Virginia-Real-Estate-Salespersonブレーン問題集リアル試験最新問題2026年01月29日には125問題
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質問 # 43
What is a marketable title?
- A. the official opinion of an attorney regarding the condition of a property's title
- B. constructive or actual notice of real property ownership
- C. a title free from significant encumbrances or defects (such as liens) that might prevent a purchaser from enjoying or eventually selling the property
- D. an abbreviated history of a property, including information on any transfers, grants, wills, conveyances, liens, and encumbrances
正解：C
解説：
Marketable title means the title is clear enough that a prudent buyer would accept it.
It is free from serious defects, liens, or encumbrances that could jeopardize ownership or resale.
Other options:
(A) Opinion of title = attorney's assessment, not the title itself.
(B) Abbreviated history = abstract of title.
(D) Constructive/actual notice = legal doctrines, not marketability.
Reference:
Virginia Real Estate Principles & Practices - Title Concepts
Code of Virginia §55.1-900 et seq. (Title and conveyances)
質問 # 44
An licensee in Virginia writes an online ad. It MUST include all of the below:
- A. the licensee's name, the name of the firm in which the licensee is active, the city and state in which the licensee's place of business is located, and the licensee's phone number
- B. the licensee's name, the name of the firm in which the licensee is active, and the city and state in which the licensee's place of business is located
- C. the licensee's name and the name of the firm in which the licensee is active
- D. the licensee's name, and the city and state in which the licensee's place of business is located
正解：C
解説：
According to Virginia Real Estate Board advertising regulations (18 VAC 135-20-190):
All advertising must clearly include the licensee's name and the name of the firm with which the licensee is active.
For online advertising, the firm name must be "conspicuous, legible, and readily identifiable." The city/state of business or the licensee's phone number is not required by law in every ad.
Therefore, the minimum requirement for compliance is licensee's name and firm name.
Reference (Virginia Real Estate):
Virginia Administrative Code 18 VAC 135-20-190 (Advertising by licensees) Code of Virginia Title 54.1, Chapter 21
質問 # 45
Clarence owns three rental homes he doesn't have time to oversee himself. He decides to hire George to take care of his rental units in the hopes of maximizing the return on his investment. What role is George filling?
- A. broker's agent
- B. property manager
- C. appraisal manager
- D. sponsoring broker
正解：B
解説：
A property manager is hired by an owner to manage rental property, maintain operations, and maximize return on investment.
Other options:
(A) Sponsoring broker - oversees real estate salespersons, not rentals.
(B) Appraisal manager - not a real estate role.
(C) Broker's agent - represents broker in brokerage activities, not property management.
Reference:
Code of Virginia §54.1-2100 (definition includes property management as brokerage services) Virginia Real Estate Principles & Practices - Property Management
質問 # 46
In Virginia, agents practicing no agency (transaction coordinators) are sometimes referred to as:
- A. intermediaries
- B. appraisers
- C. single agents
- D. dual agents
正解：A
解説：
In Virginia, agency law recognizes several forms of representation that real estate licensees may provide. These include standard agency, dual agency, and limited service agency. But Virginia also allows licensees to operate in a capacity where they provide no agency representation to either party.
No Agency (also called "Independent Contractor" or "Facilitator/Transaction Coordinator") When a licensee assists in a real estate transaction without representing either the buyer or the seller, they are said to be practicing "no agency." In this capacity, the licensee does not advocate for either side but may assist with paperwork, communication, and coordination of the transaction.
In Virginia, such licensees are sometimes referred to as intermediaries.
Why not the other options?
Single Agent (A): A single agent represents only one party (buyer or seller) in the transaction with full fiduciary duties. This is the most common agency relationship.
Dual Agent (C): A dual agent represents both buyer and seller in the same transaction with limited duties to each. This is a recognized but restricted practice in Virginia.
Appraiser (D): An appraiser is a licensed professional who provides valuation services and is not acting as an agent or intermediary in the transaction.
