[2026年03月20日] 最速合格には素晴らしいMLO無料テストPDF本日更新です
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質問 # 127
How often must a nonexempt telemarketing entity check their call list against the National Do Not Call Registry?
- A. Every 7 days
- B. Annually
- C. Every 2 weeks
- D. Every 31 days
正解：D
質問 # 128
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. A natural disaster in the area where the loan will close
- B. The borrower receiving a salary increase
- C. Changes that the MLO should have known at the time the Loan Estimate was provided
- D. Market fluctuations on a locked loan
正解：A
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 # 129
A qualified mortgage:
- A. Provides for regular periodic payments that are substantially equal.
- B. Allows the consumer to defer repayment of principal.
- C. Results in an increase of the principal balance.
- D. Results in a balloon payment.
正解：A
解説：
A Qualified Mortgage (QM) is a category of loans that has certain, more stable features that help make it more likely that a borrower will be able to afford their loan. QMs cannot have negative amortization, interest- only payments, or balloon payments (with a few rural lender exceptions). They must provide for regular, substantially equal periodic payments of principal and interest.
"A qualified mortgage provides for regular periodic payments that are substantially equal, does not result in negative amortization, does not allow for interest-only payments, and does not generally include balloon payments."
- 12 CFR § 1026.43(e), Ability-to-Repay/Qualified Mortgage Rule; CFPB
References:
CFPB, What is a Qualified Mortgage?
SAFE MLO National Test Study Guide
質問 # 130
A lender will require private mortgage insurance for first lien loans with loan-to-value over what percentage?
- A. 78%
- B. 75%
- C. 80%
- D. 70%
正解：C
解説：
Private mortgage insurance (PMI) is typically required for conventional first-lien loans when the loan-to- value (LTV) ratio exceeds 80%. That is, when the borrower puts down less than 20% as a down payment.
"PMI is required by lenders on conventional loans with a loan-to-value ratio greater than 80 percent."
- Homeowners Protection Act of 1998; CFPB PMI Guidance
References:
CFPB, When can I remove PMI?
質問 # 131
Which of the following applicant characteristics is legally permitted to be considered in evaluating credit risk?
- A. Whether the applicant seems likely to have children
- B. Whether the applicant's age makes them ineligible for credit-related insurance
- C. Whether the applicant has a phone number listing in their name
- D. Whether the alimony payments the applicant relies on for income are likely to continue and to be consistently made
正解：D
解説：
When evaluating credit risk, lenders are legally permitted to consider whether alimony payments that the applicant relies on for income are likely to continue and be consistently made. Lenders need to assess the reliability of income sources, and documented alimony that is expected to continue is a valid consideration under ECOA (Equal Credit Opportunity Act) guidelines.
* Factors like the applicant's likelihood of having children (A), phone listing (B), and age (C) are not permissible criteria for evaluating creditworthiness under ECOA, as these would constitute discrimination.
References:
* Equal Credit Opportunity Act (ECOA), 15 U.S.C. §1691
* CFPB ECOA Guidelines
質問 # 132
When a mortgage loan originator notices multiple Social Security number discrepancies within the same loan file, it is considered a red flag of:
- A. fair lending.
- B. a forgetful borrower.
- C. mortgage fraud.
- D. pricing discrepancies.
正解：C
解説：
When multiple discrepancies in a borrower's Social Security number (SSN) are found within the same loan file, it raises concerns of mortgage fraud. The Social Security number is a critical identifier used to verify a borrower's identity, credit history, and employment. Inconsistent or altered SSNs may suggest attempts to hide the true identity of the borrower, which can be an indicator of fraudulent activity.
* Mortgage fraud involves deliberate misrepresentation of information on loan applications, documents, or other parts of the mortgage process. SSN discrepancies can point to identity theft or attempts to use multiple identities to obtain a loan fraudulently.
* This is a serious concern under the Fair Credit Reporting Act (FCRA) and can lead to legal action if discovered during underwriting or later in the loan process.
