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Coverage of Examination

General/Fundamentals (25%); 8am to 10 am


Fundamentals of Property Ownership
Code of Ethics and Responsibilities
Legal Requirements for Real Estate Service (RA 9646/ IRR)
RA 9646 (full text)
RA 9646 IRR
Presentation RA 9646/RESA Law
Real Estate Laws and Taxation (Agri Law, CARPER, RA 7160/ 8424, etc.)
RA 6657 Comprehensive Agrarian Reform Law of 1988
RA 9700 CARPER Law
RA 7160 Local Government Code
Capital Gains Tax (CGT)
Creditable Withholding Tax (CWT)
Value Added Tax (VAT)
Documentary Stamps Tax (DST)
Transfer Tax
Real Property Tax (RPT)
Donors Tax
Estate Tax
Subdivision Development (incl. PD 957, BP 220, RA 7279, etc.)
PD 957 Subdivision and Condominium buyers Protective Decree)
PD 957 IRR
BP 220 Socialized and Economic Housing
BP 220 IRR
RA 7279 Urban Development and Housing Act of 1992
IRR Sec 18 of RA 7279
Etc.
Condominium Concept and Other Types of Real Estate Holdings
RA 4726 The Condominium Act
RA 7899 An act amending The Condominium Act
Legal Aspect of Sale, Mortgage, and Lease
Sales Outline by Atty. Cesar Villanueva
RA 6552 (Maceda Law)/Realty Installment Buyer Protection Act
Documentation and Registration
PD 1529 Property Registration Decree
RA 26 An Act Providing a Special Procedure for the Reconstitution of
Torrens Certificates of Title lost or destroyed
Registering property
BIR Revenue Memorandum Order (RMO) 15-03 Requirements for
Certificate Authorizing Registration
Professional Practice (50%); 2 to 6 pm
Real Estate Brokerage Practice
Real Estate Finance and Economics
Urban and Land Use
PD 1517 IRR Urban Land Reform
Planning, Development, and Zoning
CLUP Guidebook
Basic Principles of Ecology
Wikipedia page on Ecology
Basic Appraisal for Real Estate Brokers
Presentation Philippine Valuation Standards

MCQ of subdivisions development condominiums and


other real estate holdings
1. A buyer of a subdivision lot on installment and after sufficient notice to the
developer discontinued paying amortization because the developer failed to
develop the subdivision as certified by the HLURB in such a situation and
under P.d 957 the buyer is entitled to a refund which would be:
Ans: C. Total payments made less penalty chargers plus on total
payment.

2. Unless extended for justifiable cause, the period of completion of


development of a subdivision project, counted from issuance of license to
sell, is:
Ans: Twelve months

3. Registration of a mortgage covering a subdivision project of completion of


development of a subdivision project, counted from issuance of license to sell
is:
Ans: Housing and land use regulatory board

4. In the absence of any provision in the master deed of a condominium project,


the interest of the unit owners in the common areas shall be:
Ans: Equal

5. A developer is required under R.A 7279 to develop an equivalent 20% of his


main project for socialized housing when his raw land will develop as:
Ans: When land will be developed as subdivision project.

6. Urban Development Housing Act:


Ans: R. A 7279

7. Condominium Act:
Ans: R. A 4726
8. Document to be checked before buying a subdivision lot:
Ans: License to sell

9. Sometimes referred to as vertical subdivision:


Ans: Condominium

10.Subdivisions and Condominium buyers protective Decree:


Ans: PD 957

11.Which of the following cannot be issued condominium certificates of titles?


Ans: Subdivision lots

12.Title to condominium units vested in:


Ans: Owner of condominium unit

13.The required number of votes of registered owners to authorize a


condominium corporation to sell or otherwise dispose of the common areas in
a condominium project is:
Ans: Simple Majority

14.As provided by R.A 7279, a developer of a subdivision project is required to


develop an equivalent 20% of the project for:
Ans: Socialized housing

15.Jurisdiction for adjudication of buyers complaints against subdivision


developers is with the:
Ans: Housing and land Use Regulatory Board.

16.The minimum carriage way of major roads of socialized housing project under
the implementing rules and regulations of BP 220 and PD 957 is:
Ans: 8 meters

17.The performance bond for a subdivision project may be in the form of a


surety bond equivalent to:
Ans: 20% of development cost.

18.The amendment to the master deed of condominium project decided by


majority of registered owners must be approved by the HLURB and:
Ans: City or Municipal Engineer

19.The areas reserved for parks, playgrounds and recreational areas of a


subdivision project are:
Ans: Non- Alienable public lands.

20.The term of a condominium corporation is:


Ans: Co- terminus with duration of condominium project.

21.The area reserved for roads, alleys and open spaces in a subdivision project
with an area of one hectare or more is:
Ans: 30% of gross area

22.For a space to be considered a condominium unit, it must:


Ans: Be susceptible of independent use and ownership
.
23.The articles of incorporation of homeowners association is registered with:
Ans: Housing and Land Use Regulatory Board (HLURB)
24.In mixed use condominium project, the master deed maybe amended by
simple majority of unit owners. Majority is based on:
Ans: Floor area of ownership.

25.Amendment to the master deed of a condominium project approved by


majority of registered owners also need to be approved by the city engineer
and:
Ans: Housing and Land Use Regulatory Board (HLURB)

26.Under DILG Memorandum Order No. 15-2002, the time frame for processing
and action on applications for approval of subdivision plan is:
Ans: 30days

27.A subdivision plan needs only the approval of the Land Registration or Land
Management Bureau to effect segregation of titles when the resulting number
of lot is:
Ans: Nine (9) or less.

28. An authority given by the developer to a broker to look for a


supplier of backfilling materials who shall be paid with developed
lost is:
Ans: Exchange agency

29.An agreement wherein the seller, for a consideration, binds himself to reserve
the property for the buyer within a stipulated period is:
Ans: Option

30.An agreement between an owner and a broker to sell a real estate:


Ans: Authorization to sell.

31.A right given for a consideration to purchase or lease a property within


specific time:
Ans: Option

32.In the real estate business, another term for the owner is:
Ans: Principal

33.The position of trust assumed by the broker as an agent for the principal is
most accurately described as:
Ans: Fiduciary relationship
34.Which of the following listing affords the best production for real estate
brokers?
Ans: Exclusive right to sell

35.A real estate listing is:


Ans: Employment of a broker by owner to sell or lease.
36.The commission rate for the sale of real estate is determined by:
Ans: Standard rate approved by the brokers in a locality.

37. As an agent, the broker is usually authorized to do all the following


except:
Ans: Bind the principal in a contract of sale.

38.It is a contract granting a person the privilege to buy or not to buy certain
objects at any time within the period at affixed price.
Ans: Option

39.An agreement where the consideration of a contract is deposited with a third


party who is authorized to release the said consideration to the seller after
the latter has complied with certain condition is:
Ans: Escrow

40.For the hol-over clause to entitle the broker to commission even if he closed
the sale after the lapse of his authority, the broker must:
Ans: Register and negotiate with his prospect during his authority.

41.The listing and selling brokers split the commission equally. If the commission
rate is 6% and the selling broker received P36,000.00, what is the selling
price of the property?
Ans: P 1,200,000.00

42. The following are real estate except:


Ans: Real estate dealer

43. The board may reinstate any revoked COR and re issue
suspended PIC after the expiration of:
Ans: 2 years from the date of revocation.

44.A duly registered and licensed natural person who, for a professional fee,
offers or renders professional advice and judgement on the acquisition of
lands.
Ans: Real estate consultant

45.Minimum fine for violations of RESA and its IRR by an unlicensed person.
Ans:200,000.

46.The following are prohibited acts by an unlicensed person, except:


A. Offer himself as RESP
B. Use of figure tending to convey the impression one is a RESP.
C. Be appointed as real property appraiser or assessor in any
national government entity or LGU
D. All of the above
E. None of the above

Ans: E. None of the above

47.An accredited real estate sales person can perform the following
acts, except:
Ans: Be a signatory to a written agreement involving a real estate
transaction(he can only be a signatory if the REB who has direct
supervison and accountability over him is also a signatory.

48.Shall issue a national code of ethics and responsibilities to be strictly


observed by all licensed RESPs.
Ans: AIPO ( the AIPO issues: PRBRESS adopts)

49.Prior to entering into the practice of RES in the philipines, all qualified RE
brokers and private appraisers shall post.
Ans: Any of the professional indemnity insurance; cash bond; surety bond;

50.The RE brokers certificate of registration may be revoked or suspended if


he/she:
Ans: Any of them; 1) Has actual knowledge of violation by salesperson under
his/her supervision
2) Retains the benefits, profits or proceeds of a transaction
wrongfully negotiated by the salesperson.

