NMLS Professional Ethics and Conduct Questions and Answers

Question 1

A mortgage advertisement prominently displays a very low "fixed" monthly payment. In the fine print, it is revealed this payment is for an interest-only period of one year on an adjustable-rate mortgage, after which the payment will substantially increase. This practice is most likely to be considered a violation of what?

Accepted Answer

The prohibition against Unfair, Deceptive, or Abusive Acts or Practices (UDAAP)

Answer

UDAAP specifically targets misleading representations that can cause consumer harm. Advertising a low payment without clearly and conspicuously disclosing the material terms of the loan, such as the fact that it is an interest-only, adjustable-rate product, is a classic example of a deceptive practice intended to mislead the consumer.

Question 2

While reviewing a loan application, a mortgage loan originator notices that the social security number on the applicant's driver's license does not match the SSN on their application and credit report. According to the Red Flags Rule, what is the MLO's most appropriate immediate action?

Accepted Answer

Contact the applicant to resolve the discrepancy and gather clarifying documentation.

Answer

The FACTA Red Flags Rule requires financial institutions to develop and implement a written Identity Theft Prevention Program to detect, prevent, and mitigate identity theft. A suspicious piece of personally identifying information is a defined "red flag." The appropriate response is to investigate the red flag by contacting the customer to resolve the discrepancy before proceeding.

Question 3

An MLO is working on a refinance for a homeowner who needs the property to appraise at a specific value to qualify for the loan. The MLO calls the appraiser and says, "We really need the value to come in at or above $350,000 for this deal to work." This statement is:

Accepted Answer

An unethical and illegal attempt to influence or coerce an appraiser, violating appraiser independence rules.

Answer

The Truth in Lending Act (TILA) and its Appraiser Independence Requirements (AIR) prohibit any person with an interest in the transaction from attempting to influence the appraiser's independent judgment. Communicating a target value needed to make the loan work is a direct attempt to influence the outcome and is a serious violation.

Question 4

Which of the following statements made by a mortgage loan originator to a potential borrower would be a violation of professional conduct standards under the SAFE Act?

Accepted Answer

"I can guarantee that your loan will be approved within 24 hours without any documentation."

Answer

The SAFE Act prohibits MLOs from engaging in any unfair or deceptive practices, which includes making false or deceptive promises. Guaranteeing loan approval, especially within an unrealistic timeframe and without required documentation, is a significant violation of ethical and legal standards.

Question 5

A borrower tells their MLO that they earn extra cash income from a side job but do not declare it on their taxes. The borrower asks the MLO to include this income on the application to help them qualify for a larger loan. What is the MLO's ethical and legal obligation?

Accepted Answer

Advise the borrower that only documented and verifiable income can be used for qualification.

Answer

Knowingly making any material misstatement or misrepresentation on a loan application constitutes mortgage fraud. An MLO has an ethical and legal duty to ensure all information used for underwriting is accurate and verifiable. Including undocumented income would be participating in fraud. The correct action is to inform the borrower that all income must be properly documented and verifiable.

(NMLS) National Mortgage Licensing System Practice Test

(NMLS) National Mortgage Licensing System Practice Test

NMLS Professional Ethics and Conduct Questions and Answers