedule C net income, plus on-cash expenses and depreciation
Term
The HUD-1A settlement statement is designed for use when?
Definition
no seller is involved in the transaction
Term
What should not be given to a consumer who applies for an ARM loan?
Definition
the interest rate upon the first adjustment
Term
The 1003 included a section requesting info regarding government monitoring. Applicants must complete this section...
Definition
only if they wish
Term
What does PUD stand for?
Definition
planned unit development
Term
An Alt-A loan is a class of?
Definition
subprime loan
Term
The TIL is not required on any business/commercial credit lines used for any?
Definition
business transaction
Term
When is notice of adverse action requried when the borrower applies for a loan?
Definition
30 days
Term
When is the appraisal disclosure required to be delivered?
Definition
when a complete app is taken
Term
What part of the app process is the GFE required?
Definition
within 3 days of the complete app
Term
RESPA does not require lender disclosures of closing costs and procedures for which home loans?
Definition
construction loans
Term
A 3/1 ARM is?
Definition
a fixed period ARM
Term
FHA requires a borrower to maintain hazard insurance of at least the lesser of
Definition
the loan balance or the replacement costs of the improvements
Term
What disclosure would show if a loan is a balloon payment or not?
Definition
Truth in Lending
Term
What is the margin?
Definition
teh amount the lender adds to a selected index rate
Term
Who is the entity that administers RESPA?
Definition
Dept. of Housing
Term
RESPA requires that the borrower be given which document at closing?
Definition
HUD-1 Settlement Statement
Term
What is the type of loan an investor cannot come after the borrower?
Definition
Non-resourse
Term
APR consists of
Definition
the closign costs financed into the balance of the loan in an interest rate form
Term
PFC means
Definition
Prepaid Finance Charges
Term
What law regulates and sets limits on the origination fee?
Definition
RESPA
Term
A consumer has the right to inspect his HUD-1 settlement statement how many business days prior to closing?
Definition
1
Term
What is used to reduce interest rates?
Definition
discount points
Term
Who is the entity that administers RESPA?
Definition
Dept of Housing
Term
Lien priority based on the respective dates of recording of the mortgages can be changed by a ?
Definition
subordination clause
Term
What percentage variance is allowed in a fannie mae appraisal report is tolerable when dealing with comps without justification.
Definition
15
Term
Borrower has a right to recieve apprasial within how many days?
Definition
30
Term
What is the prupose for FHA?
Definition
To provide governement method for insuring mortgages
Term
The Truth in Lending Disclosure statement shows?
Definition
finance charges
Term
What is the main prupose of Fannie Mae and freddie mac?
Definition
to provide a source of funds for the mortgage lender
Term
What is the defeasance clause?
Definition
states the lender will remove the lien when the debt is repaid
Term
What charges have a 10% tolerance?
Definition
govt recording tolerances
Term
In the sales comparison appraisal approach, the appraiser uses what as comparable sales?
Definition
recent sales in the area
Term
When is an ALTA policy not needed?
Definition
When the is no lender involved
Term
A real estate agent believes that his Asian client may prefer to live in a more diverse area and so only shows him the homes where there is a high concentratuion of Chinese. What is this agent guilty of?
Definition
Steering
Term
What is the lowest payment option for an ARM?
Definition
the minimum payment
Term
Test nortgage transfered servicing rights of some of his mortgage loans to Answer Mortgage. Test must send a servicing transfer statement to the affected borrowers how many days before the effective date of transfer?
Definition
15
Term
What is a convertible ARM? What does it allow borrowers to do?
Definition
change from an adjustable rate to a fixed rate mortgage
Term
How can one calculate the nummber of years it will take to recover the costs of refinancing a loan?
Definition
total costs/ monthly savings due to refinancing/ 12
Term
What is the housing/ debt ratio for FHA loans?
Definition
31%housing/ 43% debt
Term
What is COFI?
Definition
It shows the slow moving Cost of Funds Index
Term
An appraisal that is appraised with a higher than market value appraisal results in an?
Definition
inflated appraisal
Term
Which federal agency administers regulation B implementing ECOA, regulation C implementing HMDA, and regulation Z implementing TILA?
Definition
FRB
Term
What is the minimum equity required to automatically eliminate MI?
Definition
22%
Term
What is the Fannie Mae housing insurance minimum?
Definition
100% of the replacement cost of loan balance
Term
A loan calls for payments if 2000 a month for the first 60 months and then go up to 2300 a month for the remainder of the 30 year term. What kind of loan is this?
Definition
5 year fixed ARM
Term
What is the purpose of the Market Conditions Addendum?
Definition
provide the lender with a clear understanding of the market trends and conditions in the subject neighborhood
Term
At closing a borrower may deposit funds to establish reserves for what?
Definition
taxes and insurance
Term
When the actual charges at the settlement exceed the estimates on the GFE by more than 10% tolerances, the loan originator must what?
Definition
has 30 days from the settlement to refund the excess to the borrower
Term
What prevents the title from being transferred?
Definition
encumbance/ lien
Term
The cost of an appraisal, paid outside of closing can be found on teh HUD-1 Settlement as?
Definition
POC
Term
When a telemarketer calls someone on the do not call list they ar4e subject to how much in fines?
Definition
$16000
Term
A loan applicant's employment is verified by?
Definition
completion of a VOE by the employer
Term
Borrowers buying a 100K house, sellers agree to credit up to 3% of the closing costs. The closing costs are $3500, how much can be credited?
Definition
3000
Term
The risk that an agent may not have his client's best interest at heart is called?
Definition
principal agent risk
Term
How do you get your LTV ratio?
Definition
total of all loans/ property value
Term
What is the IO fully indexed accrural rate?
Definition
the sum of the index + the margin
Term
What is a 2/1 buydown?
Definition
reduces the interest rate by 2% the first year and 1% the second year
Term
Service release premium represents?
Definition
the profit a bank makes when selling the servicing rights of a loan.
Term
Which law prevents a lender from making any oral or written statement, in advertising or otherwise, to applicants or prospective applicants that may discourage a reasonable person from making or pursuing an app?
Definition
ECOA
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