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| Section | Weight | Objectives |
|---|---|---|
| General Real Estate Knowledge | 67% | - Contracts
|
| Massachusetts Real Estate Law | 33% | - Massachusetts License Law
|
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質問 # 341
A home is publicly offered for $198,750. When an African American couple asks about the property, the broker tells them the price is $210,000 solely because of their race. Is this lawful?
正解：C
解説：
The correct answer is C. Race is a protected characteristic under federal and Massachusetts fair-housing law.
A broker cannot impose different prices, terms, or conditions because a prospective purchaser belongs to a particular racial group.
Massachusetts law prohibits refusing to sell or otherwise discriminating in housing terms and conditions based on race, color, religion, national origin, sex, marital status, and numerous other protected classifications.
The seller ' s approval would not make discriminatory conduct lawful. A real-estate licensee cannot escape legal responsibility by claiming to follow a client ' s discriminatory instructions.
This conduct differs from steering, which involves directing consumers toward or away from neighborhoods based on protected status, and from blockbusting, which involves inducing owners to sell by exploiting fear about protected groups entering an area. Here the discriminatory act is unequal pricing and terms.
Study Guide Reference: Practice of Real Estate - Fair Housing; Race Discrimination and Unequal Terms of Sale.
質問 # 342
When a purchase contract contains a contingency whose satisfaction depends heavily on a third party, such as a lender or inspector, the contingency should generally contain:
正解：C
解説：
D is the best answer. Real-estate contingencies should normally contain clear, definite deadlines. Examples include financing contingencies, home-inspection contingencies, condominium-document review periods, and other conditions that depend partly on third-party activity.
The reason is contractual certainty. If a contingency remains open indefinitely, neither buyer nor seller knows when the transaction becomes firm or when either party may exercise rights related to the contingency. A defined period forces the party benefiting from the contingency to act diligently and establishes when the condition must be satisfied, waived, or invoked.
"Reasonably short" does not mean unreasonably restrictive. The deadline must provide sufficient time for the relevant lender, inspector, attorney, condominium association, or other party to perform the required function.
Massachusetts Board contract curriculum specifically identifies contingencies and "time is of the essence" concepts as important purchase-contract provisions.
The exact deadline is a matter of contract terms rather than a universal statutory number.
Study Guide Reference: Contracts - contingencies, deadlines, financing and inspection provisions.
質問 # 343
A mortgage provides that, if the borrower sells or transfers the property, the lender may declare the remaining loan balance immediately due. What clause is this?
正解：A
解説：
The correct answer is B, Alienation clause, commonly called a due-on-sale clause. It permits the lender, subject to applicable law and the loan terms, to accelerate the mortgage balance when the borrower transfers the secured property.
The current Massachusetts examination bulletin contains essentially this exact concept as a sample question and identifies the alienation clause as the mortgage clause permitting the lender to demand repayment when the borrower sells the property.
A defeasance provision instead concerns release or satisfaction of the lender ' s security interest after the debt has been paid.
An exculpatory clause limits personal liability in specified circumstances.
The practical effect of a due-on-sale clause is to restrict a purchaser ' s ability simply to take over an existing mortgage without lender involvement. The lender can generally require payoff or approve a qualifying assumption where permitted.
Massachusetts Board financing curriculum explicitly includes the due-on-sale clause among required mortgage terms.
Study Guide Reference: Financing - Mortgage Clauses; Alienation/Due-on-Sale and Acceleration.
質問 # 344
For Massachusetts real-estate brokerage recordkeeping, transaction and escrow records generally must be retained for at least:
正解：C
解説：
The correct answer is C, Three years. Massachusetts professional-practice rules impose recordkeeping requirements on brokers relating to transactions and funds handled for consumers.
Proper records are essential because the broker must be able to demonstrate where money was deposited, when it was received, how it was distributed, and the basis for each transaction. Records can include escrow- account documentation, transaction information, deposit records, ledgers, checks, statements, and other materials required by applicable regulation.
Record retention serves both consumer protection and regulatory oversight. If a dispute or Board investigation occurs, reliable contemporaneous records provide evidence regarding the broker ' s handling of funds and compliance with fiduciary/accounting responsibilities.
Recordkeeping should also be distinguished from the requirement to segregate trust money. Retaining records for the required period does not cure improper commingling or conversion.
Brokerages may choose to retain certain documents longer than the regulatory minimum where tax, litigation, insurance, contractual, or business considerations justify longer retention.
Study Guide Reference: Massachusetts License Law - 254 CMR Professional Standards; Brokerage and Escrow Recordkeeping.
質問 # 345
Which of the following is true about mortgage assumptions?
正解：D
解説：
Comprehensive and Detailed Explanation (150-250 words):
When a mortgage is assumed, the buyer takes over the existing loan obligations. The buyer typically becomes personally liable for the debt if the lender approves the assumption, but the seller remains liable unless formally released by the lender through a novation.
Thus, the seller "may or may not be released" depending on lender approval. The assumption is different from a "subject to" transaction, where the buyer makes payments but is not personally liable.
A is incorrect: the buyer is not relieved of liability-they are assuming it.
C is incorrect: a new note is not signed; the existing obligation is assumed.
D is incorrect: transfer of a deed does not release liability; only lender approval/novation does.
Therefore, the correct answer is B.
Reference: Massachusetts Real Estate Salesperson Candidate Handbook - Financing; Assumptions vs.
"Subject To" Mortgages.
質問 # 346
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