Mortgage loan originators (MLOs) must report such discrepancies as they may violate federal laws like RESPA and TILA and lead to further investigation.
References:
* Federal Trade Commission (FTC) guidelines on identity theft
* Mortgage Acts and Practices (MAP) Rule
質問 # 133
Which of the following is considered a prohibition under the Real Estate Settlement Procedures Act (RESPA)?
- A. Sponsoring a little league team where the company name is on the uniforms
- B. Donating an item of value to a silent auction hosted by a charity
- C. Hosting an educational seminar at no cost to the participants
- D. Renting office space at lower rates based on the whole or in the amount of business referred
正解：D
解説：
Section 8 of RESPA prohibits giving or accepting anything of value in exchange for referrals of settlement service business related to federally related mortgage loans. Renting office space at lower rates (or free) in exchange for referrals is specifically called out in RESPA guidance as an illegal kickback.
"Section 8(a) of RESPA prohibits giving or accepting any fee, kickback, or thing of value... for the referral of settlement service business. Examples of violations include... renting office space at above or below market rates based on the amount of business referred."
- 12 CFR § 1024.14; CFPB RESPA Section 8 Guidance
Hosting seminars, sponsoring uniforms, or donating to charity are generally permissible if not conditioned on referrals.
References:
CFPB, RESPA Section 8
SAFE MLO National Test Study Guide
質問 # 134
Which of the following property value approaches does an appraiser use on a rental property?
- A. Sales comparison approach
- B. Annual approach
- C. Cost approachB Income approach
正解：B
解説：
For rental properties, an appraiser will typically use the Income Approach to estimate the property's value.
This method is based on the income-generating potential of the property, which is most relevant for investment properties, including rentals.
* The Income Approach assesses the property's ability to generate future cash flow by evaluating the income that can be derived from renting it. The formula often involves determining the net operating income (NOI) and applying a capitalization rate (cap rate) to estimate value.
* This method is most appropriate for rental properties because their value is inherently tied to their profitability.
Other methods:
* Cost approach: More suited for unique properties or new construction.
* Sales comparison approach: Often used for owner-occupied properties, comparing recent sales of similar properties.
References:
Uniform Standards of Professional Appraisal Practice (USPAP)
Fannie Mae's Appraisal Guidelines for Rental Properties
質問 # 135
Which of the following factors does not affect the funding fee on a VA purchase?
- A. Marital status
- B. Loan-to-value ratio
- C. First-time user
- D. Service-connected disability
正解：A
解説：
The VA funding fee varies based on several factors, including whether the borrower has a service-connected disability, if the borrower is a first-time or subsequent user of VA benefits, and the loan-to-value ratio (LTV).
Marital status does NOT affect the funding fee.
"Factors that determine the VA funding fee include: type of veteran, type of loan, down payment amount (LTV), and whether the veteran has previously used entitlement. Marital status does not impact the funding fee."
- U.S. Department of Veterans Affairs, VA Funding Fee Table
References:
VA Funding Fee Table: VA.gov
SAFE MLO National Test Study Guide
質問 # 136
According to Federal Reserve Regulation Z, which of the following fees is a finance charge in a residential mortgage transaction?
- A. Title Insurance
- B. Credit report
- C. Notary
- D. Interest
正解：D
解説：
Under Federal Reserve Regulation Z, which implements the Truth in Lending Act (TILA), interest is classified as a finance charge because it represents the cost of borrowing the funds over the life of the loan.
Finance charges include any fee that a borrower pays as a condition of obtaining the loan, such as interest, points, and certain fees.
* Notary fees (A), credit report fees (C), and title insurance (D) are not considered finance charges because they are third-party fees not directly related to the cost of borrowing.
References:
* Truth in Lending Act (TILA), 12 CFR §1026.4
* CFPB Regulation Z Guidelines
質問 # 137
An interest-only mortgage is a mortgage with scheduled payments that require the consumer to have:
- A. Payments of interest for a specified amount of time.