51.The provisions of R>A No. 9646 and the IRR shall not apply to the followings
EXCEPT:
Ans: Real estate developer

52.The following is NOT a ground for revocation or suspension of a RESPs


certificate of registration.
Ans: Non-paymeny of AIPO membership dues

53.An annotation on a title which serves as notice that the property is being held
in reserve for whatever judgment may be rendered against the owner:
Ans: Writ of preliminary attachment

54.Under R.A 6732, administrative reconstitution of lost or destroyed original


copies of titles can be availed of when the certificates lost or destroyed are at
least:
Ans: 10% of all titles in the registry

55.
TRUE OR FALSE:

1. In general, the broker is already entitled to a commission even if there is no


payment yet as long as he procures a ready, willing and able buyer.

Ans: FALSE ( Commission accrues upon consummation of contract)

2.The procurement of loan secured by a real estate mortgage on behalf of a


borrower is also real estate brokerage.

Ans: TRUE

2. In an exclusive right to sell is granted to a broker, the owner can sell the
property himself in which case the broker is no longer entitled to
commission.
Ans: FALSE
3. When an exclusive right to sell is granted to a broker, the owner can sell the
property himself in which case the broker is no longer entitled to
commission.
Ans: FALSE

4. Under the law, the standard rate of commission of a real estate broker is ten
percent.
Ans: FALSE( commission depends on the agreement between seller
and broker)

5. Subdivision lot selling is real estate brokerage.


Ans: TRUE

6. A real estate broker receives a fee while a real estate dealer earns profit
from his investment.
Ans: TRUE

7. A real estate broker earns profit while a real estate dealer receives a fee
from his investment.
Ans: FALSE

8. Commission for the sale of real estate is determined by agreement between


principal and broker. Ans: TRUE

9. The standard commission rate of a real estate broker is fixed by the


department of trade and industry.
Ans: FALSE

10.An open listing can be given to more than two brokers.


Ans: TRUE

11.The real estate broker is entitled to receive his commission from


consummation, not perfection of the contract.
Ans: TRUE

12.An authority to sell in favor of a broker signed by the president of a


corporation for the sale of a property owned by the corporation does not
require a board resolution.
Ans: FALSE

13.The usual open listing provides for the payment of commission to the
broker who lists the property first and an additional compensation to the
broker who sells it.
Ans: FALSE( seller pays commission only once which shall be shared
by selling and listing broker)

14.The amount accompanying an offer to buy to show good faith on the part of
the buyer, known as earnest money, is not considered part of the price.
Ans: FALSE

15.Under the law, the acceptance of earnest money by the seller from the
buyer is not proof of the perfection of contract.
Ans: FALSE
16.A real estate broker in not entitled to commission when he closes the sale
after the period of his authority if his listing contains a provision known as
holdover clause.
Ans: FALSE

17.Option money is the consideration paid by the buyer to the seller for the
reservation to purchase the property within a stipulated period of time and
for a stipulation price.
Ans: TRUE

18.An exclusive right to sell is the same as Exclusive agency contract.


Ans: FALSE

19.An agent doest guarantee title to the property he sells.


Ans: TRUE

20.The act of the broker which is instrumental in effecting a meeting of minds


between the seller and buyer as to the price and term is reffered to as
instrumental cause.
Ans: FALSE( procuring cause)

21.A real estate broker is already entitled to commission once the sale is
perfected.
Ans: FALSE( when sale is consummated)

22.A verbal authority to find a buyer and negotiate the sale is not valid.
Ans: FALSE

23.When two different brokers cooperate on a sale, the commission is always


split fifty-fifty.
Ans: FALSE(dependent on brokers agreement)

24.A notice of adverse claim annotated on a title is valid only for 30days.
Ans: TRUE

25.A foreigner who is married to a Filipina must execute an affidavit of waiver


so that the title to the property bought by the Filipina may be registered in
the name of the Filipina with registry of deeds.
Ans: FALSE (affidavit of waiver by foreign husband no longer required under
LRA consulta)

26.An application for land registration under Torrens system desired to be


amended for the sole purpose of excluding a portion of land covered in the
original application requires a new publication.
Ans: FALSE( new publication is required if amendment will involve increase
in area)
27.Administrative reconstitution of lost or destroyed original copy of certificate
of title can be availed of when the lost or destroyed certificates in the
registry of deeds consist of at least ten percent of all titles in the registry.
Ans: TRUE

28.A chinese national who bought a house and lot in manila in 1933 can validly
register the sale in his favor more that fifty years after its execution.
Ans: TRUE (vested right)

29.Inclusion in a certificate of title of the coastal area adjacentto an exclusive


beach resort confers title to the registrant.
Ans: FALSE

30.Lis pendens is a charge or encumbrance on property usually for payment of


some obligation.
Ans: FALSE( lis pendens is based on complaints for recovery of ownership or
possession, not to recovery of money)

31.In all cases, a deed of sale titled in the name of juan married to maria has
to be signed by both spouses.
Ans: FASLSE( not in all cases: property is exclusive property if inherited or
donated)

32.All Filipinos who are of the age of majority can enter into a contract of sale.
Ans: FALSE( there are exemptions)

33.A Unilateral deed of sale may only be signed by the vendor.


Ans: TRUE

34. In all kinds of foreclosure of mortgage, the mortgagor has always the right
to redeem the property within a period of one year.
Ans: FALSE

35.An alien cannot accept a real mortgage because in case of foreclosure, he


cannot participate in the public auction sale.
Ans: FALSE

36.Under the MACEDA law, a buyer who paid more than two years of
installment is entitled to a refund of all payments in case of cancellation of
contract.
Ans: FALSE (50% after 5th year additional 5% per year provided total will not
exceed 90%)

37.The expenses for the execution and the registration of the sale of real
estate shall always be borne by the vendor.
Ans: FALSE (depends on agreement)
38.A deed of sale with mortgage is covered by maceda law because it is in
essence still an installment sale.
Ans: FALSE
39.A real estate mortgagee can only secure financial obligations.
Ans: FALSE(can secure all kinds of obligations)

40.Parents have the exclusive right to be appointed guardian of the property of


their minor child.
Ans: FALSE

41.In judicial foreclosure of mortgage, the mortgagor has a right of


redemnation.
Ans: FALSE (equity of redemption)

42.Title to real estate can be transferred to another person without the consent
of the registered owner:
Ans: TRUE( in case of involuntary conveyance such as foreclosure sale)

43.A notice of adverse claim annotated on a title is valid only for twenty days.
Ans: FALSE(30days)

44.In extrajudicial foreclosure of mortgage of real estate acquired through


homestead, the redemption period is one year from auction sale.
Ans: FALSE(5years)

45.Open mortgage is a kind of mortgage which can be paid even before


maturity.
Ans: TRUE

46.A conditional sale is a sale of a thing having a potential existence.


Ans: TRUE

47.Property foreclosed judicial can no longer be redeemed by the owner after


the auction sale has been confirmed by the court, EXCEPT when the
mortgage is a bank where redemption may still be made within one year
from auction sale:
Ans: TRUE

48.Under the law, the acceptance of earnest money by the seller from the
buyer is not a proof of the perfection of the contract.
Ans: FALSE

49.Act 6552 is the law governing sale of real estate on installment basis:
Ans: FALSE(not act 6552 BUT Republic Act 6552)

50.Under R. A 6552, the seller can refuse to accept accelerated payment in


case of sale on installment basis.
Ans: FALSE
51.Earnest money shall be considered as part of the purchase price.
Ans: TRUE

52.A court action to remove cloud on the title is called petition to quit title.
Ans: TRUE

53.Lis pendens is a notice that the property is subject to pending court


litigation.
Ans: TRUE

54.A contract is a meeting of minds between the two parties where by one
binds himself with respect to the other to give something or render service.
Ans: TRUE

55.A unilateral promise to sell a parcel of land for a certain price that has been
accepted can still be withdrawn.
Ans: TRUE(accepted unilateral promise to sell is binding on the promissory,
if promise is supported by consideration distinct from price. Question does
not state that option money was paid)

56.A bought the house of B a retro. There was an unrecorded lease on the
house in favor of C/A can immediately terminate the lease.
Ans: FALSE ( Buyer a retro is not yet owner while period to repurchase has
not yet expired)

57.The de facto separation of the spouses shall not affect the regime of
absolute community, EXCEPT when there is a formal agreement to the
contrary.
Ans: FALSE( agreement must be made before marriage)

58.The statute of fraud is applicable when by virtue of an oral contract of sale,


the seller delivered to the buyer a parcel of lan which was only partially
paid.
Ans: FALSE( Statute of fraud does not apply when there is partial
performance)

59.Both pactum commission and pactum de non aliendo are valid if stipulated
Ans: FALSE

60.A mortgage on real estate is a real property by analogy.


