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NMLS MLO Exam Sample Questions


Question # 1

A mortgage loan originator (MLO) cannot be approved for licensure if the applicant has:
A. been convicted of a felony within the past seven years.
B. had an MLO license suspended in any governmental jurisdiction.
C. taken and failed the SAFE MLO National Test three times within the last year.
D. never been licensed or registered as an MLO in any governmental jurisdiction.


A. been convicted of a felony within the past seven years.

Explanation:

Under the SAFE Act, a mortgage loan originator (MLO) cannot be approved for licensure if they have been convicted of a felony within the past seven years, or at any time if the felony involved fraud, dishonesty, breach of trust, or money laundering. This provision ensures that individuals with serious criminal backgrounds are not permitted to operate as MLOs.

Other factors, such as failing the SAFE MLO test (C) or having never been licensed (D), do not automatically disqualify an applicant from obtaining an MLO license.

References:

SAFE Act, 12 USC §5104

NMLS Licensing Requirements





Question # 2

Which of the following activities is an example of redlining in mortgage lending?
A. Ensuring that all creditworthy borrowers are afforded equal treatment when applying for a mortgage loan
B. The mortgage loan originator convincing the underwriter to move their loan file to the front of the line or "redline" it
C. 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
D. 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 systematic denial of various services to residents of specific, often racially associated, neighborhoods or communities, either explicitly or through the selective raising of prices

Explanation:

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)





Question # 3

Which of the following responses describes the main purpose of the secondary market?

A. To fund additional loans
B. To fund a second home loan
C. To fund second mortgage loans
D. To service second mortgage loans


A. To fund additional loans

Explanation:

The main purpose of the secondary market is to fund additional loans by allowing lenders to sell existing mortgages to investors. This process replenishes the lender’s capital, enabling them to originate more loans. The secondary market is where mortgage-backed securities (MBS) are bought and sold, providing liquidity to the mortgage market.

Other options such as funding second mortgages or second home loans are specific transactions that do not capture the overall purpose of the secondary market.

References:

Fannie Mae and Freddie Mac Secondary Market Guidelines

HUD Secondary Mortgage Market Overview





Question # 4

Which of the following statements is permissible in an advertisement?
A. Current interest rates as low as 3.50% with an APR of 3.99%. Contact us today!
B. Looking for a VA loan? We are endorsed by and affiliated with the VA administration.
C. Take out a reverse mortgage loan with us, and you can stay in your home as long as you want and never make a payment.
D. Close a mortgage loan with us within the next 60 days and when interest rates drop, we will refinance your loan at a lower rate guaranteed.


A. Current interest rates as low as 3.50% with an APR of 3.99%. Contact us today!

Explanation:

The statement "Current interest rates as low as 3.50% with an APR of 3.99%. Contact us today!" is permissible under TILA and Regulation Z, provided it accurately reflects the current rates and corresponding Annual Percentage Rate (APR).

Regulation Z requires that if an advertisement states an interest rate, it must also disclose the APR to ensure consumers understand the true cost of the loan, including fees and other finance charges.

The other statements are prohibited due to potential misrepresentation:

B (affiliation with the VA) could be misleading unless it is an actual endorsement, which is rare.

C (no payments with a reverse mortgage) could mislead consumers about the conditions of a reverse mortgage.

D (guaranteed refinancing) could be misleading as future refinancing depends on market conditions and the borrower's qualifications.

References:

Truth in Lending Act (TILA)

Regulation Z Advertising Rules





Question # 5

Illegal fee splitting occurs when:
A. two service providers split a fee.
B. wages are split by two employees.
C. fees are split between lender and broker.
D. three companies split a fee but one did no work.


D. three companies split a fee but one did no work.

Explanation:

Illegal fee splitting occurs when a fee is divided among multiple parties and at least one party does not perform any actual work or service to earn the fee. Under RESPA (Real Estate Settlement Procedures Act), Section 8 prohibits fee splitting, kickbacks, and unearned fees in any federally related mortgage loan transaction. If three companies split a fee, but one company did no work, this would constitute an illegal fee split.

Fee splitting (A, C) can be legal if all parties involved provide legitimate services.

References:

RESPA Section 8 - Prohibition on fee splitting and unearned fees

CFPB RESPA Guidelines




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