- B. Adjustable payments every month based on an adjustable interest rate.
- C. Monthly payments for a specified amount of time that then roll over to principal-only payments because the interest has already been paid.
- D. Fixed payments every month, but the interest rate adjusts monthly.
正解：A
解説：
With an interest-only mortgage, the borrower makes payments that cover only the interest for a set period (such as 5 or 10 years). After this period, the borrower begins paying both principal and interest, which causes payments to increase.
"An interest-only mortgage is a loan with scheduled payments that for a period of time require payment of interest only, with no reduction of the principal balance."
- CFPB, Consumer Handbook on Adjustable-Rate Mortgages; SAFE MLO National Test Study Guide References:
CFPB, Interest-Only Mortgages
質問 # 138
The SAFE Act prohibits individuals from engaging in the business of a residential mortgage loan originator without first obtaining a:
- A. high school diploma.
- B. originator counseling certificate.
- C. compliance plan.
- D. unique identifier
正解：D
解説：
The SAFE Act (Secure and Fair Enforcement for Mortgage Licensing Act) requires all mortgage loan originators (MLOs) to obtain a unique identifier through the Nationwide Multistate Licensing System (NMLS) before engaging in the business of residential mortgage loan origination. This identifier is used to track MLOs across state lines and ensure accountability and transparency in the mortgage industry.
* A compliance plan (B) or other qualifications like a high school diploma (C) or counseling certificate (D) are not specific SAFE Act requirements for engaging in mortgage origination.
References:
* SAFE Act, 12 USC §5101
* NMLS Licensing Requirements
質問 # 139
A woman and her son meet with a mortgage loan originator (MLO) about refinancing the mother's home.
During the meeting, the MLO senses that the mother is against the transaction and may be being unfairly coerced into the procedure. In which of the following ways should the MLO proceed?
- A. Suggest that the son be listed as a co-borrower on the mortgage to ensure he assumes part of the risk of the loan
- B. Tell the mother that she needs to sign a power of attorney so that her son may complete the transaction on her behalf
- C. [Consider the issue to be a private family matter and proceed with the next steps in the application process
- D. Ask to speak to the mother privately to inquire whether she Is a willing participant in the transaction
正解：D
解説：
When an MLO suspects that a borrower, such as the mother in this case, may be under duress or being coerced into a transaction, they have a duty to ensure that all parties are willingly participating. The ethical approach would be to ask to speak privately with the mother to verify her intentions and comfort level with the transaction. This ensures that the loan is compliant with consumer protection laws such as the Truth in Lending Act (TILA) and the Equal Credit Opportunity Act (ECOA), which protect against unfair lending practices.
* Ignoring the situation (Option B) could lead to participation in a coerced or fraudulent transaction.
* Suggesting that the son be a co-borrower (Option C) or signing a power of attorney (Option D) are inappropriate if the mother is unwilling to proceed.
Verifying her willingness safeguards the integrity of the loan process and ensures compliance with fair lending practices.
References:
* Truth in Lending Act (TILA)
* Equal Credit Opportunity Act (ECOA)
* CFPB guidelines on elder financial abuse
質問 # 140
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 not permitted as compensation only includes salary and his salary is based on loan terms.
- B. 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.
- C. His compensation is permitted as compensation only includes salary and bonuses and his salary and bonus is not based on loan terms.
- D. His compensation is permitted as compensation only includes salary and his salary is not based on loan terms.
正解：B
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 # 141
Which of the following documents is required to be issued to a customer when a mortgage loan originator is also a real estate broker on the same transaction?
- A. Special information booklet
- B. Loan application
- C. Appraisal disclosure
- D. Affiliated business arrangement
正解：D
解説：
When a mortgage loan originator (MLO) is also acting as a real estate broker in the same transaction, an Affiliated Business Arrangement (ABA) Disclosure is required under RESPA. This disclosure ensures that the borrower is made aware of the relationship between the parties involved in the transaction and any potential conflict of interest, especially if the MLO could benefit financially from both roles.
