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| Section | Weight | Objectives |
|---|---|---|
| Massachusetts Real Estate Law | 33% | - Licensing Requirements
|
| General Real Estate Knowledge | 67% | - Contracts
|
>> Massachusetts-Real-Estate-Salesperson復習攻略問題 <<
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質問 # 24
What is the difference between a license to use property and an easement?
正解：A
解説：
A license is a personal, revocable privilege to enter or use another person's land for a specific purpose (e.g., a ticket to a sporting event). A license does not create an interest in land and may be revoked at any time by the issuer.
An easement, however, is a non-possessory interest in land that grants a legal right to use the property of another (e.g., a right-of-way). Easements are generally permanent, run with the land, and cannot simply be canceled by the property owner at will.
Massachusetts law distinguishes between the two: easements are formal property interests that usually require a written grant and may only be terminated by agreement, expiration, or court action, while licenses are informal, temporary, and revocable.
Thus, the correct answer is A: A license can be cancelled by the issuer.
Reference: Massachusetts Real Estate Salesperson Candidate Handbook - Property Interests and Rights; M.G.
L. c. 183.
質問 # 25
A person leaves an estate as follows: 54% to a spouse, 18% to a daughter, 16% to a son, and the remainder to a church. The church receives $79,000. Approximately how much does the daughter receive?
正解：D
解説：
The correct answer is C, approximately $118,500.
First determine the percentage going to the church:
54% + 18% + 16% = 88%
Therefore:
100% # 88% = 12% to the church
If 12% equals $79,000, determine the total estate:
$79,000 ÷ 0.12 = $658,333.33
The daughter ' s share is 18%:
$658,333.33 × 0.18 = $118,500
Therefore C is correct.
An efficient alternative is to compare the daughter ' s 18% directly to the church ' s 12%:
18 ÷ 12 = 1.5
$79,000 × 1.5 = $118,500
Both methods produce the same answer.
The problem is primarily a percentage calculation, not a Massachusetts intestacy problem, because the decedent expressly specifies the distributions. Actual estate administration can involve debts, taxes, probate costs, non-probate assets, and other considerations.
Study Guide Reference: Real Estate Calculations - Percentages, Estates and Distribution Calculations.
質問 # 26
A broker receives a buyer ' s earnest-money check and places it promptly into the required brokerage escrow account rather than the broker ' s operating account. Which prohibited practice is this procedure designed to avoid?
正解：C
解説：
The correct answer is B, Commingling. Commingling means improperly mixing money belonging to clients or transaction parties with the broker ' s own personal or business funds.
Massachusetts Board guidance explains that escrow accounts are specifically used for earnest-money deposits and other qualifying transaction funds. Only appropriately licensed brokers may maintain such accounts, and salespersons are prohibited from independently holding client funds.
The broker has no personal claim to escrow money simply because the broker possesses it. The funds must be maintained and distributed according to the transaction, applicable contracts, and Massachusetts regulations.
Candidates should distinguish commingling from conversion. Commingling is the improper mixing of funds.
Conversion occurs when the broker actually appropriates or uses client money for unauthorized purposes.
Steering and blockbusting are fair-housing violations, not escrow violations.
Study Guide Reference: Massachusetts License Law - Escrow Accounts; Commingling and Conversion.
質問 # 27
Which of the following property valuation estimates or reports would have to be prepared by a licensed or certified appraiser?
正解：D
解説：
Under federal law (FIRREA - Financial Institutions Reform, Recovery, and Enforcement Act of 1989), any appraisal used in connection with a federally related transaction (such as FHA-insured or VA-guaranteed loans) must be prepared by a state-licensed or state-certified appraiser.
While brokers and salespersons in Massachusetts may prepare broker price opinions (BPOs) and comparative market analyses (CMAs), these are considered marketing tools and cannot substitute for a certified appraisal in federally related transactions. Likewise, although smaller non-residential properties under $250,000 may sometimes qualify for alternative valuation methods, FHA loan underwriting requires a formal appraisal with reconciliation prepared by a licensed appraiser.
Thus, the correct answer is C: reconciliation report for an FHA loan.
Reference: Massachusetts Real Estate Salesperson Candidate Handbook - Appraisal; FIRREA (12 U.S.C.
3331-3351).
質問 # 28
An offer of $569,000 is verbally accepted by a seller. Two hours later an offer of $589,000 is presented to the seller, which the seller accepts in writing. Based on the above situation the first buyer is
正解：C
解説：
Under Massachusetts law and the Statute of Frauds (M.G.L. c. 259), all contracts for the sale of real property must be in writing and signed to be enforceable. A verbal acceptance of an offer does not create a binding real estate contract. Therefore, when the seller verbally accepted the first offer of $569,000, no enforceable agreement was formed.
Later, when the seller accepted the $589,000 offer in writing, that acceptance created the first legally binding contract because it was in writing and signed. The first buyer cannot compel the seller to sell to them, as there was no enforceable written agreement.
Thus, the first buyer is not entitled to purchase the property. Only the second, written offer created enforceable contractual rights.
Reference: Massachusetts General Laws Chapter 259 (Statute of Frauds); Massachusetts Real Estate Candidate Information Bulletin, Section: Contracts.
質問 # 29
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