[2025年最新] 完璧MLO問題集問題と解答で一年無料最速更新
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質問 # 19
After receiving a completed application for a creditor's approval of a counteroffer, the creditor must notify an applicant of action taken within how many calendar days?
- A. 30 calendar days
- B. 20 calendar days
- C. 60 calendar days
- D. 15 calendar days
正解：A
解説：
Under the Equal Credit Opportunity Act (ECOA), creditors must notify applicants of the action taken (approval, counteroffer, or denial) within 30 calendar days of receiving a completed application or additional information related to a counteroffer. This timeline ensures transparency and fairness in the loan application process.
* This 30-day window applies both for original applications and responses to counteroffers, allowing the borrower sufficient time to receive and act on the decision.
References:
* Equal Credit Opportunity Act (ECOA)
* Regulation B (12 CFR §1002.9) on notification of action taken
質問 # 20
Which of the following is an origination fee?
- A. Prepaid Interest fee
- B. Underwriting fee
- C. Title insurance fee
- D. Appraisal fee
正解：B
解説：
An underwriting fee is considered an origination fee because it is a charge for the lender's services in processing and evaluating the mortgage application. Origination fees include any fees associated with creating and underwriting the loan.
* Appraisal fees (A), title insurance fees (C), and prepaid interest fees (D) are not considered origination fees; they are separate charges related to third-party services or pre-paid interest.
References:
* TILA-RESPA Integrated Disclosure Rule (TRID)
* CFPB Mortgage Origination Fee Guidelines
質問 # 21
The appraiser valuation independence obligates appraisers to perform their duties in a manner free from outside influence through which of the following actions?
- A. Encouraging a target value
- B. Withholding payment from an appraiser
- C. Asking the appraiser to substantiate a value
- D. Communication directly between the loan officer and the appraiser
正解：C
解説：
Under the Appraiser Independence Requirements (AIR), appraisers are obligated to perform their duties free from outside influence or coercion. Asking the appraiser to substantiate a value is permissible because it falls within the scope of ensuring an accurate and credible appraisal. However, it is not permissible to pressure the appraiser into achieving a target value (A) or to withhold payment (B) for unfavorable valuations.
* Direct communication between the loan officer and the appraiser (D) may be restricted or controlled to prevent undue influence.
References:
* Dodd-Frank Act, Appraisal Independence Rules
* CFPB Valuation Independence Requirements
質問 # 22
In a federally related mortgage loan transaction, a charge for a settlement service by a person for which no services or nominal services are performed is prohibited:
- A. only if it is paid by the borrower's real estate agent.
- B. regardless of the sources of payment.
- C. unless it is paid by the seller or the seller's real estate agent.
- D. unless it is paid by the mortgage loan originator on the borrower's behalf.
正解：B
解説：
Under RESPA (Real Estate Settlement Procedures Act), it is illegal to charge a fee for a settlement service if no services or only nominal services are performed. This is true regardless of who pays the fee, whether it's the borrower, seller, real estate agent, or any other party. RESPA prohibits unearned fees, kickbacks, or payments for referrals in federally related mortgage transactions.
* Even if someone other than the borrower pays, the charge is still illegal if it is not justified by actual services performed.
References:
* RESPA Section 8 - Prohibition on kickbacks and unearned fees
* CFPB RESPA Guidelines
質問 # 23
According to the Truth in Lending Act (TILA), the term "finance charge" includes which of the following charges?
- A. A standard credit application fee charged to all loan applicants
- B. Seller's points offered to reduce the borrower's closing costs
- C. Document preparation fees for items such as mortgages and deeds
- D. Daily or per diem interest paid by borrower
正解：D
解説：
Under TILA, the term finance charge includes any fees related to the cost of borrowing, such as daily or per diem interest paid by the borrower. The finance charge encompasses all charges imposed by the creditor as a condition of extending credit, including interest, points, and loan origination fees.
* Seller's points (B) are not part of the finance charge because they are paid by the seller.
* Standard application fees (C) and document preparation fees (D) are typically excluded unless they are specifically tied to the cost of obtaining credit.