Ans: TRUE

61.In co-ownership, a co owner can dispose of his share without the consent of
the co-owners.
Ans: TRUE

62.A Torrens title issued on the basis of a homestead which was obtained thru
fraud is as indefeasible as one which is judicially secured.
Ans: FALSE

63.An Unrecorded sale a retro is preferred than a subsequent registered


mortgage.
Ans: FALSE

64.In conjugal partnership, a house intended for family use which was acquired
through the use of exclusive funds remains an exclusive property. Hence, in
case of sale thereof, marital consent is not necessary.
And: False (Dissolution of family home requires consent of all beneficiaries
even though with exclusive funds

65.As a general rule, husband and wife can sell to each other.
Ans: FALSE

66.The property relation between the spouses may be governed by stipulation


in a contract freely and involuntarily entered into after the solemnization of
marriage.
Ans: FALSE( agreement must been made before marriage)

67.Forfeiture is a process wherein a property used as collateral for a loan is


sold to pay the loan in case of default by the borrower.
Ans: FALSE(foreclosure)

68.The right to foreclose a mortgage prescribe in ten years(10).


Ans: TRUE

69.A TCT is null and void if the foreigners name who is married to a Filipina
appears on the title:
Ans: FALSE

70.Consent is one of the elements of conveyance. Therefore a deed of sale


must always be assigned by both the seller and the buyer in order to be
valid.
Ans: FALSE( not in unilateral deed of sale)

71.Open mortgage is a kind of mortgage which can be paid even before


maturity.
Ans: TRUE

72.In a sublease, the personality of the original lessee is extinguished.


Ans: FALSE

73.A real estate mortgage cannot be executed in favor of a foreigner except


when he can show proof that he is a former natural born Filipino citizen.
Ans: FALSE( foreigners, even not former natural born Filipino can
mortgagee.)
74.A contract purporting to be an absolute sale is presumed to be equitable
mortgage when the seller binds to pay taxes on the thing sold.
Ans: TRUE

75.A promise to buy sell a determine thing of price certain is reciprocally


demandable.
Ans: TRUE

76.The contract of lease provides expiration of lease on may 1 2001. On the


said date, the lessor can legally order the lesse to vacate the premises even
without a prior demand to vacate.
Ans: TRUE

77.An undersigned mortgage is binding only to the mortgagor and mortgagee:


Ans: TRUE

78.In interstate succession, the estate of the deceased person is divided


among the heirs in accordance with the last will he has executed.
Ans: FALSE(in interstate succession, the decedent has no will)

79.A notice of adverse claim annotated on the title is valid only for 30days.
Ans: TRUE

80.Usufruct is a contract where property is hypothecated to secure an


obligation where the creditor is given the right to possess the property and
collect the fruits thereof.
Ans: FALSE

81.Under R. A 6552, a buyer who has paid less than two years of installment is
entitled to grace period of no less than 30 days.
Ans: FALSE (60days)

82.Extrajudicial foreclosure is undertaken in accordance with the provison of


rule 68 of the rule of courts.
Ans: FALSE(rule 68 of rules of court applies to judicial foreclosure)

83.Ferdinand Lopez, son of Filipino migrants in California acquired American


citizenship by virtue of his being bord in USA, As such his rights to acquire
real properties in the Philippines are restricted by the prevailing laws on
ownership by an alien.
Ans: FALSE(not natural born Filipino citizen)

84.The lesso of an apartment in malabon can legally increase the monthly


rental from 5000 to 6000 starting January 2002 consistent with the 5 year
lease contract expiring 31 december 2005.
Ans: FALSE(answer is based on rent control law which expired December 31
2005 underwhich maximum annual increase is only 10%)
85.A lessor is entitled to eject the lease upon the ground that the leased
premises had been sold to a third person, if the sale is registered.
Ans: FALSE

86.There cannot be conventional redemption unless it has been stipulated in


the contract of sale.
Ans: TRUE

87.Chicka married chiko in 1980. On 1987 surviving parent dies and she
inherited a two hectare lot in Makati. After the settlement of estate, chika
sold the property without consent and over the objection chico. The sale is
NOT valid?
Ans: FALSE ( property is peripheral because inherited)

88.An illegitimate child is also a compulsory heir and entitled to one-third the
share of a legitimate child.
Ans: FALSE(1/2 share of legitimate child)

89.In case area is different from that stated in the contract, if the sale is for
lump sum there shall be no increase or decrease in the price.
Ans: TRUE

90.Lease of lands and building within ECOZONE to entities owned by aliens


shall not exceed fifty (50) years extendible once for a period of not more
than 25 years.
Ans: TRUE

91.Forfeiture is the seizure of a property by a court order, usually done to have


it available in the event of adverse judgment of appending case.
Ans: FALSE(refer to attachments)

92.Pactum de non alliendo is a stipulation which prohibits the mortgage from


alienating the property during the period of the mortgage.
Ans: TRUE
RESA/ IRR R.A 9646:

1. Any violation of R. A. #9646 by an unlicensed real estate service practitioner, the latter shall be
penalized by not less than Php100,000 and/or imprisonment of not less than _________ (jail term).
A. One (1) year
B. Two (2) years
C. Four (3) years
D. 6 months

2. Assessors and government appraisers who will apply for appraisers licensure examination need to
comply for how many CPE credit units?
A. 120 CPE CREDIT UNITS
B. 60 CPE CREDIT UNITS
C. 100 CPE CREDIT UNITS
D. 90 CPE CREDIT UNITS

3. It includes all rights, interests and benefits related to ownership of real estate
A. Real Property
B. Real Estate
C. Real Property Rights
D. Real Estate Ownership

4. Refers to the Scope of Examination under RESA IRR of RA 9646:


A. SECTION 13
B. SECTION 14
C. SECTION 15
D. SECTION 16

5. The minimum years of college requirement for the accreditation of salespersons?


A. 2 years
B. 1 year
C. 3 years
D. None of the above

6. When is the effectivity of RA 9646 Implementing Rules & Regulations?


A. AUGUST 9, 2009
B. AUGUST 9, 2011
C. AUGUST 9, 2010
D. AUGUST 29, 2010

7. Divisions or departments of corporations engaged in marketing or selling any real estate development
project in the regular course of business must be headed by aFULL TIME registered and licensed real
estate broker.
A. True
B. False

8. Exempted from the licensing requirements under R.A. # 9646:


A. PUBLIC OFFICERS IN PERFORMANCE OF OFFICIAL DUTIES
B. ATTORNEY-IN-FACT W/O COMPENSATION OR RENUMERATION
C.RECEIVER, TRUSTEE OR ASSIGNEE IN BANKRUPTCY OR INSOLVENCY PROCEEDINGS
D. ACTS PERFORMED BY OWNERS OF PROPERTY EXCEPT REAL ESTATE DEVELOPERS
E. ALL OF THE ABOVE

9. The following PRC Commissioners are signatories of the IRR of RA 9646 except:
A. Nicolas Lapena Jr.
B. Antonio Adriano
C. Alfredo Po
D. Nilo Rosas

10. A Real Estate Service Practitioner accepts directly a fee for his/her services, except:
A. Real Estate Broker
B. Real Estate Consultant
C. Real Estate Assessor
D. Real Estate Appraiser

11. The code of Ethics and Responsibilities for real estate service practitioners shall be prescribed and
issued by the:
A. ACCREDITED & INTEGRATED PROFESSIONAL ORGANIZATION (AIPO)
B. PRC
C. PRBRES
D. None of the above

12. Deadline for the Grandfather Clause of R.A. #9646 was :


A. July 29,2011
B. July 30,2011
C. July 31,2011
D. August 1,2011

13. The word Commission in the R.A. # 9646 stands for?


A. Professional Fee
B. Professional Regulatory Board
C. Professional Regulations Commission
D. An act of commissioning

14. Article III of the RA 9646 pertains to:


A. Professional Rules of Conduct and Practice
B. Code of Ethics and Responsibilities
C. Licensure Examination and Registration
D. Practice of Real Estate

15. First offense violation in any provision of the Code of Ethics and Responsibilities, sanction is?
A. REPRIMAND OR WARNING
B. SUSPENSION
C. CANCELLATION
D. REVOCATION

16. The speaker of the house who signed R.A. #9646 is?
A. Jose de Venecia Jr.
B. Prospero Nograles
C. Prospero Pichay
D. Feliciano Belmonte Jr.

