CMC Advanced Mortgage Products Questions and Answers

Question 1

A retired couple, both age 69, own their home valued at $600,000 outright. They are seeking a way to access their home equity to supplement their fixed income without incurring a mandatory monthly mortgage payment. Which mortgage product is specifically designed for this situation?

Accepted Answer

Home Equity Conversion Mortgage (HECM)

Answer

A Home Equity Conversion Mortgage (HECM), the most common type of reverse mortgage, is an FHA-insured loan specifically for homeowners aged 62 or older. It allows them to convert a portion of their home equity into cash, a line of credit, or monthly payments without requiring them to make monthly mortgage payments back to the lender.

Question 2

When underwriting a Debt Service Coverage Ratio (DSCR) loan for an investment property, what is the primary factor used for qualification?

Accepted Answer

The property's projected rental income compared to its debt obligations (PITI).

Answer

DSCR loans are underwritten based on the cash flow of the investment property itself, not the borrower's personal income. The ratio is calculated by dividing the property's Net Operating Income by its total debt service, including principal, interest, taxes, and insurance (PITI). A ratio greater than 1.0 indicates the property generates enough income to cover its debt payments.

Question 3

Which of the following is a common characteristic of a Non-Qualified Mortgage (Non-QM)?

Accepted Answer

It may use alternative documentation, such as 12 or 24 months of bank statements, to verify income.

Answer

Non-QM loans are defined by not meeting the specific criteria for a standard Qualified Mortgage. A key feature is their flexibility in underwriting, which often includes the use of alternative income verification methods like bank statements for self-employed borrowers, asset depletion, or DSCR for investors.

Question 4

A client is planning to build a new primary residence and wants to finance both the construction phase and the subsequent permanent mortgage with a single application and closing process. What type of financing would best achieve this goal?

Accepted Answer

A single-close construction-to-permanent loan.

Answer

A single-close (or one-time close) construction-to-permanent loan is specifically designed to finance the land purchase, construction, and permanent mortgage in one transaction. This streamlines the process, saves the borrower money on a second set of closing costs, and typically locks in the interest rate for the permanent loan before construction begins.

Question 5

A mortgage underwriter is using an asset depletion method to qualify a borrower who has significant liquid assets but limited traditional income. How is the qualifying income typically calculated using this method?

Accepted Answer

By dividing the total eligible assets by a specified number of months (e.g., 240 or 360) to create a monthly income stream.

Answer

The asset depletion or asset utilization method calculates a monthly income figure by taking the borrower's total verified liquid assets (after any applicable 'haircuts' for volatility) and dividing that sum by a predetermined term, often the term of the loan (e.g., 360 months), to be used as qualifying income.

(CMC) Certified Mortgage Consultant Practice Test

(CMC) Certified Mortgage Consultant Practice Test

CMC Advanced Mortgage Products Questions and Answers