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| Section | Objectives |
|---|---|
| National Real Estate Principles & Practices | - Valuation and Market Analysis
|
| Massachusetts State-Specific Real Estate Law | - State Licensing Laws
|
>> Massachusetts-Real-Estate-Salesperson Originale Fragen <<
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85. 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.
86. Frage
Sam owes $10,000 in municipal real estate taxes. The municipality takes or sells the property for the tax debt.
One week later Sam obtains enough money to resolve the delinquency. Can Sam redeem the property?
Antwort: B
Begründung:
B is correct. A Massachusetts tax taking or tax sale does not ordinarily extinguish the owner ' s right of redemption immediately. The tax title remains subject to the owner ' s statutory right to redeem until that right is properly foreclosed. Redemption generally requires payment of the amounts legally due, which can include unpaid taxes, interest, and applicable costs or charges.
Massachusetts current guidance expressly states that an owner may recover the property by paying what is owed before the Land Court enters a final judgment foreclosing the right of redemption. Therefore, someone who obtains the necessary funds only one week after the tax taking is still far earlier than the normal foreclosure endpoint.
Candidates should be cautious with older preparation materials stating that Massachusetts owners simply have a fixed "six-month redemption period." Current law was amended, and for tax titles entered on or after November 1, 2024 the statutory waiting period before filing certain foreclosure petitions generally became 12 months. More importantly, that waiting period is not the same thing as automatic expiration of redemption.
Study Guide Reference: Property Ownership/Transfer of Title - tax liens, tax title and right of redemption;
M.G.L. c.60.
87. Frage
The provisions of the Real Estate License Law apply to which of the following individuals?
Antwort: A
Begründung:
The Massachusetts Real Estate License Law (M.G.L. c. 112, §§ 87PP-87DDD) applies to anyone who engages in the business of buying, selling, leasing, or negotiating real estate transactions for a fee, commission, or other valuable consideration, unless specifically exempt.
Exemptions include:
Regular salaried employees of property owners who lease or manage property owned by their employer (no license needed).
Salespersons selling their own primary residence (no license needed, as owners always may sell their own property).
Referrals: A licensed person may receive compensation, but unlicensed referral fees are prohibited.
A property manager who handles sales of units (not just leasing or maintenance) is engaged in brokerage activities requiring a license. Therefore, the Real Estate License Law applies in this case.
Reference: M.G.L. c. 112, §§ 87QQ, 87RR; Massachusetts Real Estate Candidate Information Bulletin - Licensing Requirements.
88. Frage
Must a married couple in Massachusetts hold their jointly owned home as tenants by the entirety?
Antwort: D
Begründung:
The correct answer is C. Massachusetts recognizes tenancy by the entirety as a form of concurrent ownership available to married spouses, but spouses are not universally required to use it.
Depending on the deed and circumstances, spouses may instead own as joint tenants or tenants in common.
Each form has materially different legal consequences.
Tenancy by the entirety includes survivorship characteristics and special protections arising from the marital ownership relationship. Joint tenancy also generally carries a right of survivorship, but it is not limited to married couples. Tenancy in common provides each owner with an undivided interest without an automatic right of survivorship; a deceased tenant ' s interest generally passes according to the owner ' s estate plan or intestacy law.
Because the form of title can affect inheritance, creditors, conveyancing, estate planning, divorce, and financing, purchasers should obtain appropriate legal advice when choosing how to take title.
The licensing-exam principle is simple: tenancy by the entirety is available to qualifying spouses, not mandatory merely because they are married.
Study Guide Reference: Property Ownership - Tenancy in Common, Joint Tenancy and Tenancy by the Entirety.
89. Frage
Which of the following statements concerning a security deposit is correct?
Antwort: C
Begründung:
Under M.G.L. c. 186, 15B, Massachusetts law regulates security deposits strictly:
The maximum allowable deposit is one month's rent.
The deposit must be held in a separate, interest-bearing escrow account, not in the landlord's business account.
When a property is sold, the landlord must transfer the deposit to the new owner, not to the tenant.
Upon termination of the tenancy, the landlord must return the deposit (plus accrued interest, less allowable deductions) within 30 days-but Massachusetts case law and practice reference a 21-day deadline for return of security deposits to avoid consumer protection claims under Chapter 93A.
Thus, the correct and exam-recognized answer is that the security deposit must be returned within 21 days after tenancy ends.
Reference: M.G.L. c. 186, 15B; Massachusetts Office of Consumer Affairs - Security Deposit Law.
90. Frage
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