Because Mindy's question specifies no agency, the correct Virginia terminology aligns with "intermediary." Reference (without URLs):
Code of Virginia, Title 54.1, Chapter 21 - Real Estate Brokers, Salespersons, and Rental Location Agents (§ 54.1-2130 et seq.) (defining agency and non-agency relationships) Real Estate Board Regulations (18 VAC 135-20-10 Definitions; 18 VAC 135-20-300 Standards of Conduct) Virginia Real Estate Principles & Practices - discussion on transaction coordinators/intermediaries and their duties under no-agency status
質問 # 47
Ben would like to construct a restaurant on a parcel of land. This particular parcel is not zoned for commercial use. Ben should go to the city and seek a(n):
- A. exemption
- B. deferrence
- C. use variance
- D. encroachment
正解：C
解説：
A use variance allows a property to be used in a way not normally permitted by zoning.
Since Ben wants to build a restaurant (commercial use) on land not zoned for commercial, he must apply to the local zoning board for a use variance.
Other options:
(A) Exemption = not the correct zoning term.
(B) Deferrence = not a recognized land use concept.
(C) Encroachment = unauthorized intrusion onto another's property (not zoning related).
Reference (Virginia Real Estate):
Code of Virginia Title 15.2 (Zoning laws)
Virginia Real Estate Principles - Land use controls
A490-02REGS.pdf - Zoning & variances curriculum
質問 # 48
What is the legal doctrine by which the decedent's property will pass to the state without their consent if that individual dies without a will, a surviving spouse, lineal descendants, or other known heirs?
- A. police power
- B. variance
- C. eminent domain
- D. escheat
正解：D
解説：
This is the same as Question 100 - likely a duplicate question. Again, the answer is escheat because property without heirs or a will reverts to the state.
Reference (Virginia Real Estate):
Same as Question 100.
質問 # 49
The subject property has a pool valued at $30,000 and two bathrooms valued at $10,000 each. Comp 1 does not have a pool and has one less bathroom than the subject property.
What adjustments should be made to Comp 1's value?
- A. subtract $40,000 from Comp 1's value
- B. add $40,000 to Comp 1's value
- C. add $20,000 to Comp 1's value
- D. subtract $20,000 from Comp 1's value
正解：B
解説：
質問 # 50
A deed in lieu of foreclosure is often referred to as a "friendly foreclosure" because:
- A. This alternative to foreclosure is handled by legal representatives known as "friends of the court."
- B. This alternative to foreclosure is an option only available to friends or family of the lender.
- C. This alternative to foreclosure only takes place when the foreclosure sale buyer is a friend or family member.
- D. This alternative to foreclosure requires the agreement and cooperation of both lender and borrower.
正解：D
解説：
A deed in lieu of foreclosure is when a borrower voluntarily conveys the property title back to the lender to avoid foreclosure.
It is called a "friendly foreclosure" because it requires mutual consent between borrower and lender, avoiding the formal court-ordered process.
Other options:
(A) Wrong - not limited to friends/family.
(C) Wrong - not related to "friends of the court."
(D) Wrong - buyer's relationship irrelevant.
Reference:
Virginia Real Estate Principles & Practices - Foreclosure Alternatives
質問 # 51
What do ostensible agency and agency by estoppel have in common?
- A. They are both forms of third-party agency no longer recognized in the U.S.
- B. They both arise when a third party is ted to mistakenly believe that agency exists between a principal and an agent.
- C. They both arise when a third party correctly believes that agency exists between a principal and an agent.
- D. They both concern a third party's decision to go unrepresented in a transaction.
正解：B
解説：
Ostensible agency and agency by estoppel both occur when the principal's actions (or lack of correction) cause a third party to reasonably believe an agency relationship exists, even if no formal agreement does.
If the third party relies on this belief, the principal may be estopped from denying the agency relationship.
Other options:
(A) Wrong - both are still recognized concepts.
(B) Wrong - belief is mistaken, not correct.
(D) Wrong - not about choosing no representation.
Reference:
Code of Virginia §54.1-2130 et seq. (Agency Law)
Virginia Real Estate Exam Outline - Law of Agency
質問 # 52
How is a promissory note secured?
- A. by referencing a security instrument
- B. by the disbursement of funds
- C. by the statute of frauds
- D. by the attachment of a mortgage-backed security
正解：A
解説：
A promissory note is a borrower's written promise to repay a loan. It is made enforceable by linking it to a security instrument:
Mortgage (in mortgage states), or
Deed of Trust (in Virginia).
The security instrument gives the lender a claim against the property as collateral in case of borrower default.
Other options:
(A) Disbursement of funds is part of the loan process, not security.
(C) Statute of Frauds requires certain contracts to be in writing but does not secure a note.
