New York State Real Estate Salesperson Practice Examination 2025

This test includes 300 questions based on the 2025 New York State Real Estate Salesperson exam outline. Each question comes with detailed explanations and official citations, so you can learn as you go and review your performance at the end.

New York Real Estate Exam Practice

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New York State Real Estate Salesperson Practice Examination 2025

Welcome to the New York State Real Estate Salesperson Practice Examination (2025 Edition). This full-length, timed practice test is designed to mirror the official NYS licensing exam in both content and difficulty—to ensure you’re fully prepared.

What’s inside:

  • 300 multiple-choice questions covering all exam domains (Ownership & Land Use, Environmental Issues, Agency, Valuation & Financial Analysis, Financing, Transfer of Title, Practice & Disclosures, Contracts, Closing Transactions).
  • Time limit: 240 minutes (same as the real exam) to build your pacing and endurance.
  • Instant feedback: Toggle each question’s answer and in-depth explanation after submission to reinforce learning.
  • Scoring scale: 70% passing threshold; your results page will show your raw score, percentage, and domain-by-domain performance.

How to use:

  1. Read each question carefully—no skipping back.
  2. Select the best answer (A–D).
  3. When you finish, click Submit to see your score.
  4. Click Show Answer on any question to review explanations and reference citations.

Tips for success:

  • Simulate exam conditions: quiet space, no distractions, and full time on the clock.
  • Review incorrect items immediately—focus on your weakest domains.
  • Repeat the test until you consistently score above 80%.

Good luck—and happy studying!

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Q1. A homeowner installed custom built-in bookcases and cabinets in her living room. Upon selling the house, she wants to remove them. Which statement is most correct regarding these bookcases?

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Q2. When two individuals hold title as joint tenants in New York, what happens to a joint tenant’s share upon one tenant’s death?

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Q3. Under New York’s attorney review period for residential contracts, how long does a buyer or seller have to cancel after delivery by their attorney?

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Q4. Which document conveys a cooperative apartment interest to a purchaser in New York?

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Q5. Which party must sign the agency disclosure form before the first substantive discussion of a property’s availability?

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Q6. Which estate in land grants maximum rights and is potentially infinite in duration?

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Q7. A special warranty deed in New York warrants title defects arising only during which period?

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Q8. Under NY License Law, within how many business days must a broker deposit escrow funds after receipt?

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Q9. If a buyer defaults on a residential contract in New York and the seller retains the deposit as the sole remedy, this is known as:

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Q10. Which of the following is a protected category under New York State law but not under the federal Fair Housing Act?

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Q11. For residential properties built before 1978, which lead-based paint disclosure requirement applies in New York?

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Q12. Which type of lien is specific to the property’s improvements rather than the owner’s general assets?

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Q13. If a broker shows property without a signed agency agreement or disclosure, the broker is considered which type of agent?

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Q14. New York’s state transfer tax rate is $2 per $500 of consideration. On a $300,000 sale, how much tax is due?

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Q15. Which defeasible fee estate automatically ends when a specified condition is violated?

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Q16. A mortgage clause that allows the lender to demand full repayment upon borrower default is called the:

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Q17. Which type of depreciation is considered incurable because it arises from external factors?

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Q18. How many hours of continuing education are required biennially for renewal of a New York real estate salesperson license?

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Q19. Which documents typically govern condominium ownership in New York?

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Q20. Which agency enforces the Real Estate Licensing Law in New York?

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Q21. In a triple net (NNN) lease, which expenses is the tenant typically responsible for?

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Q22. A property generates a net operating income of $28,000 annually and is valued at $350,000. What is its capitalization rate?

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Q23. Which disclosure is mandatory for one- to four-family residential resale properties in New York?

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Q24. Which practice violates federal and state antitrust laws in real estate brokerage?

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Q25. True or False: A New York real estate broker may commingle client funds with personal funds as long as records are kept.

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Q26. What type of agency is created when one broker represents both buyer and seller with their informed consent?

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Q27. Which listing gives a broker the exclusive right to earn a commission regardless of who sells the property?

