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[General] Virginia-Real-Estate-Salesperson zu bestehen mit allseitigen Garantien

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【General】 Virginia-Real-Estate-Salesperson zu bestehen mit allseitigen Garantien

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Real Estate Licensing Virginia Real Estate Salesperson Exam Virginia-Real-Estate-Salesperson Prüfungsfragen mit Lösungen (Q32-Q37):32. Frage
Clarence owns three rental homes he doesn't have time to oversee himself. He decides to hire George to take care of his rental units in the hopes of maximizing the return on his investment. What role is George filling?
  • A. broker's agent
  • B. sponsoring broker
  • C. property manager
  • D. appraisal manager
Antwort: C
Begründung:
A property manager is hired by an owner to manage rental property, maintain operations, and maximize return on investment.
Other options:
(A) Sponsoring broker - oversees real estate salespersons, not rentals.
(B) Appraisal manager - not a real estate role.
(C) Broker's agent - represents broker in brokerage activities, not property management.
Reference:
Code of Virginia §54.1-2100 (definition includes property management as brokerage services) Virginia Real Estate Principles & Practices - Property Management

33. Frage
Mindy experienced a foreclosure process that included being named as a defendant in a lawsuit by her lender and seeing her home sold in a foreclosure sale. From that information, what can you guess about the category of foreclosure used and who holds the title to the property?
  • A. A nonjudicial foreclosure was necessary because a trustee holds the title.
  • B. A judicial foreclosure was necessary because the lender holds the title.
  • C. A nonjudicial foreclosure was necessary because Mindy holds the title.
  • D. A judicial foreclosure was necessary because Mindy holds the title.
Antwort: D
Begründung:
In Virginia, foreclosures can generally fall into two categories: judicial foreclosure and nonjudicial foreclosure.
Judicial Foreclosure
This process occurs when the lender must file a lawsuit in court against the borrower (the homeowner).
The borrower is named as a defendant in the case.
Judicial foreclosure is required when the borrower (Mindy) holds legal title to the property. In this situation, the court oversees the process, and a foreclosure sale is ordered by the judge.
In the scenario given, Mindy was sued by her lender and named as a defendant. That is a hallmark sign of judicial foreclosure.
Nonjudicial Foreclosure
This process does not involve a lawsuit. Instead, it relies on a power of sale clause in the deed of trust.
In Virginia (a deed of trust state), a trustee typically holds legal title until the loan is repaid. If the borrower defaults, the trustee can sell the property without court involvement.
Because Mindy's case specifically involved a lawsuit and court action, this does not match a nonjudicial foreclosure.
Who Holds Title?
In a judicial foreclosure, the borrower (Mindy) holds legal title to the property until the court authorizes a sale.
The fact that the lender had to sue confirms that Mindy held the title, not the trustee.
Reference (without URLs):
Virginia Code § 55.1-3200 et seq. (Foreclosure laws in Virginia)
Real Estate Regulations (A490-02REGS.pdf) - sections on property rights and foreclosure process included under continuing education requirements Virginia Practice: Real Estate Principles and Practices - discussion of judicial vs. nonjudicial foreclosure distinctions in title-holding states versus deed-of-trust states.

34. Frage
Why do lenders need liquidity?
  • A. so they have the funds to originate more loans
  • B. so they can put their money in long-term assets
  • C. to qualify for FHA insurance
  • D. so loans can be packaged together to create MBSs
Antwort: A
Begründung:
Liquidity is a lender's ability to quickly convert assets into cash.
When lenders sell loans on the secondary mortgage market or securitize them into mortgage-backed securities (MBSs), they regain capital.
This liquidity allows lenders to issue more loans to new borrowers.
Other options:
(A) MBSs are a method to create liquidity, not the purpose.
(C) Investing in long-term assets would reduce liquidity.
(D) FHA insurance does not require liquidity.
Reference:
Fannie Mae & Freddie Mac guidelines
Virginia Real Estate Finance Principles - Secondary Mortgage Market section

35. Frage
Which of these ownership concepts gives each co-owner the right to possession of the whole property?
  • A. undivided interest
  • B. equitable interest
  • C. unity of time
  • D. sole proprietorship
Antwort: A
Begründung:
In co-ownership, the principle of undivided interest means each co-owner has:
The right to possess and use the entire property, not just a physical portion.
Equal rights of possession regardless of ownership percentage.
Other options:
Sole proprietorship (A): Single owner, not co-ownership.
Unity of time (C): A required element of joint tenancy but not the concept granting rights to the whole property.
Equitable interest (D): Refers to the rights of a buyer under contract before receiving legal title.
Thus, the correct answer is undivided interest.
Reference:
Virginia Real Estate Principles & Practices (Ownership Section)
Code of Virginia §55.1 (Property & Conveyances)

36. Frage
The four phases of an environmental site assessment are, in order:
  • A. remediation, investigation, testing, management
  • B. investigation, testing, remediation, management
  • C. testing, investigation, remediation, management
  • D. management, investigation, testing, remediation
Antwort: D
Begründung:
An Environmental Site Assessment (ESA) is typically required in commercial real estate transactions to evaluate environmental risks. The four recognized phases are:
Management (Phase I - Due Diligence): Review of records, site inspection, and interviews to identify potential contamination.
Investigation (Phase II): Collection of soil, groundwater, and other samples if contamination is suspected.
Testing (Phase III): Laboratory analysis and risk assessment of environmental hazards.
Remediation (Phase IV): Cleanup or mitigation of contamination (removal, containment, or corrective measures).
This sequence ensures proper environmental due diligence and liability protection under CERCLA (Comprehensive Environmental Response, Compensation, and Liability Act).
Reference (Virginia Real Estate):
CERCLA & ASTM Environmental Site Assessment Standards
Virginia Department of Environmental Quality (VDEQ) regulations
Virginia Real Estate Principles - Environmental Issues section

37. Frage
......
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