17. Third offense violation in any provision of the RA 9646 and its IRR, sanction is?
A. SUSPENSION OF LICENSE
B. REVOCATION
C. CANCELLATION OF LICENSE
D. REPRIMAND

18. Integrating into one national organization of all real estate association, shall be recognized by the
Board and approval of the Commission is pursuant to what PRC Resolution?
A. PRC RES. NO. 2004-187, SERIES OF 2004
B. PRC RES. NO. 2004-178, SERIES OF 2004
C. PRC RES. NO. 2004-178, SERIES OF 2005
D. PRC RES. NO. 2004-187, SERIES OF 2005

19. There are ________members of PRBRES.


A. 3
B. 4
C. 5
D. 6
Discuss this Question
20. The Continuing Professional Education (CPE) Council shall be composed of a Chairperson coming
from the Board, a member from the Accredited and Integrated Professional Organization (AIPO) and
from?
A. Realty Organization
B. PRC Commissioners
C. Academe
D. Presidential Appointee

21. The PRBRES is accepted as the _______ Professional Regulatory Board in the PRC
A. 40th
B. 42nd
C. 44th
D. 45th

22. Refers to the Licensure Examination under RESA IRR of RA 9646:


A. SECTION 15
B. SECTION 14
C. SECTION 13
D. SECTION 12

23. Under RA 9646 Section 20, Registration Without Examination, on the date of its effectivity or as of
July 30, 2009, any holder of a valid DTI license can register at PRC if she/he has a CPE units of?
A. 12 CPE UNITS
B. 15 CPE UNITS
C. 18 CPE UNITS
D. None of the above

24. The Chairperson of the first appointed Board shall serve for __________ years.
A. Two (2) years
B. Three (3) years
C. Five (5) years
D. Six (6) years
25. Within _______________ years from efFectivity of the RA 9646, all existing and new positions in the
national and local governments shall be filled only by registered and licensed real estate service
practitioners.
A. One (1) year
B. Two (2) years
C. Three (3) years
D. Five (5) years

26. How many Chairperson & members in Professional Regulatory Board Real Estate Service
(PRBRES)?
A. 1 CHAIRPERSON & 4 MEMBERS
B. 2 CHAIRPERSON & 3 MEMBERS
C. 1 CHAIRPERSON & 3 MEMBERS
D. 1 CHAIRPERSON & 5 MEMBERS

27. Second offense violation in any provision of the RA 9646 and its IRR or fourth offense violation in any
provision of the Code of Ethics and Responsibilities, sanction is?
A. REPRIMAND OR WARNING
B. REVOCATION OF LICENSE
C. CANCELLATION OF LICENSE
D. SUSPENSION OF LICENSE

28. The policies resolutions and rules and regulations issued by the Professional Regulatory Board of
Real Estate Service (PRBRES) shall be subject to the review & approval by the?
A. Secretary of Professional Regulatory Board
B. Professional Regulations Commission
C. Office of the President
D. Bureau of Local Government Finance

29. First Offense violation in any provision of the RA 9646 and its IRR, shall means suspension of APO
membership for how many months?
A. 1 MONTH
B. 3 MONTHS
C. 4 MONTHS
D. 2 MONTHS

30. The following info should be indicated on all documents a licensed real estate practitioner that he/she
signs:
A. CERTIFICATE OF REGISTRATION
B. PROFESSIONAL IDENTIFICATION CARD / LICENSE NUMBER
C. PRIVILEGE TAX RECEIPT (PTR) NUMBER
D. ACCREDITED INTEGRATED PROFESSIONAL ORGANIZATION (AIPO) NUMBER
E INDICATE IN EACH OF THE ABOVE THE DATE OF ISSUANCE AND THE DURATION OF VALIDITY
. ON THE DOCUMENTS HE/SHE SIGNS, USES OR ISSUES IN CONNECTION WITH THE PRACTICE
OF HIS/HER PROFESSION.
F. ALL OF THE ABOVE
31. From the effectivity of RA 9646, all DTI examination passers but failed to obtain their license shall take
the board exam if they fail to comply with the CPE requirements within?
A. 1 YEAR
B. 2 YEARS
C. 3 YEARS
D. NONE OF THE ABOVE

32. Under RA 9646 Section 20, Registration Without Examination, those who failed to apply /obtain their
brokers license but passed in 2006 and prior years DTI-conducted licensure examination need to
comply with how many CPE credit units?
A. 60 CPE CREDIT UNITS.
B. 90 CPE CREDIT UNITS
C. 100 CPE CREDIT UNITS
D. 120 CPE CREDIT UNITS

33. The RESA board shall be under the general supervision and administrative control of the
A. PRC
B. PRBRES
C. Chairperson
D. Professional Regulatory Board

34. All real estate salespersons cannot by themselves be signatories to a written agreement involving a
real estate transaction.
A. True
B. False

35. Refers to the Prohibition Against the Unauthorized Practice of Real Estate Serviceunder the RESA
IRR OF RA 9646:
A. SECTION 29
B. SECTION 20
C. SECTION 30
D. SECTION 21

36. Any violation of R. A. #9646 by an unlicensed real estate service practitioner, the latter shall be
penalized by not less than __________ Pesos (monetary value)
A. Php 20,000.00
B. Php 50,000.00
C. Php 100,000.00
D. Php 200,000.00

37. In a corporate practice of Real Estate, in case of resignation/termination from employment of a


practitioner, the same shall be reported by the employer to the Board from the date of the effectivity of
the resignation/termination within a period of?
A. NOT TO EXCEED 7 DAYS
B. NOT TO EXCEED 10 DAYS
C. NOT TO EXCEED 14 DAYS
D. NOT TO EXCEED 15 DAYS
38. Under RA 9646 Section 20. Registration Without Examination, if someone passed in the 2007
Licensure exam of the then DTI and have failed to get a license, how many CPE credits units are
needed to earn for him/her to register with PRC?
A. 15 credit units
B. 18 credit units
C. 24 credit units
D. 120 credit units
Discuss this Question
39. Salespersons who have been active for at least 3 years duly certified by a licensed real estate broker,
duly notarized shall undergo in real estate brokerage for how many training hours?
A. 120 TRAINING HOURS
B. 100 TRAINING HOURS
C. 90 TRAINING HOURS
D. 60 TRAINING HOURS

40. The chairperson and members of the RESA Board maybe re-appointed for a second term but in no
case shall he/she serve continuously for more than ____________ years,
A. Four (4) years
B. Five (5) years
C. Six (6) years
D. Seven (7) years

41. How many CPE credit units are required for registered and licensed professional with baccalaureate
degrees like Real Estate Service Practitioners for renewal of their license for the next three years.
A. 24 Credit Units
B. 30 Credit Units
C. 60 Credit Units
D. 120 Credit Units

42. No partnership or corporation shall engage in business of real estate service unless it is duly
registered with the?
A. PRC
B. SEC
C. PSE
D. Realty Service Council

43. Second offense violation in any provision of the Code of Ethics and Responsibilities, shall means
suspension of Accredited Professional Organization (APO) membership for how many months?
A. 2 MONTHS
B. 3 MONTHS
C. 4 MONTHS
D. 1 MONTH

44. First offense violation in any provision of the Code of Ethics and Responsibilities, sanction is?
A. WARNING
B. REVOCATION
C. SUSPENSION
D. None of the Above

45. The CPE Council Chairperson should come from the?


A. PRBRES Board
B. AIPO
C. Academe
D. Realty Service Organization

46. Third or Fourth offense violation in any provision of the Code of Ethics and Responsibilities, shall
means suspension of APO membership for how many months?
A. 3 MONTHS
B. 4 MONTHS
C. 2 MONTH
D. 2 MONTHS

47. Refers to the Penal Provisions as indicated in the RESA IRR of RA 9646:
A. SECTION 19
B. SECTION 29
C. SECTION 39
D. SECTION 40

48. Refers to the Exemption from the Acts Constituting the Practice of Real Estate Service under the
RESA IRR of RA 9646:
A. SECTION 28
B. SECTION 29
C. SECTION 30
D. SECTION 31

49. The 4 yr. course required for real estate service practitioners is?
A. BS REM
B. BS BAC
C. Associate in RES
D. BS Property Management