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Q28. Which test focuses on how an item is adapted to the real property when determining if it is a fixture?

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Q29. To establish an easement by prescription in New York, continuous and notorious use must occur for at least how many years?

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Q30. Under New York’s Statute of Frauds, which real estate agreement must be in writing to be enforceable?

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Q31. Which form must sellers of one- to four-family homes provide to buyers outlining known material defects?

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Q32. In the cost approach to valuation, which formula is used?

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Q33. Which appraisal method relies on sales of similar properties to estimate value?

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Q34. What term describes any defect or claim that may cloud the title to real property?

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Q35. If a homeowner erects a fence partially on a neighbor’s land without permission, this best describes a:

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Q36. Which depreciation method computes depreciation as effective age divided by economic life?

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Q37. Which federal law requires lenders to provide borrowers a good-faith estimate of closing costs under RESPA?

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Q38. Under New York law, escrow deposits held by brokers are classified as:

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Q39. Which federal law prohibits discrimination in lending based on race, color, religion, sex, or national origin?

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Q40. Which deed offers the greatest protection by guaranteeing title against all defects, even predating the grantor’s ownership?

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Q41. What value basis is commonly used for property insurance coverage?

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Q42. An option contract in real estate is classified as which type of contract?

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Q43. Which ratio measures operating expenses as a percentage of effective gross income?

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Q44. What does LTV stand for in mortgage financing?

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Q45. What are discount points in a mortgage context?

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Q46. Which clause in a deed limits future use of the property according to specific conditions?

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Q47. A zoning ordinance violation is typically remedied by:

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Q48. Which federal law requires financial institutions to protect consumers’ private financial information?

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Q49. When advertising a property, a licensed salesperson in New York must include:

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Q50. What market condition exists when supply of properties exceeds buyer demand?

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Q51. Under New York License Law, within how many days must a salesperson notify the Department of State of a change of business address?

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Q52. A valid deed under New York Real Property Law must include which of the following?

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Q53. In the band of investment technique, the overall capitalization rate is derived by combining:

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Q54. Under New York’s Condominium Act, how many days does a buyer have to rescind the contract after receiving the public offering statement?

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Q55. The New York Real Property Tax Law’s basic homestead exemption can reduce assessed value by up to what percentage?

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Q56. A New York real estate license expires on which date?

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Q57. How long must a New York broker retain transaction records?

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Q58. Under New York License Law, a salesperson may share commission only with:

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Q59. A lease requiring periodic rent adjustments based on the Consumer Price Index is called:

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Q60. In a Section 1031 like-kind exchange, how many days does the exchanger have to identify replacement property?

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Q61. Under New York’s RPAPL, how many days’ notice for nonpayment of rent is required before commencing eviction?

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Q62. When a landlord’s failure to provide essential services forces a tenant to vacate, this is known as:

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Q63. Which event does NOT automatically terminate a listing agreement by operation of law?

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Q64. The primary purpose of the Truth in Lending Act is to:

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Q65. How many hours of approved qualifying education are required before taking the New York salesperson exam?

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Q66. Under New York Real Property Law, the maximum residential security deposit is:

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Q67. Which type of listing agreement is considered unethical due to potential for inflated commissions?

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Q68. Directing buyers or renters to certain neighborhoods based on race or national origin is called:

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Q69. Which criterion of highest and best use analysis examines whether zoning and legal restrictions allow the proposed use?

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Q70. Under a gross lease, the tenant typically pays:

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Q71. Which tort allows a property owner to sue when another’s use unreasonably interferes with their enjoyment of land?

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Q72. Under CERCLA, parties responsible for contamination are held:

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Q73. Misrepresentation of material facts about a property to induce a contract is:

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Q74. Which covenant in a deed guarantees the grantor has the right to convey title?

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Q75. In New York, the STAR exemption acronym stands for:

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Q76. Which type of power of attorney remains effective if the principal becomes incapacitated?

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Q77. Title insurance protects buyers against losses from:

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Q78. What is the process called when a municipality takes private property for public use?

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Q79. Which zoning variance allows deviation from dimensional requirements due to undue hardship?

