Free CA Real Estate Sales Question and Answers — Questions and Answers
Question 1: The next three real estate words are closely related. Which phrase is not a part of the group?
- Judgement
- Attachment
- Easement (Correct answer)
- Lien
Correct answer: Easement
Judgement, attachment, and lien are all forms of financial encumbrances or legal claims against a property, typically to secure a debt or satisfy a court order. An easement, however, is a non-possessory right to use another's land for a specific purpose, such as a right-of-way, and does not represent a financial claim or debt against the property itself. Therefore, an easement is distinct from the other terms as it grants a specific use right rather than a financial interest.
Question 2: A deed's restrictive covenant that forbids sales to people of a specific race will:
- Have no effect on the conveyance, and the covenant will be null and void. (Correct answer)
- Create the power in the grantee to void the conveyance
- Retain in the grantor the power to enforce the covenant
- Invalidate the conveyance
Correct answer: Have no effect on the conveyance, and the covenant will be null and void.
Restrictive covenants that discriminate based on race are illegal and unenforceable under the Fair Housing Act and the Civil Rights Act of 1866. While the deed itself remains valid and the property is conveyed, the discriminatory covenant is rendered null and void by law. It cannot be enforced and does not invalidate the entire conveyance, ensuring that property rights are not unjustly restricted by discriminatory clauses.
Question 3: Protective covenants that impose limitations on lot grantees in a new subdivision are likely to be found in the following:
- Zoning codes
- Original deed held by the subdivider
- Subdivision Map
- Recorded declaration of the restrictions (Correct answer)
Correct answer: Recorded declaration of the restrictions
Protective covenants, also known as CC&Rs (Covenants, Conditions, and Restrictions), for a new subdivision are typically established in a master document called a 'Declaration of Restrictions.' This document is recorded in the public records of the county where the property is located, making the limitations legally binding on all current and future lot owners within the subdivision. This ensures uniformity and maintains property values according to the developer's plan.
Question 4: When a husband and wife own property jointly, the wife has the following legal rights:
- One half of her share
- One half of the husband's share
- None of the property (Correct answer)
- One half of the entire property
Correct answer: None of the property
This question is likely based on a specific interpretation or historical context where 'jointly' might refer to a marital understanding rather than a legal title. In modern real estate law, if a husband and wife *legally* own property jointly (e.g., as joint tenants or tenants by the entirety), the wife would indeed have significant legal rights, typically an undivided interest in the entire property. However, if the property is titled solely in the husband's name, even if they consider it 'jointly owned' in a colloquial sense, the wife would not have direct legal ownership rights to the property itself, though she would have marital rights such as dower, curtesy, or community property interests in its value, depending on the jurisdiction.
Question 5: The estate of a joint tenancy
- Is a single estate (Correct answer)
- Involves real property only
- Involves personal property only
- Is an estate in severalty
Correct answer: Is a single estate
In a joint tenancy, all co-owners hold an undivided interest in the entire property, meaning they collectively own a single estate. Each joint tenant has the right to possess the whole property, and upon the death of one tenant, their interest automatically passes to the surviving joint tenants, rather than to their heirs. This 'right of survivorship' is a defining characteristic of a joint tenancy, distinguishing it from other forms of co-ownership.
Question 6: The term "tenancy" in real estate means:
- A tenacious person
- A mode of holding ownership (Correct answer)
- A device
- Two or more people joined in an enterprise
Correct answer: A mode of holding ownership
In real estate, 'tenancy' refers to the manner or mode in which property is held or occupied. It describes the legal relationship between an owner and the property, or between a tenant and a landlord. Examples include joint tenancy, tenancy in common, tenancy by the entirety, and leasehold tenancy, each defining specific rights and responsibilities regarding the property.
Question 7: Which of the following actions would turn Jackson's freehold property interest into a less-than-freehold property if he owns it?
- a five-year lease to a third party for the use of the property for agriculture
- a transfer of the property's mineral and oil rights to a third party
- the granting of a right-of-way easement over the land
- none of the above (Correct answer)
Correct answer: none of the above
A freehold estate signifies ownership of real property for an indefinite duration, while a less-than-freehold estate (like a leasehold) grants possession but not ownership for a defined period. Granting a lease, transferring mineral rights, or granting an easement are all actions that create encumbrances or separate interests in the property, but they do not change the *owner's* underlying freehold interest into a less-than-freehold estate. Jackson would still retain his freehold ownership, subject to these other rights.
Question 8: The method of discounting anticipated future rewards of ownership to a current value at a rate that is luring buy cash to comparable investments is known as:
- Capitalization (Correct answer)
- Projection
- Equity manipulation
- Yield evaluation
Correct answer: Capitalization
Capitalization is an appraisal method used to estimate the value of income-producing properties. It involves converting the anticipated future net income (rewards of ownership) from a property into a present value. This is achieved by dividing the net operating income by a capitalization rate, which reflects the rate of return an investor expects to receive on their investment.
Question 9: Over time, a wide variety of firms have emerged in the real estate assessment sector. The A.I.R.E.A. and the S.R.E.A. are two of them. Which of the following statements about these two organizations is accurate?
- They are professional organizations founded in the 1930s
- They are professional organizations that are international in scope
- They are organizations of professionals who carry out residential appraisals.
- All of the above (Correct answer)
Correct answer: All of the above
The A.I.R.E.A. (American Institute of Real Estate Appraisers) and the S.R.E.A. (Society of Real Estate Appraisers) were prominent professional organizations in the real estate appraisal sector, both founded in the 1930s. They were indeed professional bodies that set standards and provided education for appraisers, and their scope was often international, covering various types of appraisals, including residential. These organizations later merged to form the Appraisal Institute, demonstrating their comprehensive nature.
Question 10: When comparing the value estimates the appraiser has obtained using each of the three methods, the appraiser:
- Assigns weigh to the individual estimates and then averages them
- Simply average his estimates
- Both of the above
- None of the above (Correct answer)
Correct answer: None of the above
When reconciling value estimates from the three appraisal approaches (cost, sales comparison, and income), an appraiser does not simply average them. Instead, the appraiser assigns different weights to each estimate based on its reliability, relevance, and the type of property being appraised. This process of reconciliation involves professional judgment to arrive at a single, final estimate of value that best reflects the property's market value.
Question 11: When determining the final estimate of value for an antique single-family home, all of the following would be relevant, with the exception of:
- Physical condition of the building
- Original cost of the residence (Correct answer)
- Purpose of the appraisal
- Suitability of the residence to the site
Correct answer: Original cost of the residence
While the physical condition, purpose of the appraisal, and suitability of the residence to the site are crucial for determining current market value, the original cost of construction is generally irrelevant. Market value is based on what a willing buyer would pay today, not on what it cost to build in the past. Depreciation, appreciation, and market forces significantly alter a property's value over time, making original cost an unreliable indicator of current worth.
Free CA Real Estate Sales Question and Answers
The next three real estate words are closely related.
Which phrase is not a part of the group?