50. Refers to the Term of Office of the Chairperson & members of the Board under RESA IRR of RA
9646:
A. SECTION 7
B. SECTION 8
C. SECTION 9
D. SECTION 10

51. The Senate President who signed R.A. #9646 is


A. Manuel Villar Jr.
B. Franklin Drilon
C. Aquilino Pimentel Jr.
D. Juan Ponce Enrile
52. A qualified Australian citizen may be given a certificate of registration or professional identification
card after passing the licensure examination may be issued aSPECIAL TEMPORARY PERMIT if
Australian government allows Filipino citizens to do realty service practice in their country.
A. True
B. False

53. Refers to the Powers & Function of the Board under RESA IRR of RA 9646:
A. SECTION 5
B. SECTION 6
C. SECTION 7
D. SECTION 8

54. All Continuing Professional Education (CPE) sessions shall be conducted by PRC accredited ____
____providers.
A. AIPO
B. Academic
C. CPE
D. Review & training

55.
The surety bond of real estate brokers/appraisers shall be renewable every:
A. One (1) year
B. Two (2) years
C. Three (3) years
D. At the end of the year

56. Effectivity date of RA 9646 is:


A. JULY 30, 2009
B. JUNE 29, 2009
C. JULY 24, 2010
D. AUGUST 9, 2010

57. Professional Regulation Commission (PRC) through Professional Regulatory Board of Real Estate
Service (PRBRES) shall not register and issue a certificate of registration to any successful examinee
if he has been convicted by a court of competent jurisdiction of any criminal offense involving :
A. Moral Turpitude
B. Immoral or Dishonorable conduct
C. Psychologically Unfit
D. All of the above

58. Shall act as prosecutors against illegal practitioners and other violators of R.A.# 9646 and its IRR.
A. Chairperson
B. Lawyers of the Commission
C. Secretary of Professional Regulatory Board
D. Members
59. Real Estate Service Act of the Philippines R.A. 9646 was approved by President Gloria Macapagal-
Arroyo on
A. May 12, 2009
B. June 29,2009
C. July 15,2009
D. July 31,2009

60. Within _________days from the effectivity of R.A. #9646, that the (Department of Trade and Industry
Bureau of Trade Regulation and Consumer Protection) DTI-BTRCP shall transfer all pertinent
records, documents and other materials to PRBRES.
A. 30 days
B. 45 days
C. 60 days
D. 90 days

61. Under RA 9646 Section 20, Registration Without Examination , those who failed to apply/obtain for a
brokers license upon the effectivity of R.A. 9646 but passed in 2008 & 2009 DTI-conducted licensure
examination need to comply with how many CPE credit units?
A. 15 UNITS
B. 20 UNITS
C. 24 UNITS
D. 12 UNITS

62. Refers to the Continuing Professional Education (CPE) Program under the RESA IRR of RA 9646:
A. SECTION 34
B. SECTION 36
C. SECTION 38
D. SECTION 40

63. Are the current member of PRC Commissioners?


A. Jennifer Manalili
B. Teresita Manzala
C. Both a & b

64. Refers to the Code of Ethics and Responsibilities under the RESA IRR of RA9646
A. SECTION 34
B. SECTION 35
C. SECTION 32
D. SECTION 33

65. R.A. No. 9646 took effect _______ ___days following its publications in a major daily newspaper.
A. 15 days
B. 30 days
C. 45 days
D. 60 days
66. R.E.S.A. or R.A. No. 9646 Implementing Rules and Regulations was published on leading
newspapers last:
A. July 21, 2010
B. July 24,2010
C. July 30,2010
D. July 31,2010

67. During what congress was the Republic Act 9646 enacted into law:
A. 13th Congress
B. 14th Congress
C. 15th Congress
D. 16th Congress

68. The Certificate of Registration (COR) of a license for a real estate broker shall bear the signature of
the:
A. Chairperson of the Commission
B. Member of the board
C. Both a and b

69. The color of PRBRES Official Seal that represents ethical standards and prosperity.
A. Blue
B. White
C. Gold
D. Silver

70. Under RA 9646 Section 20, Registration Without Examination, who had failed to renew their DTI
license prior to July 30, 2009 can register at PRC if she/he has a CPE units earned from accredited
service provider as per M.O. 39 from 2007 to July 30, 2011 of?
A. 24 UNITS
B. 20 UNITS
C. 15 UNITS
D. 12 UNITS

71. The CPE Council shall be composed of a:


A. Chairperson coming from the Board
B. Member from the AIPO
C. Academe
D. All of the above

72. An applicant for real estate licensure examination for consultants must have been a licensed broker
for how many years?
A. 5 years
B. 8 years
C. 10 years
D. 12 years
73. Article V of the RA 9646 pertains to:
A. Practice of Real Estate Service
B. Sanctions and Final Provisions
C. Code of Ethics and Responsibilities
D. Licensure Examination and Registration

74. All salespersons legally qualified to practice real estate service are required to be _________ by the
PRC
A. Registered
B. Recognized
C. Accredited
D. None of the above

75. In cases where a licensed real estate broker is dealing with a person who is not
a duly licensed real estate broker, he must:

A. ask the non licensed practitioner to indicate he is licensed

B. withhold creditable income tax from the commission

C. have the commission acknowledged and issued a receipt

D. not agree to split the commission

E. agree to give only a percentage of the commission

Answer: D. Not agree to split the commission

76. The following are the requirements for the entitlement of a commission except

A. Authority from the principal

B. Procurement of a ready, willing and able buyer

C. Be the procuring cause for the sale

D. The broker must be a licensed real state appraiser

E. Broker close the sale at terms, price and conditions authorized by the
principal

Answer: D. The broker must be a licensed real state appraiser

77. Listed below are the administrative penalties which can be imposed to any
unethical practice of a broker, except:

A. Cease and desist order

B. Forfeiture of bond
C. Fine: Minimum of P1, 000.00 up to P150, 000.00

D. Suspension of license

D. Revocation of license

Ans : C. Fine: Minimum of P1, 000.00 up to P150, 000.00

78. Section 6 of Article 1.-Declaration of principle of the Code of Ethics for Realty
Service Practitioners clearly states the Golden Rule which says:

A. Do not do unto others what you want others to do to you

B. Treat others as you like them to treat you

C. Treat others the same as what others think they should be treated

D. Treat others as you want them to be treated

E. Do unto others what you do not want others to do unto you

Ans: B. Treat others as you like them to treat you

79. Under RA 8974 (2000), upon the filing of the complaint, and after due notice to
the defendant, the implementing agency of national government projects shall
immediately pay the owner of the property the amount equivalent to

A. 10% of the offered price

B. 15% of the fair market value

C. 25% of the fair market value

D. 50% of the value of the property based on the current zonal value

E. 100% of the value of the property based on the current zonal value

Ans: E. 100% of the value of the property based on the current zonal
value

80.The best evidence of ownership is

a. Tax declaration

b. Torrens title

c. Vicinity map

d. Technical description

e. None of the above


b. Torrens title

81.Per Administrative Order No. 50-99, in case of conflict on just compensation, the
concerned government agency expropriating private property is required to initially
pay an amount equivalent to ten (10%) percent of the:

Offered amount

Zonal value

Assessed value

Appraised value

Market value

a. Offered amount

82.The following are public dominion, except:

a. Navigable river converted into fishpond

b. Canal

c. Public plaza converted into housing project

d. Subdivision roads

e. Natural resources

d. Subdivision roads

83.It is encumbrance imposed upon an immovable for the benefit of another


immovable belonging to another.

f. Nuisance per se

g. Right of way

h. Private nuisance

i. Easement

j. None of the above

d. Easement

84.Removal of land from one owner to another when a stream suddenly changes its
course:
Avulsion

Quarry

Alluvium

Alienation

None of the above

a. Avulsion

85.Ownership of land can be acquired through any of the following except:

Tradition

Prescription

Occupation

Accretion

Succession

c. Occupation

86.A former natural born Filipino citizen can acquire not more than 5,000 sq. m. of
urban land for business purpose under:

B.P. 185

P.D. 957

Act 2728

R.A. 7042

None of the above

e. None of the above (R.A. 8179)

87.The bundle of rights inherent in ownership without any limitations other than
those imposed by law or contract is:

Fee Estate

Lease fee estate

Fee simple
Tenancy in common

None of the above

a. Fee simple

88.The right of the landowner to the ownership of everything which is produced by


the land or which is incorporated or attached thereto, either naturally or artificially
is known as:

Prescription

Accession

Adverse possession

Laches

Ans: b. Accession

89.As a mode of acquiring title to real property, prescription in good faith is:

5 years

15 years

30 year

50 years

None of the above

e. None of the above (note: prescription in good faith is 10 years; in


bad faith is 30 years)

90.Easement is to real property, usufruct is to:

Personal property

Real property

Personal or real property

None of the above

c. Personal or real property

In all cases, a deed of sale titled in the name of Juan married to Maria has
to be signed by both spouses.
TRUE FALSE

FALSE (not in all cases; property is exclusive property if inherited or


donated.)