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Q80. Under USPAP, which principle requires an appraiser to act impartially and with integrity?

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Q81. Under the Truth in Lending Act, a borrower may rescind a mortgage transaction within how many business days?

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Q82. Which conveyance document transfers title without any warranties?

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Q83. In an installment contract, when does legal title transfer to the buyer?

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Q84. Which insurance covers loss of rental income when a property is untenantable due to an insured peril?

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Q85. A blanket mortgage encumbers:

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Q86. In a single net lease, the tenant typically pays:

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Q87. Under NY License Law, how often must a broker reconcile trust accounts?

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Q88. Which clause in a mortgage prohibits the borrower from transferring title without lender consent?

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Q89. A “pad site” refers to:

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Q90. Which federal agency enforces RESPA?

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Q91. For tax purposes, a primary residence must be occupied for how many of the five years prior to sale to qualify for up to $250,000 gain exclusion?

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Q92. A trust deed transfers title to:

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Q93. Which remedy compels a breaching seller to transfer property as agreed?

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Q94. The term “emblements” refers to:

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Q95. A cloud on title is removed by:

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Q96. Sellers must provide buyers with information on radon hazards under which law?

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Q97. Which type of easement arises by express grant in a deed?

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Q98. The doctrine of laches refers to:

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Q99. A residential real estate salesperson may not advertise:

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Q100. In New York, an offer is considered revoked when:

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Q101. Under the doctrine of partial performance, which action can make an oral real estate contract enforceable?

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Q102. Which of the following distinguishes novation from assignment of a contract?

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Q103. Which situation creates a voidable contract in real estate?

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Q104. Assignment of a lease generally requires what to be enforceable?

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Q105. A reverse mortgage is also known as:

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Q106. Equity financing differs from debt financing in that equity:

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Q107. An ad valorem tax is based on:

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Q108. In New York, which lien has priority over all others?

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Q109. A subdivision plat typically shows:

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Q110. The lot-and-block system uses:

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Q111. A property manager’s fiduciary duty of accountability requires:

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Q112. Earnest money deposits are generally classified as:

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Q113. Which document itemizes all buyer’s and seller’s debits and credits at closing?

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Q114. An option contract differs from a right of first refusal in that an option:

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Q115. A springing power of attorney becomes effective:

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Q116. A joint venture in real estate development is:

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Q117. A real estate investment trust (REIT) must distribute at least what percentage of taxable income to shareholders?

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Q118. Which federal agency insures escrow accounts for real estate settlements?

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Q119. Under the “first to record” doctrine, a deed:

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Q120. The doctrine of accession allows a landowner to:

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Q121. Avulsion differs from erosion in that avulsion:

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Q122. A special use permit differs from a variance because it:

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Q123. Metes-and-bounds legal descriptions begin at a:

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Q124. Of the 22 continuing education hours required biennially in New York, how many must be in fair housing and ethics?

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Q125. The TILA-RESPA Integrated Disclosure rule is commonly referred to as:

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Q126. After a judicial foreclosure sale in New York, how long does the mortgagor have to redeem the property?

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Q127. Which lease conveys only the land and requires the lessee to build and maintain improvements?

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Q128. Private mortgage insurance (PMI) is generally required when the loan-to-value ratio exceeds what percentage?

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Q129. Which government-backed loan program generally permits 100% financing with no down payment?

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Q130. What type of lease provides scheduled rent increases at predetermined intervals?

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Q131. Recording a deed in the public records provides which type of notice to subsequent purchasers?

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Q132. To acquire title by adverse possession in New York, open and notorious possession must continue for how many years?

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Q133. The landlord’s ownership interest in leased property is known as the:

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Q134. The government’s authority to enact zoning and building codes is derived from its:

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Q135. Under U.S. tax law, residential rental property is depreciated over how many years using MACRS?

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Q136. Which notice, filed in the county clerk’s office, warns that a lawsuit affecting title has been initiated?

