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Insurance Licensing PA-Title-Insurance-Agent Exam Syllabus Topics:

Section	Weight	Objectives
Topic 1: General Insurance Concepts	3%
Topic 2: Title Insurance Principles		- Title insurance policies 1. Commitments 2. Loan policy 3. Leasehold policy 4. Enhanced policies 5. Owner's policy - Risks covered by title insurance 1. Errors in public records 2. Hidden off-record risks 3. Errors by producer - Insurable interests 1. Easements 2. Fee simple estate 3. Leasehold estate 4. Life estate - Policy structure 1. Schedule A 2. Conditions and stipulations 3. Endorsements 4. Insuring provisions 5. Exclusions 6. Schedule B exceptions - Title search techniques 1. Hard copy index 2. Chain sheet 3. Computer index
Topic 3: Insurance Regulation	12%	- Federal regulation 1. Fraud and false statements (18 USC 1033/1034) 2. Fair Credit Reporting Act - Title insurance law requirements 1. Examination of title required - State regulation 1. Commissioner's general duties and powers - Producer regulation 1. Charges for extra services 2. Prohibited acts 3. Unfair inducements and marketing practices 4. Record keeping - Unfair trade practices 1. Boycott, coercion or intimidation 2. Rebates and inducements 3. Unfair discrimination 4. Defamation 5. Misrepresentation 6. Twisting 7. False advertising - Licensing 1. Reporting of actions 2. Expiration 3. Assumed names 4. Revocation, suspension, nonrenewal or denial of license 5. Disciplinary actions 6. Cease and desist orders 7. Renewal 8. Maintenance and duration 9. General requirements 10. Continuing education 11. Address change 12. Title producer additional requirements 13. Persons to be licensed 14. Appointment procedures 15. Licensing process - Company regulation 1. Unfair claims settlement practices 2. Rates regulation 3. Solvency requirements
Topic 4: Title Exceptions and Procedures for Clearing Title	21%	- Property-related issues 1. Water rights 2. Surveys 3. Mineral rights 4. Condominiums 5. Attachments 6. Equitable interests - Liens and encumbrances 1. Involuntary liens 2. Voluntary liens 3. Federal liens 4. Taxes and assessments 5. Judgments - General exceptions

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Insurance Licensing Pennsylvania Producers Examination for Title Insurance Series 16-10 Sample Questions (Q37-Q42):

NEW QUESTION # 37
The process by which a mortgage is enforced against real estate is called a

A. forfeiture.
B. sheriff's sale.
C. non-judicial foreclosure.
D. trustee sale.

Answer: B

Explanation:
The best answer is sheriff's sale. Pennsylvania mortgage enforcement is generally a judicial foreclosure process, and the forced sale of the real property after judgment is conducted through a sheriff's sale. Non- judicial foreclosure and trustee sale terminology are more commonly associated with deed-of-trust states, where a trustee can sell property without the same judicial foreclosure structure. Forfeiture is not the standard mortgage enforcement process; it usually refers to loss of rights due to breach or legal penalty. In title practice, foreclosure and sheriff's sale records are critical because they affect ownership, lien priority, divestiture of interests, and insurability. The Pennsylvania title outline includes foreclosure, executions, claims against title, and judicial sales.

NEW QUESTION # 38
A leasehold interest in real property ownership is

A. an usury interest.
B. a non insurable interest.
C. an insurable interest.
D. a lien interest.

Answer: C

Explanation:
A leasehold interest is an insurable interest in title insurance. Title insurance can insure different estates or interests in land, including fee simple estates, leasehold estates, life estates, and easements. A leasehold policy protects the insured leasehold interest rather than full ownership of the fee estate. It is not a lien interest, because a leasehold gives the tenant a possessory estate or contractual property interest, not a security interest for debt. It is also not "usury," which concerns unlawful interest on loans. The Pennsylvania Title Insurance examination outline directly lists leasehold estate and leasehold policy under Title Insurance, confirming that leasehold interests can be insured.

NEW QUESTION # 39
Title insurance NOT covering the insured for unpaid property taxes, which are NOT known at the time of closing, would be considered a

A. judgment.
B. standard exception.
C. federal lien.
D. covenant.

Answer: B

Explanation:
Unpaid property taxes that are not known or not shown as existing liens at the time of closing are typically handled as a standard exception from title insurance coverage. A standard exception removes broad categories of risk from coverage unless the title company has enough evidence to delete or modify the exception. The answer is not "judgment" because a judgment is a court-created lien. It is not "federal lien" because the question refers generally to property taxes, not a federal tax lien. It is not "covenant," because covenants are restrictions or promises affecting land use. Pennsylvania's title outline specifically includes Schedule B exceptions, exclusions, taxes and assessments, and general exceptions as tested title-insurance concepts.

NEW QUESTION # 40
A state tax lien filed in the county where the taxpayer owns property is

A. a lien against any property owned by the taxpayer in the county.
B. only a lien upon the sale of the property.
C. a lien that remains in force for a 3-year period.
D. only a lien against the property described in the lien.

Answer: A

Explanation:
A state tax lien filed in the county where the taxpayer owns property operates as a lien against the taxpayer's property in that county, not merely against one specifically described parcel or only when the property is sold.
Tax liens are involuntary liens created to secure unpaid tax obligations and must be considered in title examination because they can affect sale, refinance, priority, and insurability. Pennsylvania tax lien rules provide that, upon entry of record by the prothonotary where the property is situated, the tax amount is a lien in favor of the Commonwealth against the taxpayer's real property and certain personal property. The Pennsylvania title outline includes taxes and assessments, federal liens, judgments, and voluntary and involuntary liens.

NEW QUESTION # 41
When insuring a mortgage where there are intervening liens that prevent the lender from holding first lien priority, such other liens may be

A. waived to the lien of the subject mortgage.
B. restricted to the lien of the subject mortgage.
C. subordinated to the lien of the subject mortgage.
D. subrogated to the lien of the insured mortgage.

Answer: C

Explanation:
Intervening liens that would prevent the lender from having first lien priority can be addressed by subordination. A subordination agreement makes an otherwise prior or intervening lienholder agree that its lien will rank behind the insured mortgage. That clears the priority problem for loan-policy underwriting.
"Waived to the lien" and "restricted to the lien" are not the correct title-clearing terms. Subrogation is different: it allows one party to step into another party's priority position after paying a debt or claim; it is not the normal document used when an existing lienholder agrees to become junior. The Pennsylvania title outline expressly includes voluntary and involuntary liens, releases, assignments, subordinations, and title-clearing procedures.

NEW QUESTION # 42
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