All Filipinos who are of the age of majority can enter into a contract of sale.

TRUE FALSE

FALSE (there are exemptions)

A unilateral deed of sale may only be signed by the vendor.

TRUE FALSE

TRUE

In all kinds of foreclosure of mortgage, the mortgagor has always the right to
redeem the property within a period of one year.

TRUE FALSE

FALSE

An alien cannot accept a real mortgage because in case of foreclosure, he


cannot participate in the public auction sale.

TRUE FALSE

FALSE

Under the Maceda Law, a buyer who paid more than two years of installment
is entitled to a refund of all payments in case of cancellation of contract.

TRUE FALSE

FALSE (50 % after 5th year additional 5% per year provided total will not
exceed 90%)

The expenses for the execution and the registration of the sale of real estate
shall always be borne by the vendor.

TRUE FALSE

FALSE (depends on agreement)

A deed of sale with mortgage is covered by Maceda Law because it is in


essence still an installment sale.

TRUE FALSE
FALSE

A real estate mortgage can only secure financial obligations.

TRUE FALSE

FALSE (can secure all kinds of obligations)

Parents have the exclusive right to be appointed guardian of the property of


their minor child.

TRUE FALSE

FALSE

In a judicial foreclosure of mortgage, the mortgagor has a right of


redemption.

TRUE FALSE

FALSE (equity of redemption)

Title to real estate can be transferred to another person without the consent
of the registered owner.

TRUE FALSE

TRUE (in case of involuntary conveyance such as foreclosure sale)

A notice of adverse claim annotated on a title is valid only for twenty days.

TRUE FALSE

FALSE (30 days)

In extrajudicial foreclosure of mortgage of real estate acquired through


homestead, the redemption period is one (1) year from auction sale.

TRUE FALSE

FALSE (5 years)

Open mortgage is a kind of mortgage which can be paid even before


maturity.

TRUE FALSE

TRUE

A conditional sale is a sale of a thing having a potential existence.


TRUE FALSE

TRUE

Property foreclosed judicial can no longer be redeemed by the owner after


the auction sale has been confirmed by the court, except when the mortgage
is a bank where redemption may still be made within one year from auction
sale.

TRUE FALSE

TRUE

Under the law, the acceptance of earnest money by the seller from the buyer
is not a proof of the perfection of the contract.

TRUE FALSE

FALSE

Act 6552 is the law-governing sale of real estate on installment basis.

TRUE FALSE

FALSE (not Act 6552 but Republic Act 6552)

Under R. A. 6552, the seller can refuse to accept accelerated payment in case
of sale on installment basis.

TRUE FALSE

FALSE

Earnest money shall be considered as part of the purchase price.

TRUE FALSE

TRUE

A court action to remove cloud on the title is called Petition to quit Title.

TRUE FALSE

TRUE

Lis Pendens is a notice that the property is subject to pending court litigation.

TRUE FALSE

TRUE
A contract is a meeting of minds between two parties where by one binds
himself with respect to the other to give something or render service.

TRUE FALSE

TRUE

A unilateral promise to sell a parcel of land for a certain price that has been
accepted can still be withdrawn.

TRUE FALSE

TRUE (accepted unilateral promise to sell is binding on the promissory, if


promise is supported by consideration distinct from price. Question does not state
that option money was paid)

A bought the house of B a retro. There was an unrecorded lease on the


house in favor of C/A can immediately terminate the lease.

TRUE FALSE

FALSE (Buyer a retro is not yet owner while period to repurchase has not yet
expired)

The de facto separation of the spouses shall not affect the regime of absolute
community, except when there is a formal agreement to the contrary.

TRUE FALSE

FALSE (agreement must be made before marriage)

The Statute of Fraud is applicable when by virtue of an oral contract of sale,


the seller delivered to the buyer a parcel of land which was only partially
paid.

TRUE FALSE

FALSE (Statute of Fraud does not apply when there is partial performance)

Both Pactum commission and Pactum de non aliendo are valid if stipulated in
the mortgage contract.

TRUE FALSE

FALSE

A mortgage on real estate is a real property by analogy.

TRUE FALSE
Answer: TRUE

In co-ownership, a co-owner can dispose of his share without the consent of


the other co-owners.

TRUE FALSE

Answer: TRUE

A Torrens Title issued on the basis of a homestead which was obtained thru
fraud is as indefeasible as one which is judicially secured.

TRUE FALSE

Answer: FALSE

An unrecorded sale a retro is preferred than a subsequent registered


mortgage.

TRUE FALSE

Answer: FALSE

In conjugal partnership, a house intended for family use which was acquired
through the use of exclusive funds remains an exclusive property. Hence, in
case of sale thereof, marital consent is not necessary.

TRUE FALSE

Answer: FALSE (Dissolution of family home requires consent of all


beneficiaries even though with exclusive funds)

As a general rule, husband and wife can sell to each other.

TRUE FALSE

Answer: FALSE

The property relation between the spouses may be governed by stipulation in


a contract freely and voluntarily entered into after the solemnization of
marriage.

TRUE FALSE

Answer: FALSE (agreement must been made before marriage)

Forfeiture is a process wherein a property used as collateral for a loan is sold


to pay the loan in case of default by the borrower.
TRUE FALSE

Answer: FALSE (foreclosure)

The right to foreclose a mortgage prescribes in ten years.

TRUE FALSE

Answer: TRUE

A TCT is null and void if the foreigners name who is married to a Filipina
appears on the title.

TRUE FALSE

Answer: FALSE

Consent is one of the elements of conveyance. Therefore, a deed of sale must


always be signed by both the seller and buyer in order to be valid.

TRUE FALSE

Answer: FALSE (not in unilateral deed of sale)

Open mortgage is a kind of mortgage which can be paid even before


maturity.

TRUE FALSE

Answer: TRUE

In a sublease, the personality of the original lessee is extinguished.

TRUE FALSE

Answer: FALSE

A real estate mortgage cannot be executed in favor of a foreigner except


when he can show proof that he is a former natural born Filipino citizen.

TRUE FALSE

Answer: FALSE ( foreigners, even not former natural born Filipinos can be
mortgagee.)

A contract purporting to be an absolute sale is presumed to be equitable


mortgage when the seller binds to pay taxes on the thing sold.

TRUE FALSE
Answer: TRUE

A promise to buy sell a determine thing of price certain is reciprocally


demandable.

TRUE FALSE

Answer: TRUE

The contract of lease provides expiration of lease of May 1, 2001. On the said
date, the lessor can legally order the lessee to vacate the premises even
without a prior demand to vacate.

TRUE FALSE

Answer: TRUE

An undersigned mortgage is binding only to the mortgagor and mortgagee.

TRUE FALSE

Answer: TRUE

In interstate succession, the estate of the deceased person is divided among


the heirs in accordance with the last will he has executed.

TRUE FALSE

Answer: FALSE (in interstate succession, the decedent has no will)

A notice of adverse claim annotated on the title is valid only for 30 days.

TRUE FALSE

Answer: TRUE

Usufruct is a contract where property is hypothecated to secure an obligation


where the creditor is given the right to possess the property and collect the
fruits thereof.

TRUE FALSE

Answer: FALSE

Under R. A. 6552, a buyer who has paid less than two years of installment is
entitled to grace period of no less than 30 days.

TRUE FALSE

Answer: FALSE (60 days)


Extrajudicial foreclosure is undertaken in accordance with the provisions of
Rule 68 of the Rule of Court.

TRUE FALSE

Answer: FALSE (Rule 68 of the Rules of Court applies to judicial foreclosure)

Ferdinand Lopez, son of Filipino migrants in California, acquired American


citizenship by virtue of his being born in USA. As such, his rights to acquire
real properties in the Philippines are restricted by the prevailing laws on
ownership by an alien.

TRUE FALSE

Answer: FALSE (not natural born Filipino citizen)

The lessor of an apartment in Malabon can legally increase the monthly rental
from P5, 000 to P6, 000 starting January 2002 consistent with the 5-year
lease contract expiring 31 December 2005.