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Q137. Steering prospective buyers toward or away from neighborhoods based on race or national origin is known as:

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Q138. A title abstract provides:

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Q139. The equalization rate in New York real property taxation represents:

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Q140. In a lien theory state like New York, the mortgage creates:

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Q141. In a tenancy in common, co-owners:

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Q142. Which co-ownership form is available only to married couples in New York?

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Q143. Unlike a cooperative, a condominium purchaser receives:

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Q144. Prequalification differs from preapproval in that preapproval:

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Q145. Which alternative to foreclosure involves the borrower deed­ing the property directly to the lender?

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Q146. Under the equitable conversion doctrine, upon contract signing the buyer:

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Q147. The seller’s security interest in the property for unpaid purchase money is called a:

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Q148. A nonconforming use is:

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Q149. When a buyer takes title “subject to” an existing mortgage, the buyer:

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Q150. Under New York’s Civil Practice Law & Rules, the statute of limitations for filing a written contract action is:

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Q151. Under Regulation Z (TILA), the annual percentage rate (APR) differs from the finance charge in that APR:

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Q152. Which practice is prohibited by Section 8 of the Real Estate Settlement Procedures Act (RESPA)?

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Q153. Under the Americans with Disabilities Act (ADA), which property type is required to comply?

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Q154. When one broker designates separate salespersons for buyer and seller in the same transaction, this is called:

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Q155. What is the minimum age requirement to qualify for a New York real estate salesperson license?

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Q156. How many hours of approved qualifying education are required before taking the New York real estate salesperson exam?

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Q157. Of the 22 continuing education hours required biennially in New York, how many hours must be devoted to law updates?

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Q158. In the cost approach, reproduction cost differs from replacement cost in that reproduction cost means:

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Q159. What is the name of the standard appraisal form used for most single-family residential properties?

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Q160. The gross rent multiplier (GRM) is calculated by dividing:

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Q161. In a Section 1031 like-kind exchange, what is the role of the qualified intermediary?

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Q162. Under the Equal Credit Opportunity Act (ECOA), discrimination in lending based on which of the following is prohibited?

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Q163. Which of the following is NOT an essential element of a valid real estate contract?

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Q164. Including a “time is of the essence” clause in a contract makes:

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Q165. Which of the following is generally NOT considered an operating expense in income property analysis?

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Q166. All real estate advertisements in New York must display which of the following?

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Q167. A special agent is an individual who:

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Q168. A general agent in real estate most commonly refers to:

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Q169. A universal agent is one who:

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Q170. Inquiry notice arises when a person:

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Q171. Implied agency is created by:

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Q172. The implied warranty of habitability in New York applies to:

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Q173. For proration of property taxes at closing, the “exact days” method means:

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Q174. Title insurance typically does NOT cover losses from:

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Q175. A partition action in New York is used to:

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Q176. Which of the following best distinguishes riparian rights from littoral rights?

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Q177. What is the purpose of an estoppel certificate in a cooperative sale?

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Q178. An amortization schedule primarily shows:

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Q179. In an adjustable-rate mortgage (ARM), which cap limits how much the interest rate can change at each adjustment?

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Q180. A “straw buyer” in real estate transactions is:

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Q181. A protective covenant in a deed:

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Q182. A letter of intent in a purchase transaction is used to:

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Q183. The right of first refusal differs from the right of first offer in that first refusal:

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Q184. A reciprocal easement agreement (REA) typically:

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Q185. A certificate of occupancy is issued to verify:

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Q186. A notice to quit given by a landlord:

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Q187. The debt service coverage ratio (DSCR) is calculated by dividing:

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Q188. A loan origination fee is:

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Q189. A yield maintenance provision in a commercial loan:

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Q190. Depreciation recapture in real estate refers to:

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Q191. Which of these is typically considered a tax shelter in real estate?

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Q192. Under IRC Section 1033, involuntary conversion allows deferral of gain when property is:

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Q193. Under NEPA, an Environmental Impact Statement (EIS) is required for:

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Q194. Under CERCLA, a “Potentially Responsible Party” (PRP) includes:

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Q195. Which defense under CERCLA absolves a purchaser from cleanup liability?

