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| Section | Weight | Objectives |
|---|---|---|
| National Portion | 67% | - Real Estate Calculations
|
| Massachusetts State Portion | 33% | - Fair Housing and Consumer Protection
|
>> Massachusetts-Real-Estate-Salesperson受験練習参考書 <<
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質問 # 77
An owner has a freestanding cabinet that was custom-built to fit an alcove of the living room. When the owner sells the home, the cabinet will be best described as
正解：A
解説：
A fixture is personal property that has been permanently attached or adapted to real estate so that it becomes part of the real property. Courts apply the MARIA test (Method of attachment, Adaptation, Relationship, Intention, Agreement) to determine fixture status.
In this case, the cabinet was custom-built to fit an alcove, making it uniquely adapted to the property. Even though it is freestanding, its adaptation to the structure makes it a fixture.
Real property (A): the land and everything permanently attached, which includes fixtures, but the more precise term here is "fixture." Personal property (B): movable and not adapted to the home.
Appurtenance (D): rights and benefits that run with the land (e.g., easements).
Thus, the best description is C: fixture.
Reference: Massachusetts Real Estate Salesperson Candidate Handbook - Property Ownership; Fixtures vs.
Personal Property.
質問 # 78
A buyer makes an offer on a property and asks the Seller's broker to recommend a good home inspector. The Seller's broker may
正解：B
解説：
Massachusetts law (M.G.L. c. 112, 221-226, Home Inspector Licensing Act) regulates the relationship between real estate agents and home inspectors. To prevent conflicts of interest and protect consumers, a real estate broker or salesperson may not directly recommend one specific home inspector. Instead, they are required to provide buyers with the official list of licensed home inspectors prepared by the Commonwealth of Massachusetts.
This rule ensures impartiality and prevents brokers from steering buyers to inspectors who might be biased.
Giving out business cards or providing a shortened list of inspectors violates this regulation. The buyer is free to choose any licensed inspector from the state-approved list.
Reference: M.G.L. c. 112, 221-226; 266 CMR (Massachusetts Home Inspector Regulations).
質問 # 79
Who may have check-signing authority over a Massachusetts real estate brokerage escrow account under current Board interpretation?
正解：A
解説：
The correct answer is C. Massachusetts Board guidance interprets 254 CMR 3.10 as allowing brokers-not salespersons or unlicensed employees-to maintain and exercise authority over brokerage escrow accounts.
The Board recognizes that modern firms may have several affiliated brokers, so it permits appropriately affiliated brokers within the brokerage to serve as account signato ries. What it does not permit is handing escrow-account control to an affiliated salesperson, accountant, bookkeeper, or unlicensed employee.
This allocation of authority reflects the broker ' s regulatory responsibility for safeguarding funds belonging to consumers. Earnest-money deposits and other transaction funds must remain segregated from business funds and properly accounted for.
A salesperson may receive a deposit during a transaction but must transmit it to the employing broker according to applicable procedures rather than assuming independent control of the escrow account.
Study Guide Reference: Massachusetts License Law - Escrow Accounts and Broker Responsibility.
質問 # 80
Which statement is necessarily true of every valid real estate contract?
正解：A
解説：
D is correct because none of A through C describes a universal requirement for every valid real-estate contract.
Massachusetts contract curriculum identifies the fundamental requirements as competent parties, offer, acceptance, consideration, lawful object, and consent. Different contracts then face additional requirements depending on their subject matter.
The Statute of Frauds requires specified agreements to be evidenced by writing to be enforceable, including contracts for the purchase or sale of real property and agreements that cannot be performed within one year.
However, not every contract encountered in real estate must invariably be written. Massachusetts expressly recognizes that listing agreements can be oral.
Neither a general five-year maximum nor a four-year performance deadline is an essential validity requirement.
Candidates should also distinguish validity from enforceability. A contract can satisfy basic formation principles but encounter a Statute of Frauds defense because required written evidence is missing.
Therefore, the only accurate choice is D.
Study Guide Reference: Contracts - elements of contracts, validity classifications and Massachusetts Statute of Frauds.
質問 # 81
A homeowner sells a single-family house and purchases the right to occupy a unit in a cooperative building.
What does the purchaser generally acquire?
正解：B
解説：
The correct answer is B. In a cooperative, the building itself is generally owned by a corporation or other cooperative entity. The resident purchases shares or another ownership interest in that entity and receives a proprietary lease or occupancy right tied to a particular unit.
This differs fundamentally from condominium ownership. A condominium purchaser ordinarily receives a deed to the individual unit together with an undivided percentage interest in common areas.
The cooperative resident therefore becomes a shareholder/member rather than the direct fee-simple owner of the apartment itself.
Monthly cooperative assessments can cover building-level expenses such as maintenance, operating costs, taxes, and underlying financing obligations according to the cooperative ' s governing documents.
Massachusetts recognizes cooperative interests, and Massachusetts tax authority materials acknowledge the combination of cooperative stock and proprietary leases as a distinct ownership structure.
The condominium-versus-cooperative distinction is frequently tested because both provide multi-unit housing but use fundamentally different legal ownership structures.
Study Guide Reference: Property Ownership - Cooperatives, Proprietary Leases and Condominiums.
質問 # 82
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