TRUE FALSE

Answer: FALSE (answer is based on rent control law which expired December
31, 2005 underwhich maximum annual increase is only 10 %)

A lessor is entitled to eject the lease upon the ground that the leased
premises had been sold to a third person, if the sale is registered.

TRUE FALSE

Answer: FALSE (problem does not state that lease registered, or buyer has
knowledge of lease, or sales contract provides buyer should recognized the
leasehold problem does not state that lease registered, or buyer has knowledge of
lease, or sales contract provides buyer should recognized the leasehold)

There cannot be conventional redemption unless it has been stipulated in the


Contract of Sale.

TRUE FALSE

Answer: TRUE

Chika married Chiko in 1980. On 1987, Chikas surviving parent dies and she
inherited a two hectare lot in Makati. After the settlement of estate, chika
sold the property without consent and over the objection of Chico. The sale is
not valid.

TRUE FALSE
Answer: FALSE (Property is peripheral because inherited)

An illegitimate child is also a compulsory heir and entitled to one-third the


share of a legitimate child.

TRUE FALSE

Answer: FALSE (1/2 share of legitimate child)

In case area is different from that stated in the contract, if the sale is for a
lump sum there shall be no increase or decrease in the price.

TRUE FALSE

Answer: TRUE

Lease of lands and building within ECOZONE to entities owned by aliens shall
not exceed fifty (50) years extendible once for a period of not more than 25
years.

TRUE FALSE

Answer: TRUE

Forfeiture is the seizure of a property by a Court order, usually done to have it


available in the event of adverse judgment of appending case.

TRUE FALSE

Answer: FALSE (refer to attachments)

Pactum de non aliendo is a stipulation which prohibits the mortgage from


alienating the property during the period of the mortgage.

TRUE FALSE

Answer: TRUE

A buyer of real estate has already paid in 8 years of installment a total


amount of P520, 000.00 inclusive of P20, 000.00 penalty interest. The cash
surrender value of the property based on Maceda Law is:

a. P200,000.00

b. P250,000.00

c. P325,000.00

d. None of the above


c. P325,000.00

A stipulation in a mortgage contract where the mortgagee is authorized to


appropriate the property upon default or non-payment of debt is:

a. Dacion en Pago

b. Tacita Reconducta

c. Pactum Commissorium

d. Pactum de non Aliendo

e. None of the above

c, Pactum Commissorium

A contract where the property is hypotheticated to secure an obligation


where the creditor is given the right to possess the property and collect the
fruits thereof is:

a. Real estate mortgage

b. Blanket mortgage

c. Equitable mortgage

d. Antichresis

e. None of the above

d. Antichresis

The conveyance of real estate in payment of an obligation is:

a. Pacto en retro sale

b. Quit claim Deed

c. Dacion en pago

d. Deed of waiver

e. Cession of ownership

c. Dacion en pago

The voluntary transfer of title to real estate is:

a. Adverse possession
b. Quit claim

c. Alienation

d. Surrender

e. None of the Above

c. Alienation

A provision in the blanket mortgage that property whose loan value has been
fully paid shall be released from the mortgage:

a. Defeasance clause

b. Termination clause

c. Automatic redemption clause

d. Acceleration clause

c. Automatic redemption clause

In the absence of a pre-nuptial agreement, the following are excluded from


the community property, except:

a. Property acquired during the marriage by gratuitous title by either


spouse unless otherwise provided by the donor.

b. Fruits as well as income of property mentioned in letter (a), unless


otherwise provided by the donor.

c. Property acquired before the marriage by either spouse who has


legitimate descendants by a former marriage and the fruits as well as
the income, if any, of such property.

d. Jewelry for personal and exclusive use of either spouse

e. Property acquired before the marriage by either spouse who has


legitimate descendants by a former marriage and the fruits as income,
if any, of such property.

d. Jewelry for personal and exclusive use of either spouse

Title to an inherited property may be transferred to the sole heir upon


payment of estate tax and execution and registration of a legal document:

a. Extra-judicial Settlement of Estate

b. Extra- judicial Partition of Estate


c. Affidavit of Consolidation

d. Affidavit of adjudication

e. None of the above

d. Affidavit of adjudication

X, owner of a 10- door apartment rented a unit to Y for a period of one year.
Under the law on lease, Y, without the consent of X, may perform any of the
following acts, except:

a. Sublease the unit

b. Assign his rights

c. Suspend payment if X fails to make the necessary repairs.

d. Demand payment reimbursement constituting one half of the value of


the usual improvements introduced in good faith.

b. Assign his rights

A special power of attorney to sell a realty carries with it all the following,
except:

a. Power to find a purchaser

b. Power to sell directly

c. Power to sell only for cash

d. Power to fix the term of sale

e. None of the above

b. Power to sell directly

The following liens can be found at the back of the title except:

a. Real estate tax liens

b. Mechanics liens

c. Mortgage lien

d. Judgment liens

e. None of the above

b. Mechanics liens
It means that short of foreclosure, the mortgagor agrees to transfer
ownership of the mortgaged property to the mortgagee:

a. Dacion en pago

b. Redemption

c. Pacto de retro

d. Auction

e. None of the above

a. Dacion en pago

The right of an owner-lessor to receive the contract rent and reversion of the
property at the end of the lease is called:

Fee simple

Leasehold

Lease fee estate

Net lease

None of the above

c. Lease fee estate

A mortgage which covers two or more properties is called:

a. Open mortgage

b. Close mortgage

c. Equitable mortgage

d. Blanket mortgage

e. Conventional mortgage

d. Blanket mortgage

A legal provision which requires agreement for the sale of real estate to be in
writing and subscribed to by the parties to be enforceable by action:

a. Defeasance clause

b. Parole clause
c. Statute of Fraud

d. Enforceability clause

e. Evidentiary clause

c. Statute of Fraud

In the absence of any stipulation on the period, the vendor in a pacto de retro
sale may repurchase the property within:

a. 4 years

b. 6 years

c. 8 years

d. 10 years

e. None of the above

a. 4 years

The maximum period that a foreigner may lease land in the Philippines is:

a. Fifty years

b. Sixty years

c. Seventy-five years

d. Ninety years

a. Seventy-five years

If a contract of sale is to deed of sale, contract to sell is to:

a. Pacto de retro sale

b. Deed of conditional sale

c. Deed of sale with mortgage

d. Daction en pago

b. Deed of conditional sale

Registration of a real estate instrument can be given due course even without
the presentation of the owners duplicate certification of title when the
document is:
a. Notice of Adverse claim

b. Notice of Lis Pendens

c. Writ of attachment

d. All of the above

e. None of the above

d. All of the above

Special power of attorney is necessary in the following cases, except:

a. To perform acts of administration

b. To lease real property for more than one year

c. To convey real rights on immovable property

d. To cancel any obligation gratuitously

a. To perform acts of administration

In a sale retro where it is stipulated that the vendor has the right to
repurchase the property when he has the means, he has ___________to
redeem it.

3 years

4 years

10 years

20 years

None of the above

c. 10 years

Seizure of a property by court order, usually done to have it available in the


event of adverse judgment in a pending suit, is:

Escheat

Forfeiture
Foreclosure

Attachments

Conveyance

d. Attachments

In the absence of a valid pre-nuptial agreement, the governing property


relations of a married couple is:

a. Conjugal property
b. Absolute community of property

c. complete separation of property

d. regime of separation of property

b. Absolute community of property

Under the Rent Control Law, the lessor may ask for a deposit rental not
exceeding:

a. 1 month

b. 2 months

c. 3 months

b. 2 months

Note: Answer is base on rent control law which expired December 31, 2004.

Conjugal partnership can be dissolved by:

Legal separation

Annulment of marriage

Judicial separation of property

Any of the above

Any of the above

A provision in a mortgage contract which releases the property from the


encumbrance when the obligation is fully paid:
Automatic redemption clause

Non-liability clause

Defeasance clause

Exculpatory clause

c. Defeasance clause

A TCT has an annotation that says subject to sec.4, Rule 74 of the Rules of
Court. It means that the property is subject to claim by any heir unduly
deprived of lawful participation in the settlement of the decedents estate
within

2 years

4 years

6 years

10 years

None of the above

a. 2 years

The following are types of property descriptions ordinarily used in deeds,


contracts, offer to sell, except:

Rectangular survey

Lot number

Monuments

Metes and bounds

a. Rectangular survey

In case of refusal of the lessor to accept payment of the rental agreed upon,
the lessee may either deposit by way of consignation, the amount in:

Court

City/ Municipal treasurer

Bank in the name of and with notice of the lessor


Any of the above

None of the above

d. Any of the above

The sale of a piece of land which was made through an agent whose
authority is verbal is:

Voidable

Unenforceable

Rescindable

Void

None of the above

d. Unenforceable

Husband and wife can sell property to each other in the following
circumstances, except when:

a. A separation of property was agreed upon in the prenuptial


agreement

b. There has been a judicial separation of property

c. There has been a legal separation

d. Spouses have been separated for more than 10 years.

d. Spouses have been separated for more than 10 years.