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Q196. In appraisal, the reconciliation step involves:

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Q197. “Just compensation” for eminent domain is defined as:

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Q198. A partial release clause in a blanket mortgage:

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Q199. A fixed-rate mortgage (FRM) is characterized by:

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Q200. Under New York’s usury laws, the maximum enforceable interest rate on most consumer loans is:

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Q201. Which fee simple estate automatically terminates upon the occurrence of a specified event?

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Q202. Which fee simple estate requires the grantor to take action to reclaim title after a condition occurs?

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Q203. A life estate pur autre vie is measured by the life of:

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Q204. What is a remainder interest?

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Q205. Which future interest reverts to the grantor after the preceding estate ends?

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Q206. Under New York law, the surviving spouse’s elective share of an intestate estate is:

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Q207. If a person dies intestate without heirs or a valid will, the property reverts to:

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Q208. Which of the following is NOT one of the four unities required to create a joint tenancy?

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Q209. What does the right of survivorship in a joint tenancy entail?

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Q210. Which land survey system uses townships and ranges to describe property?

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Q211. What type of survey meets American Land Title Association standards for title insurance?

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Q212. Which mortgage clause allows the lender to declare the entire loan balance due upon default?

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Q213. Which mortgage clause releases the lender’s lien when the loan is satisfied?

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Q214. Which mortgage clause allows the borrower to repay the loan early without penalty?

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Q215. Which lien secures payment for labor and materials used in improving real property?

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Q216. Which mortgage covers both real property and personal property as collateral?

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Q217. Which mortgage allows the borrower to increase the loan principal up to a maximum amount under the same security?

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Q218. What is a purchase-money mortgage?

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Q219. Which mortgage wraps an existing mortgage balance with a new loan amount?

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Q220. What is a shared-appreciation mortgage?

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Q221. Which mortgage features initial low payments that increase over time?

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Q222. Which mortgage requires payments that cover interest only for a set period?

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Q223. What is the minimum down payment required for an FHA-insured loan (for borrowers with credit scores ≥580)?

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Q224. In mortgage financing, what does PITI stand for?

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Q225. Under the TILA-RESPA Integrated Disclosure rule, within how many business days must the lender provide the Loan Estimate after receiving a complete application?

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Q226. Which homeowner’s insurance policy form provides open-peril coverage on the dwelling and named-peril coverage on personal property?

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Q227. Under RESPA, a lender may require a cushion in an escrow account of no more than how many months’ worth of disbursements?

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Q228. The Community Reinvestment Act encourages banks to:

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Q229. Under New York License Law, when must a broker deposit earnest money into the escrow account?

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Q230. Under the Homeowners Protection Act, private mortgage insurance must be automatically terminated when the LTV reaches:

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Q231. Federal law requires a lead-based paint disclosure for the sale of homes built before:

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Q232. Properties located in which FEMA-designated flood zone must carry flood insurance on a federally backed mortgage?

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Q233. Which federal law requires lenders to report loan data to help identify redlining practices?

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Q234. A contract provision that allows the buyer to cancel if financing is not obtained is called a:

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Q235. In a triple net lease, the tenant typically pays:

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Q236. Which depreciation method allocates the cost of an asset evenly over its useful life?

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Q237. In New York, a seller’s property condition disclosure is required for residential buildings containing up to how many dwelling units?

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Q238. Under New York’s Time-Share Act, a time-share ownership interest is classified as:

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Q239. Which antitrust violation occurs when brokers conspire to set standard commission rates?

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Q240. Which federal law requires financial institutions to provide an annual privacy notice to consumers?

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Q241. Which depreciation method accelerates expense recognition earlier in an asset’s life?

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Q242. Which federal agency administers the National Flood Insurance Program?

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Q243. Which characteristic is NOT protected under the federal Fair Housing Act?

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Q244. What is a primary advantage of holding investment real estate in an LLC?

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Q245. Commercial lenders typically require a minimum debt service coverage ratio (DSCR) of:

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Q246. Replacement reserves in an income property budget are set aside to:

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Q247. In a percentage lease, the tenant’s rent is based on:

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Q248. Which practice involves inducing homeowners to sell by suggesting neighborhood composition changes?