References:
* Truth in Lending Act (TILA), 12 CFR §1026.4
* CFPB Finance Charge Definition
質問 # 24
A lender is permitted to accept the employment information provided by the borrower on the initial loan application without asking for a letter of explanation in which of the following circumstances?
- A. A recent college graduate holds a high-level position in the organization.
- B. The borrower has been employed by the same company for three years.
- C. The borrower lacks a history in an industry that requires specific skills.
- D. The residence is more than 120 miles from the work location on a refinance.
正解：B
解説：
Lenders are permitted to accept the employment information provided by the borrower on the initial loan application without asking for a letter of explanation when the borrower has a stable employment history, such as being employed by the same company for three years or more. This provides sufficient documentation of employment stability, reducing the need for further explanation.
* Other options (A, B, C) involve situations where the employment status or job stability may raise concerns, thus requiring additional documentation or explanation.
References:
* Fannie Mae Selling Guide on employment verification
* Freddie Mac Employment History Guidelines
質問 # 25
An easement:
- A. is a right to cross or otherwise use someone else's land for a specified purpose.
- B. allows a loan applicant to close on a loan even if all the stipulations have not been met.
- C. is a mortgage modification.
- D. allows a borrower to make less than the required payments without going through a full mortgage modification.
正解：A
解説：
An easement is a legal right granted to one party to cross or use another party's land for a specific purpose, such as for utility lines, access roads, or water drainage. Easements are commonly granted in property transactions and are recorded in the public records.
* Easements are unrelated to mortgage modifications (A) or payment reductions (D).
References:
* Real Estate Law on property easements
* HUD Guidelines on easements in property transactions
質問 # 26
A second (subordinate) mortgage loan includes:
- A. home equity conversion mortgage.
- B. government home purchase loan.
- C. home equity lines of credit (HELOCs;
- D. conventional home purchase loan.
正解：C
解説：
A second (subordinate) mortgage loan refers to a mortgage taken out after the primary mortgage and is subordinate to the first in priority of claims on the property in case of default or foreclosure. One of the most common types of subordinate mortgages is a home equity line of credit (HELOC).
* HELOC allows homeowners to borrow against the equity in their home, typically after the first mortgage, making it a subordinate loan.
Other options:
* Government home purchase loans (A) and conventional home purchase loans (B) are typically first mortgages.
* A home equity conversion mortgage (C) is a type of reverse mortgage, which is also typically a primary loan, not a subordinate one.
References:
* Fannie Mae Selling Guide on subordinate financing
* HELOC regulations under Regulation Z
質問 # 27
According to the TILA-RESPA Integrated Disclosure rule (TRID), changed circumstances that may result in a revised Loan Estimate include which of the following situations?
- A. Changes that the MLO should have known at the time the Loan Estimate was provided
- B. Market fluctuations on a locked loan
- C. The borrower receiving a salary increase
- D. A natural disaster in the area where the loan will close
正解：D
解説：
Under TRID, a revised Loan Estimate (LE) can be issued if there is a changed circumstance that affects the loan terms or costs. This can include situations such as a natural disaster in the area where the loan will close, which may impact the value of the property or loan costs. Such changes are considered beyond the control of the parties involved and justify a revised estimate.
* Market fluctuations (A) on a locked loan and borrower salary increases (B) are not valid reasons for issuing a revised LE.
* Changes that the MLO should have known at the time of the original LE (D) do not qualify as a valid changed circumstance.
References:
* TRID Rule, 12 CFR §1026.19(e)
* CFPB Guidelines on changed circumstances for Loan Estimates
質問 # 28
Which of the following is an example of a non-fluctuating income source?
- A. Part-time work with irregular hours
- B. Salaried W-2 position
- C. Self-employed income
- D. Commission-based W-2 income
正解：B
解説：
A salaried W-2 position is an example of non-fluctuating income because the borrower receives a consistent, fixed salary each pay period. This type of income is easy to verify and predict, making it ideal for mortgage qualification.
Other types of fluctuating income:
* Self-employed income (B) and commission-based income (C) vary based on the nature of work and can fluctuate month to month.
* Part-time work with irregular hours (D) also fluctuates due to varying work hours, making it inconsistent.