* Loan application (A), appraisal disclosure (B), and the special information booklet (C) are separate required disclosures, but they do not address the issue of affiliated businesses.
References:
* RESPA (Real Estate Settlement Procedures Act), Section 8
* CFPB Guidelines on affiliated business arrangements
質問 # 142
Which of the following activities is an example of redlining in mortgage lending?
- A. The mortgage loan originator convincing the underwriter to move their loan file to the front of the line or "redline" it
- B. Ensuring that all creditworthy borrowers are afforded equal treatment when applying for a mortgage loan
- C. The systematic denial of various services to residents of specific, often racially associated, neighborhoods or communities, either explicitly or through the selective raising of prices
- D. The act of the mortgage lender putting a "red line" under the borrower's name in a file to indicate they are a substandard applicant
正解：C
解説：
Redlining is a discriminatory practice in mortgage lending where certain neighborhoods, often those predominantly inhabited by minority groups, are systematically denied access to mortgages, insurance, or other financial services. Lenders would use literal red lines on maps to designate these areas as high-risk or undesirable, refusing to offer loans or offering them at inflated interest rates.
* Redlining is a violation of fair lending laws such as the Fair Housing Act (FHA) and Equal Credit Opportunity Act (ECOA). Both of these federal laws prohibit discrimination based on race, color, national origin, religion, sex, family status, or disability in housing and credit transactions.
* This practice has historically contributed to racial segregation and economic inequality in the U.S., as minority groups were systematically excluded from access to homeownership and wealth-building opportunities.
References:
* Home Mortgage Disclosure Act (HMDA)
* Fair Housing Act (FHA)
* Equal Credit Opportunity Act (ECOA)
質問 # 143
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. 60 calendar days
- B. 30 calendar days
- C. 15 calendar days
- D. 20 calendar days
正解：B
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 # 144
Which of the following fees must remain the same unless a valid changed circumstance occurs?
- A. Fees paid to an affiliate of the lender
- B. Total per diem interest
- C. Homeowner's insurance
- D. Owner's title insurance premium
正解：A
解説：
Under TILA-RESPA Integrated Disclosure (TRID) Rule, fees paid to affiliates of the lender (e.g., title companies, appraisers) must remain the same on the Loan Estimate (LE) unless there is a valid changed circumstance (such as a significant change in the loan terms or property value). These fees fall under the zero-tolerance category, meaning they cannot increase from the amount disclosed on the LE unless a change in circumstance justifies the increase.
* Other costs like per diem interest (A), homeowner's insurance (B), and owner's title insurance premiums (C) can change, as they are not subject to the same zero-tolerance rules.
References:
* TILA-RESPA Integrated Disclosure Rule (TRID), 12 CFR §1026.19
* CFPB TRID Guidelines on fee tolerance
質問 # 145
Which of the following is an example of a non-fluctuating income source?
- A. Commission-based W-2 income
- B. Self-employed income
- C. Part-time work with irregular hours
- D. Salaried W-2 position
正解：D
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 # 146
Which of the following reasons is acceptable for denying a loan under the Equal Credit Opportunity Act (ECOA)?
- A. Receipt of child support
- B. Immigration status
- C. Country of birth
- D. Marital status
正解：B
解説：
Under the Equal Credit Opportunity Act (ECOA), lenders can deny a loan based on immigration status, as it directly relates to the borrower's ability to legally reside and work in the country. Lenders must ensure that the borrower has the legal capacity to enter into a binding contract and that they are authorized to work in the U.S. for the loan's duration.
* Receipt of child support (A), marital status (C), and country of birth (D) are protected characteristics under ECOA, meaning a lender cannot deny credit based on these factors.
References:
* Equal Credit Opportunity Act (ECOA), 15 U.S.C. §1691
* CFPB Regulation B
質問 # 147
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