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| Section | Objectives |
|---|---|
| Massachusetts State-Specific Real Estate Law | - Fair Housing and Anti-Discrimination Laws
|
| National Real Estate Principles & Practices | - Valuation and Market Analysis
|
>> Massachusetts-Real-Estate-Salesperson独学書籍 <<
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質問 # 136
When real estate brokers and salespersons engage in renting residential dwelling units, they must provide a prospective tenant with written notice of the
正解：C
解説：
Under M.G.L. c. 112, 87DDD½, Massachusetts law requires real estate brokers and salespersons engaged in renting residential property to provide prospective tenants with a written notice stating the amount of any broker's fee, and whether the tenant will be responsible for paying it. This disclosure must be made before the tenant is obligated to pay any fee.
This law protects tenants from unexpected costs and ensures transparency in rental transactions. While rental amount, landlord details, and public information such as the state's sex offender registry may be relevant, the statutory requirement specifically addresses broker compensation. Failure to provide this written notice may result in disciplinary action by the Massachusetts Board of Registration of Real Estate Brokers and Salespersons.
Reference: M.G.L. c. 112, 87DDD½; 254 CMR 7.00.
質問 # 137
Deposit money received by a salesperson must be turned over to the salesperson's broker
正解：C
解説：
Under 254 CMR 3.10, all deposit money received by a salesperson must be immediately turned over to the salesperson's broker for deposit into the escrow account. It is the broker's responsibility to ensure that the funds are properly held and protected, not the salesperson's.
The rule is clear that the funds should be handed over immediately. Any delay in submitting the funds to the broker could violate escrow rules and could result in disciplinary action.
Reference: 254 CMR 3.10 - Handling of Client Funds; Massachusetts Real Estate Candidate Information Bulletin - Escrow Procedures.
質問 # 138
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 # 139
A broker receives an earnest-money deposit in connection with an accepted real estate transaction. Unless the parties have agreed otherwise in writing, where should the broker place the funds?
正解：B
解説：
The correct answer is B, a properly designated escrow account. Massachusetts imposes strict rules on the handling of transaction funds belonging to others.
A broker who receives deposits in connection with a transaction generally must place them in an appropriately established escrow account unless the parties have made another legally valid written arrangement. The money must remain separate from the broker ' s personal or operating funds.
Placing client money into the brokerage ' s ordinary operating account creates improper commingling. Using the money for the broker ' s personal or business purposes can constitute the much more serious act of conversion.
A salesperson who receives deposit money does not maintain an independent escrow account; the salesperson must promptly transmit the funds to the responsible employing broker for lawful handling.
The ultimate right to the money depends on the contract and outcome of the transaction. Deposit funds do not automatically become the seller ' s property merely because an offer was accepted.
Study Guide Reference: Massachusetts License Law - 254 CMR Professional Standards; Escrow Deposits, Segregation and Accounting.
質問 # 140
Which of the following is not itself one of the classic economic principles of value, even though it can strongly influence supply and demand?
正解：C
解説：
The correct answer is D, Demographics. Demographic conditions-population growth, household formation, age distribution, migration, household size, and similar factors-can have a major influence on real-estate demand and therefore property values.
However, demographics are normally classified as market or social forces affecting value, rather than as one of the traditional appraisal principles of value.
Classic principles include substitution, anticipation, contribution, conformity, progression and regression, balance, competition, change, and highest and best use.
Substitution means a rational buyer generally will not pay more for a property than an equally desirable substitute. Anticipation recognizes that present value reflects expected future benefits. Contribution measures an improvement according to how much it adds to market value rather than merely its construction cost.
Candidates must distinguish between principles used to explain value and external forces that cause market conditions to change.
Study Guide Reference: Property Valuation and Appraisal - Economic Principles of Value; Demographic and Market Forces.
質問 # 141
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