References:
* Fannie Mae Selling Guide for income verification
* Freddie Mac's Loan Product Advisor for employment income documentation
質問 # 29
Which of the following is a requirement for a mortgage loan originator (MLO) license?
- A. Have never been convicted of a felony in a domestic, foreign or military court
- B. Have not had an MLO license revoked in the last five years
- C. Completed at least 10 hours of pre-licensing education
- D. Are covered by either a net worth or surety bond or pay into a state fund as required by the state loan originator's supervisory authority
正解：D
解説：
One of the requirements for obtaining an MLO (Mortgage Loan Originator) license under the SAFE Act is that the MLO must be covered by a net worth requirement, surety bond, or must pay into a state fund. This requirement ensures that MLOs have adequate financial backing to protect consumers and the public in the event of legal or financial disputes.
* A (10 hours of pre-licensing education) is incorrect because the requirement is at least 20 hours of pre-licensing education.
* B (license revoked) and C (conviction) are not fully accurate as they do not align with the exact licensing rules under the SAFE Act.
References:
* SAFE Act, 12 USC §5101
* NMLS Licensing Guidelines
質問 # 30
The Red Flags Rule under the Fair and Accurate Credit Transactions Act (FACTA) require lenders to:
- A. adopt best practices for property evaluations as stipulated in the Home Valuation Code of Conduct.
- B. implement a written program to detect warning signs of identity theft.
- C. adopt a credit score evaluation method utilizing the middle of three repository scores and the lowest of all borrowers' scores.
- D. implement an internal watch system to prevent the misrepresentation of occupancy status
正解：B
解説：
The Red Flags Rule, under the Fair and Accurate Credit Transactions Act (FACTA), requires lenders and other financial institutions to develop and implement a written Identity Theft Prevention Program. This program must detect, prevent, and mitigate identity theft by identifying "red flags" that signal potential fraud, such as:
* Unusual account activity
* Inconsistent or mismatched identification information
* Suspicious patterns in credit applications
Lenders are required to take steps to verify identities, monitor transactions, and respond to signs of identity theft to protect consumers and minimize fraud risk.
References:
* Fair and Accurate Credit Transactions Act (FACTA)
* Red Flags Rule under 16 CFR 681.2
質問 # 31
Which of the following sources of funds is acceptable to utilize for down payments, closing costs or financial reserves?
- A. Foreign assets located outside of the U.S. or its territories
- B. Community second funds
- C. Virtual currency funds
- D. Personal unsecured loans
正解：B
解説：
Community second funds are an acceptable source of funds for down payments, closing costs, or financial reserves. These are subordinate loans provided by housing finance agencies, nonprofits, or government entities to help borrowers meet the required down payment or closing costs. These funds are often offered to low-to-moderate income borrowers or first-time homebuyers as part of affordable housing programs.
* Virtual currency (A), such as Bitcoin, is not an acceptable source due to its volatility and challenges in verifying its stability.
* Personal unsecured loans (C) are generally not allowed, as they increase the borrower's debt and reduce their financial stability.
* Foreign assets outside of the U.S. (D) are not typically acceptable unless they can be easily liquidated and transferred to the U.S.
References:
* Fannie Mae Selling Guide on acceptable sources of funds
* Freddie Mac Guidelines for down payment and closing costs
質問 # 32
What is the minimum amount of flood insurance a lender must require on a residential building located in a special flood hazard area?
- A. $250,000 for residential property structures
- B. $150,000 for residential property structures
- C. $350,000 for residential property structures
- D. $50,000 for residential property structures
正解：A
解説：
The minimum amount of flood insurance required by lenders for a residential building located in a Special Flood Hazard Area (SFHA) is the lesser of:
* 100% of the replacement cost of the structure, or
* The maximum available under the National Flood Insurance Program (NFIP), which is $250,000 for residential property structures.
This requirement ensures that the property is adequately covered in case of flood damage.
References:
* National Flood Insurance Program (NFIP) Guidelines
* Flood Disaster Protection Act (FDPA)
質問 # 33
For an FHA loan, which of the following payments must a borrower make to protect a lender in case of a foreclosure?
