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| Section | Objectives |
|---|---|
| Topic 1: Massachusetts State-Specific Real Estate Law | - Real Estate Practices in Massachusetts
|
| Topic 2: National Real Estate Principles & Practices | - Agency Principles
|
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124. Frage
Which of the following statements is false?
Antwort: B
Begründung:
C is false. Alluvion refers to soil, sediment, or other material deposited gradually by the action of water, typically along a riverbank or shoreline. The gradual addition of land through such deposits is associated with accretion.
Material transported and deposited by wind is described as aeolian or eolian material, not alluvion. That distinction becomes important again later in this question set.
The remaining propositions have been corrected so that the question has only one defensible answer. Fannie Mae was established in 1938 and became a major source of liquidity in the secondary mortgage market.
Massachusetts Board contract curriculum also expressly recognizes that listing agreements can be oral or written, even though written agreements are much safer because they document scope, duration, compensation, authority, and other terms.
Finally, eminent domain is the government ' s underlying power to acquire private property for public purposes subject to constitutional requirements; condemnation is the legal procedure used to exercise that power.
Study Guide Reference: Property Ownership - water-related changes to land; Contracts; Government Powers affecting real estate.
125. Frage
A vacant lot has a market value of $40,000. It is assessed at 40% of market value, and an equalization factor of 1.5 is applied. The tax rate is $4 per $100 of adjusted assessed value. What is the tax?
Antwort: A
Begründung:
The correct answer is C, $960.
First calculate the assessed value:
$40,000 × 40% = $16,000
Apply the equalization factor:
$16,000 × 1.5 = $24,000 adjusted assessed value
The tax rate is $4 per $100, which is equivalent to 4%:
$24,000 ÷ 100 = 240 tax units
240 × $4 = $960
Therefore, C is correct.
The examination trap is recognizing that the equalization factor must be applied before calculating the final tax under the assumptions provided.
In actual Massachusetts municipal taxation, assessors determine values and municipalities establish tax rates under Massachusetts property-tax law. Real-world procedures do not necessarily mirror every simplified national exam formula involving equalization factors.
For exam mathematics, however, candidates should apply the figures exactly in the sequence supplied.
Study Guide Reference: Real Estate Calculations - Property Tax Assessments, Equalization and Tax Rates.
126. Frage
The heir to a large estate will be of legal age within 30 days. The heir lists for sale with a broker one of the properties held by the estate. The broker knows of a buyer for the property and sells it within 24 hours of listing, with closing to be in 45 days. Both listing and sale contracts are
Antwort: B
Begründung:
Comprehensive and Detailed Explanation (150-250 words):
Contracts entered into by a minor (a person not yet of legal age) are generally voidable at the option of the minor. In this case, the heir is still underage when signing both the listing and the sales contract. Although enforceable by the minor, they may be disaffirmed before reaching majority age or within a reasonable time thereafter.
Fulfilled (A) applies only once all terms have been performed.
Executed (B) means fully performed; here, the contracts are not.
Executory (D) means still in progress, which is true, but the critical legal issue is that the contracts are voidable due to minority.
Therefore, both contracts are voidable.
Reference: Massachusetts Real Estate Salesperson Candidate Handbook - Contracts; M.G.L. c.231 §85O (contracts with minors).
127. Frage
A utility company needs a permanent right to run power lines across numerous privately owned parcels.
Which easement is most characteristic of the utility company ' s interest?
Antwort: B
Begründung:
The correct answer is A, Easement in gross. An easement in gross benefits a person or entity rather than benefiting a particular neighboring dominant parcel.
Utility easements are classic examples. An electric, gas, telecommunications, or pipeline company may need access across private parcels to install, operate, inspect, repair, and maintain infrastructure. The utility ' s benefit attaches to the organization and its authorized functions rather than to ownership of a neighboring parcel.
An easement appurtenant ordinarily involves two estates: a dominant estate, which receives the benefit, and a servient estate, which bears the burden.
A license is generally a more limited personal permission to enter or use property and does not ordinarily create the same durable property interest as an easement.
Candidates should remember:
Appurtenant = benefits another parcel.
In gross = benefits a person or organization.
Actual utility easements are governed by their recorded language and applicable statutes, so the permissible location, width, use, and maintenance rights depend on the instrument.
Study Guide Reference: Property Ownership - Easements in Gross, Easements Appurtenant and Utility Rights.
128. Frage
Two licensees work for the same Massachusetts brokerage. One represents the seller and another separately represents the buyer, and each is charged with advocating exclusively for that client ' s interests with the legally required consent. What brokerage model is being used?
Antwort: C
Begründung:
The correct answer is A, Designated agency. Massachusetts permits a brokerage to use designated agency when the required disclosures and written consent have been obtained.
Under this arrangement, one individual licensee within the same brokerage can be designated to represent the seller while another is designated to represent the buyer. Each designated licensee owes fiduciary duties to that licensee ' s own client and advocates for that client ' s best interests.
Massachusetts Board guidance states that a designated seller ' s agent and designated buyer ' s agent can operate within the same firm, while the appointing agent can become the dual agent in the transaction.
This differs from undisclosed dual agency, which is prohibited because dual representation requires appropriate disclosure and consent.
Designated agency also differs from facilitator status. A facilitator assists a party or transaction without representing that consumer as a fiduciary client.
Study Guide Reference: Agency - Massachusetts Designated Agency; M.G.L. c.112 87AAA and applicable Board regulations.
129. Frage
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