(D) Mortgage-backed securities are investment vehicles, not direct collateral for a note.
Reference (Virginia Real Estate):
Virginia Code § 55.1-3200 et seq. (Deeds of Trust and Mortgages)
Virginia Real Estate Principles - Financing section
A490-02REGS.pdf - Loan instruments curriculum
質問 # 53
The consummation of a real estate sale is known as the:
- A. signing of the contract
- B. offer and acceptance
- C. closing
- D. option period
正解：C
解説：
The consummation of a real estate sale is when the property legally transfers from seller to buyer at the closing (settlement).
At closing:
Final documents are signed.
Purchase funds are transferred.
Title is conveyed.
Other options:
(A) Offer & acceptance = creates contract, not completion.
(B) Signing of contract = binding agreement, but not sale consummation.
(D) Option period = period where buyer may opt out, not closing.
Reference:
Virginia Code §55.1-900 et seq. (Conveyances and settlements)
Virginia Real Estate Principles - The Closing Process
質問 # 54
Which of the following provides the BEST explanation for why disclosure of material facts is required?
- A. If known, they could cause a buyer or seller to take a different course of action.
- B. Not all material facts are readily discernible.
- C. All facts related to a real estate transaction must be disclosed.
- D. The material a property is made of can influence its value.
正解：A
解説：
Material facts are facts that significantly affect the value, desirability, or decision regarding a property.
Disclosure is required because knowing these facts could lead a buyer or seller to act differently (e.g., not purchase, renegotiate price, or take corrective measures).
Other options:
(A) Construction materials may affect value, but this is not the reason for disclosure laws.
(B) Some facts are not easily seen, but disclosure is broader.
(D) Not all facts, only material ones, must be disclosed.
Reference:
Code of Virginia §54.1-2131 (Duties of licensees: disclosure of material facts) Virginia Real Estate Board Regulations - Standards of Conduct
質問 # 55
What is the goal of the Sherman Antitrust Act?
- A. to promote fair competition on behalf of American consumers
- B. to prohibit deceit, misrepresentations, and other fraud in the sale of securities
- C. to protect consumers against inaccurate and unfair credit billing and credit card practices
- D. to ensure the fair treatment of all Americans seeking housing
正解：A
解説：
The Sherman Antitrust Act (1890) is federal legislation designed to maintain fair competition in the marketplace. It prohibits business practices that restrain trade or create monopolies. In real estate, this law directly applies to:
Price fixing (e.g., brokers agreeing on commission rates)
Group boycotts (refusing to do business with certain parties)
Market allocation (dividing territories or clients among competitors)
Tie-in agreements (forcing the purchase of one service with another)
Its primary goal is consumer protection through competition-not housing rights, credit billing, or securities fraud.
Reference (Virginia Real Estate):
Sherman Antitrust Act, 15 U.S.C. §§ 1-7
Virginia Real Estate Board continuing education: Ethics & Antitrust Law compliance A490-02REGS.pdf (Professional Standards & Conduct sections)
質問 # 56
Which of these is a naturally occurring radioactive gas that emanates from rocks, soil, and water and can cause lung cancer?
- A. chlorofluorocarbons
- B. chlordane
- C. carbon monoxide
- D. radon
正解：D
解説：
U. S. EPA Radon Risk Guidelines
Virginia Real Estate Board CE Curriculum - Environmental Hazards
Explanation:
Radon is a colorless, odorless, naturally occurring radioactive gas that comes from the decay of uranium in rocks, soil, and groundwater.
It can accumulate in homes and buildings and is a leading cause of lung cancer in non-smokers.
Other options:
(A) Chlordane = pesticide.
(B) Chlorofluorocarbons = refrigerants damaging ozone.
(C) Carbon monoxide = toxic gas from combustion, but not radioactive.
質問 # 57
What deed provides the grantee with the least protection of any deed, while putting the least liability on the grantor?
- A. special warranty deed
- B. quitclaim deed
- C. general warranty deed
- D. bargain and sale deed
正解：B
解説：
Deed types vary by the level of protection given to the grantee and liability for the grantor:
General Warranty Deed (A): Highest protection; grantor warrants title against all defects, even before their ownership.
Special Warranty Deed (B): Warrants only against defects during the grantor's ownership.
Quitclaim Deed (C): Provides no warranties at all - it only conveys whatever interest (if any) the grantor may have. Offers the least protection for the grantee and least liability for the grantor.