- A. Down payment
- B. Mortgage insurance premium
- C. Hazard insurance premium
- D. Homeowners association dues
正解：B
解説：
For FHA loans, borrowers are required to pay a Mortgage Insurance Premium (MIP). This insurance protects the lender in case of default or foreclosure. FHA loans are backed by the Federal Housing Administration, and MIP is mandatory for borrowers due to the lower down payment requirements and increased risk to lenders.
* Mortgage Insurance Premium (MIP): FHA loans require an upfront MIP at closing (usually 1.75% of the loan amount) and annual MIP, which is divided into monthly installments and added to the mortgage payment.
* The MIP protects lenders by providing insurance coverage in the event the borrower defaults, reducing the lender's loss.
Other options:
* Down payment (A) is required but does not protect the lender.
* Hazard insurance premium (B) protects the property, not the lender in foreclosure.
* Homeowners association dues (D) are unrelated to lender protection.
References:
* FHA Single-Family Housing Policy Handbook
* U.S. Department of Housing and Urban Development (HUD) guidelines
質問 # 34
Which of the following loan types is regulated by the Home Ownership and Equity Protection Act (HOEPA)?
- A. USDA Rural Development
- B. Construction
- C. Refinance
- D. Reverse mortgage
正解：C
解説：
The Home Ownership and Equity Protection Act (HOEPA) applies to certain types of high-cost loans, particularly refinance and home equity loans, that meet specific APR and fee thresholds. HOEPA was enacted to protect consumers from predatory lending practices in loans that carry excessive fees, high interest rates, or abusive terms.
* HOEPA mainly covers:
* Refinance loans
* Home equity loans
* Closed-end home equity loans
* Certain purchase-money mortgages under specific conditions
Loans like construction loans (B), reverse mortgages (C), and USDA Rural Development loans (D) are generally excluded from HOEPA coverage.
References:
* Home Ownership and Equity Protection Act (HOEPA), 15 U.S.C. § 1639
* CFPB HOEPA Guidelines
質問 # 35
Which of the following fees is a finance charge?
- A. An origination fee
- B. An appraisal fee
- C. A notary fee
- D. A late payment fee
正解：A
解説：
An origination fee is considered a finance charge under TILA because it represents the cost of obtaining credit. A finance charge includes all fees that a borrower must pay as a condition of securing a loan, excluding certain exempt fees like notary or appraisal fees.
* Notary fees (A) and appraisal fees (C) are typically excluded from the finance charge calculation.
* Late payment fees (D) are not considered finance charges; they are penalties for delinquent payments.
References:
* Truth in Lending Act (TILA), 12 CFR §1026.4 (Regulation Z)
* CFPB Finance Charge Definitions
質問 # 36
A mortgage loan originator (MLO) received a salary of 1% per loan plus a bonus of $5,000 for closing the most loans in the office last year. In addition, he received a trip to Hawaii based on closing 100 or more transactions with an interest rate of 5% or higher. Is the MLO's compensation prohibited?
- A. His compensation is permitted as compensation only includes salary and bonuses and his salary and bonus is not based on loan terms.
- B. His compensation is not permitted as compensation only includes salary and his salary is based on loan terms.
- C. His compensation is permitted as compensation only includes salary and his salary is not based on loan terms.
- D. His compensation is not permitted as compensation includes all financial incentives and his trip was awarded based on closing the most loans with certain loan terms.
正解：D
解説：
Under Dodd-Frank Act regulations and Regulation Z (TILA), mortgage loan originators (MLOs) cannot be compensated based on the terms of the loan, such as interest rates, loan amount, or product type. This includes any financial incentives, like bonuses or rewards, tied to loan terms. In this case:
* The trip to Hawaii was awarded based on closing loans with an interest rate of 5% or higher, which directly ties the MLO's compensation to a specific loan term (the interest rate).
* This violates the Loan Originator Compensation Rule, which prohibits compensating MLOs based on the terms or conditions of a loan, in order to protect borrowers from steering into unfavorable loan products.
Therefore, all forms of compensation-including bonuses, trips, or other rewards-are scrutinized if they are tied to loan terms, making the MLO's trip to Hawaii an illegal incentive under current law.
References:
* Dodd-Frank Act - Loan Originator Compensation Rules
* TILA/Regulation Z - Anti-Steering and Loan Terms Compensation Rules
質問 # 37
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