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Q249. A periodic tenancy is characterized by:

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Q250. Which form of co-ownership features right of survivorship and can include unrelated individuals?

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Q251. In the net present value (NPV) analysis, a positive NPV indicates:

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Q252. Which appraisal approach is most applicable for valuing unique, non-income-producing properties?

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Q253. A defeasible fee estate may be terminated by:

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Q254. Which statutory period applies for foreclosure actions under CPLR in New York?

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Q255. Under New York law, who must sign a listing agreement for it to be valid?

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Q256. Which contract remedy returns parties to their pre-contract positions?

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Q257. What type of agency relationship is formed when a broker represents both buyer and seller?

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Q258. Which document conveys legal title to real property?

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Q259. Under the Federal Fair Housing Act, familial status protects:

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Q260. Which provision in a lease prevents the tenant from transferring their interest without landlord approval?

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Q261. Under the Truth in Lending Act, finance charges must be disclosed as:

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Q262. What does the principle of conformity in appraisal state?

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Q263. The principle of anticipation in valuation assumes:

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Q264. Which legal description method uses boundary lines and measurements?

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Q265. What is the function of an estoppel in land transactions?

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Q266. In a cost-plus contract, the contractor is paid:

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Q267. Which mortgage type features a large final payment after smaller periodic payments?

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Q268. What is a trust deed alternative to a mortgage?

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Q269. The real estate settlement statement (HUD-1) has been replaced by:

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Q270. Which entity insures residential mortgages through the Federal Housing Administration?

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Q271. A bank must notify a loan applicant of action taken under ECOA within how many days of receiving application?

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Q272. Under RESPA, how often must a lender provide an annual escrow account statement?

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Q273. Which form of depreciation accounts for loss in property value due to external factors?

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Q274. The HUD-1 Settlement Statement is required for transactions governed by:

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Q275. Under the doctrine of relation-back, a deed that is recorded late:

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Q276. Which type of deed provides the greatest protection to the grantee?

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Q277. To satisfy the Statute of Frauds, a New York real estate contract must be in writing and signed by:

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Q278. Under New York License Law, brokers must retain transaction records for at least:

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Q279. Which contract remedy forces a breaching party to perform the contract as agreed?

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Q280. The STAR program in New York provides tax relief; STAR stands for:

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Q281. Under the Truth in Lending Act, borrowers have the right to rescind certain credit transactions within how many business days?

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Q282. Constructive eviction occurs when:

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Q283. In property management, capital expenditures are distinguished from operating expenses by being:

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Q284. A licensed real estate salesperson in New York may engage in brokerage activities only when:

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Q285. How often must a New York real estate license be renewed?

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Q286. Which listing agreement gives a broker the right to earn a commission regardless of who sells the property?

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Q287. Under New York’s Time-Share Act, a purchaser has how many days to cancel a time-share contract after signing?

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Q288. Under the TILA-RESPA Integrated Disclosure rule, the Closing Disclosure must be delivered at least how many business days before loan consummation?

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Q289. A property manager’s fiduciary duty of loyalty requires the manager to:

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Q290. Which federal agency enforces the Fair Housing Act?

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Q291. Which title insurance endorsement provides coverage for losses due to zoning law violations?

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Q292. In New York, subdivision plats must be approved by which entity?

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Q293. What is the term for adjusting boundary lines between adjacent property owners without creating new parcels?

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Q294. The combining of two or more adjacent parcels into one larger parcel is called:

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Q295. The increase in value resulting from assemblage is known as:

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Q296. A Comparative Market Analysis (CMA) primarily relies on:

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Q297. Assignment of a lease creates which type of privity between the assignee and landlord?

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Q298. A durable power of attorney differs from a general power of attorney in that it remains effective:

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Q299. Which listing agreement allows the seller to find a buyer and avoid paying a commission?

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Q300. The appraisal principle that states a prudent buyer will pay no more than the cost of acquiring an equally desirable substitute is known as:

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