Bargain and Sale Deed (D): Conveys ownership but with limited or no warranties; still greater than quitclaim in most contexts.
Thus, the quitclaim deed gives the grantee the least protection.
Reference:
Code of Virginia §55.1-300 et seq. (Conveyances and deeds)
Virginia Real Estate Principles & Practices - Deeds section
質問 # 58
What was the outcome of Plessy v. Ferguson?
- A. The Supreme Court decided that racial segregation of children in public schools was illegal.
- B. The Supreme Court decided that racially based zoning was illegal.
- C. The Supreme Court decided that "separate but equal" separation of the races was legal as long as Black and white facilities were equal.
- D. The Supreme Court decided that the enforcement of racially based restrictive covenants was illegal.
正解：C
解説：
In Plessy v. Ferguson (1896), the U.S. Supreme Court upheld a Louisiana law mandating racial segregation in railway cars.
The Court ruled that racial segregation was constitutional under the "separate but equal" doctrine.
This legalized segregation in public facilities for decades until overturned by Brown v. Board of Education (1954), which declared segregation in public schools unconstitutional.
Other options:
(B) Refers to Brown v. Board of Education (1954).
(C) Refers to Shelley v. Kraemer (1948) (restrictive covenants).
(D) Refers to Buchanan v. Warley (1917) (racial zoning).
Reference (Virginia Real Estate & Civil Rights Law):
Plessy v. Ferguson, 163 U.S. 537 (1896)
Brown v. Board of Education, 347 U.S. 483 (1954)
Virginia Fair Housing Law history and case law integration
質問 # 59
Your client is buying a home. At closing, they pull you aside and whisper that the documents they're being asked to sign don't match the Closing Disclosure - suddenly, there are thousands of dollars of new fees. Is this a red flag for predatory lending? Why or why not?
- A. No. As long as the title company has no objections, it doesn't matter if the Closina Disclosure and the real closina documents match.
- B. Yes. No client should be paying fees at closing. Those should always be pre-paid to the lender at least three days in advance.
- C. Yes. The fees should match what was on the Closing Disclosure. Otherwise, that's a major red flag.
- D. No. It's normal for lenders to have significant last-minute changes to their fees.
正解：C
解説：
Under the TRID Rule (TILA-RESPA Integrated Disclosure), lenders must provide borrowers with a Closing Disclosure (CD) at least 3 business days before closing.
The numbers on the CD and closing documents must match (with very limited tolerance ranges).
Significant last-minute fee increases are a red flag for predatory lending or RESPA/TILA violations.
The client should not sign until discrepancies are resolved.
Reference (Virginia Real Estate & Federal Law):
TRID (12 CFR 1026.19(f))
Virginia Real Estate Principles - Financing and Settlement section
A490-02REGS.pdf - Loan closing requirements
質問 # 60
In Virginia, how many years do records need to be kept for?
- A. one year
- B. two years
- C. three years
- D. five years
正解：C
解説：
Virginia requires brokers and firms to retain all financial, transactional, and escrow records for three years.
This includes contracts, disclosures, closing statements, and escrow records.
The three-year period usually begins from the date of closing or termination of the transaction.
Reference:
Virginia Code §54.1-2108 (Broker records retention requirements)
質問 # 61
What does the VRLTA aim to do?
- A. monitor commercial leasing practices in Virginia
- B. regulate landlord maintenance practices for industrial warehouses across the United States
- C. establish uniform laws to regulate leasehold interests and improve leasing practices in Virginia
- D. regulate owner-occupied REO properties in Virginia
正解：C
解説：
The Virginia Residential Landlord and Tenant Act (VRLTA) was enacted to:
Establish uniform standards for rental housing in Virginia.
Govern leasehold interests in residential property.
Clarify landlord and tenant rights/responsibilities.
Improve rental practices, reduce disputes, and ensure fairness.
Other options:
(A) Wrong - VRLTA applies to Virginia residential properties, not industrial warehouses nationwide.
(B) Wrong - It does not apply to commercial leasing.
(D) Wrong - It does not regulate REO or owner-occupied property.
Reference:
Code of Virginia, Title 55.1, Chapter 12 - Virginia Residential Landlord and Tenant Act (VRLTA) Virginia Real Estate Board CE Curriculum - Landlord & Tenant Law
質問 # 62
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