NMLS Federal Mortgage-Related Laws Questions and Answers

Question 1

A mortgage loan originator advertises a loan product with a "7% APR." According to the Truth in Lending Act (TILA), which of the following is also required to be included in the advertisement clearly and conspicuously?

Accepted Answer

A statement that the APR may increase after consummation, if applicable

Answer

TILA (Regulation Z) requires that if an advertisement states a rate of finance charge, it must be stated as an "annual percentage rate" or "APR." If the APR may increase after the loan is closed (for example, on an adjustable-rate mortgage), that fact must be disclosed.

Question 2

A real estate agent receives a quarterly bonus from a mortgage company, and the bonus amount is based on the number of clients the agent referred to that company. Which federal law is most likely being violated?

Accepted Answer

Real Estate Settlement Procedures Act (RESPA)

Answer

Section 8 of RESPA prohibits giving or accepting any fee, kickback, or thing of value in exchange for the referral of settlement service business. A bonus based on referral volume is considered a "thing of value" and is a direct violation of this provision.

Question 3

Under the Equal Credit Opportunity Act (ECOA), a lender must notify an applicant of the action taken on their completed application within how many days?

Accepted Answer

30 days

Answer

The Equal Credit Opportunity Act (ECOA), implemented by Regulation B, requires creditors to notify applicants of the action taken on their application (whether it's approved, denied, or a counteroffer is made) within 30 days of receiving a completed application.

Question 4

Which of the following laws has the primary purpose of helping to detect and prevent discriminatory lending practices by requiring financial institutions to collect, report, and disclose data about their mortgage lending activity?

Accepted Answer

Home Mortgage Disclosure Act (HMDA)

Answer

The Home Mortgage Disclosure Act (HMDA) was enacted to provide the public and public officials with information to help determine if financial institutions are serving the housing credit needs of their communities, to assist in identifying possible discriminatory lending patterns, and to help enforce antidiscrimination statutes.

Question 5

A prospective borrower who is single and pregnant applies for a mortgage. It would be a violation of the Fair Housing Act and ECOA for the lender to consider which of the following in their underwriting decision?

Accepted Answer

The applicant's familial status

Answer

The Fair Housing Act prohibits discrimination based on familial status, which includes being pregnant or having children under 18. ECOA also prohibits discrimination based on marital status. Therefore, considering the applicant's pregnancy or single status as a factor in the credit decision would be illegal.

(NMLS) National Mortgage Licensing System Practice Test

(NMLS) National Mortgage Licensing System Practice Test

NMLS Federal Mortgage-Related Laws Questions and Answers