Essential requirements of a contract to sale:

Consent or meeting of minds of buyer and seller

Object or subject matter

Cause of consideration

All of the above

None of the above

d. All of the above


A notice of adverse claim annotated on a title is valid only for 30 days.

TRUE

A foreigner who is married to a Filipina must execute an affidavit of waiver so


that the title to the property bought by the Filipina may be registered in the
name of the Filipina with Registry of Deeds.

FALSE (affidavit of waiver by foreign husband no longer required under LRA


consulta)

An application for land registration under Torrens System desired to be


amended for the sole purpose of excluding a portion of land covered in the
original application requires a new publication.

FALSE (new publication is required if amendment will involve increase in area)

Administrative reconstitution of lost or destroyed original copy of certificate


of title can be availed of when the lost or destroyed certificates in the
Registry of Deeds consist of at least ten (10) percent of all titles in the
Registry.

TRUE

A Chinese national who bought a house and lot in Manila in 1933 can validly
register the sale in his favor more than fifty years after its execution.

TRUE (vested right)

Inclusion in a certificate of title of the coastal area adjacent to an exclusive


beach resort confers title to the registrant.

FALSE

Lis Pendens is a charge or encumbrance on property usually for payment of


some obligation.

FALSE (Lis Pendens is based on complaints for recovery of ownership or


possession, not for recovery of money)

An annotation on a title which serves as notice that the property is being held
in reserve for whatever judgment may be rendered against the owner

Adverse claim

Lis Pendens
Writ of preliminary attachment

Caveat emptor

None of the above

c. Writ of preliminary attachment

Under R.A. 6732, administrative reconstitution of lost or destroyed original


copies of titles can be availed of when the certificates lost or destroyed are at
least:

10% of all titles in the registry

20% of all titles in the registry

30% of all titles in the registry

40% of all titles in the registry

None of the above

a. 10% of all titles in the registry

Multiple listing is a cooperative arrangement


among real estate board members for the
sale of real property in which commission is
divided between the broker who has the
listing and the broker who made the sale.
TRUE FALSE
Answer: TRUE
In general, the broker is already entitled to a
commission even if there is no payment yet
as long as he procures a ready, willing and
able buyer.
TRUE FALSE

Answer: FALSE (Commission accrues upon


consummation of contract)
The procurement of loan secured by a real

estate mortgage on behalf of a borrower is
also real estate brokerage.
TRUE FALSE
Answer: TRUE
In an exclusive agency contract, the broker is still entitled to commission
even if the owner himself sells the property.

TRUE FALSE

Answer: FALSE

When an exclusive right to sell is granted to a broker, the owner can sell the
property himself in which case the broker is no longer entitled to commission.

TRUE FALSE

Answer: FALSE

Under the law, the standard rate of commission of a real estate broker is ten
percent.

TRUE FALSE

Answer: FALSE (commission depends on agreement between seller and


broker)

Subdivision lot selling is real estate brokerage.

TRUE FALSE

Answer: TRUE

A real estate broker receives a fee while a real estate dealer earns profit from
his investment.

TRUE FALSE

Answer: TRUE

A real estate broker earns profit while a real estate dealer receives a fee from
his investment.

TRUE FALSE

Answer: FALSE
Commission for the sale of real estate is determined by agreement between
principal and broker.

TRUE FALSE

Answer: TRUE

The standard commission rate of a real estate broker is fixed by the


Department of Trade and Industry.

TRUE FALSE

Answer: FALSE

An open listing can be given to more than two brokers.

TRUE FALSE

Answer: TRUE

The real estate broker is entitled to receive his commission from


consummation, not perfection of the contract.

TRUE FALSE

Answer: TRUE

An authority to sell in favor of a broker signed by the president of a


corporation for the sale of a property owned by the corporation does not
require a board resolution.

TRUE FALSE

Answer: FALSE

The usual open listing provides for the payment of commission to the
broker who lists the property first and an additional compensation to the
broker who sells it.

TRUE FALSE

Answer: FALSE (seller pays commission only once which shall be shared by
selling and listing broker.)

The amount accompanying an offer to buy to show good faith on the part of
the buyer, known as earnest money, is not considered part of the price.

TRUE FALSE

Answer: FALSE
Under the law, the acceptance of earnest money by the seller from the buyer
is not proof of the perfection of contract.

TRUE FALSE

Answer: FALSE

A real estate broker in not entitled to commission when he closes the sale
after the period of his authority if his listing contains a provision known as
holdover clause.

TRUE FALSE

Answer: FALSE

Option money is the consideration paid by the buyer to the seller for the
reservation to purchase the property within a stipulated period of time and
for a stipulated price.

TRUE FALSE

Answer: TRUE

An exclusive Right to Sell is the same as Exclusive Agency Contract.

TRUE FALSE

Answer: FALSE

An agent does not guarantee title to the property he sells.

TRUE FALSE

Answer: TRUE

The act of the broker which is instrumental in effecting a meeting of minds


between the seller and buyer as to the price and terms is referred to as
instrumental cause.

TRUE FALSE

Answer: FALSE (Procuring cause)

A real estate broker is already entitled to commission once the sale is


perfected.

TRUE FALSE

Answer: FALSE (when sale is consummated)


A verbal authority to find a buyer and negotiate the sale is not valid.

TRUE FALSE

Answer: FALSE

When two (2) different brokers cooperate on a sale, the commission is always
split fifty-fifty.

TRUE FALSE

Answer: FALSE (dependent on brokers agreement)

An authority given by the developer to a broker to look for a supplier of


backfilling materials who shall be paid with developed lost is:

a. Procurement agency d. Sales agency

b. General Brokerage e. None of the above

c. Exchange agency

c. Exchange agency

An agreement wherein the seller, for a consideration, binds himself to reserve


the property for the buyer within a stipulated period is:

a. Escrow d. Listing

b. Contract to sell e. Offer to sell

c. Option

c. Option

An agreement between an owner and a broker to sell a real estate:


a. Listing d. Power of Attorney
b. Authorization to sell e. None of the Above
c. Joint venture

b. Authorization to sell

A right given for a consideration to purchase or lease a property within


specified time:

a. Bill d. Time frame


b. Earnest e. none of the above (refer to option)
c. Plus factor

e. none of the above (refer to option)


In the real estate business, another term for the owner is:

a. Customer c. Principal e. None of the above


b. Prospect d. Alter Ego

c. Principal

The position of trust assumed by the broker as an agent for the principal is
most accurately described as:

a. Trusteeship relationship c. Fiduciary relationship


b. Trustor relationship d. None of the above

c. Fiduciary relationship

Which of the following listing affords the best production for real estate
brokers?

a. Open Listing d. Exclusive right to sell


b. Multiple Listing e. None of the above
c. Exclusive agency

d. Exclusive right to sell

A real estate listing is:

a. A list of all estate properties held by one owner.


b. Employment of a broker by owner to sell or lease.
c. A written list of improvements on the land.
d. A rendition of property for valuation.

b. Employment of a broker by owner to sell or lease.

The commission rate for the sale of real estate is determined by:

a. Standard rate approved by the brokers in a locality.


b. Fixed schedule of commission approved by the BTRCP
c. Discretion of the seller.
d. Agreement between seller and broker.
e. None of the above.

d. Agreement between seller and broker.

As an agent, the broker is usually authorized to do all the following except:

a. Advertise the listed property.


b. Place for sale sign on the listed property.
c. Cooperate with other brokers to facilitate the sale.
d. Bind the principal in a contract of sale.

d. Bind the principal in a contract of sale.

It is a contract granting a person the privilege to buy or not to buy certain


objects at any time within the period at affixed price.
a. Solicitation d. Pacto de retro sale
b. Option e. None of the above
c. Aleatory contract

b. Option

An agreement where the consideration of a contract is deposited with a third


party who is authorized to release the said consideration to the seller after
the latter has complied with certain condition is:

a. Option c. Contract to sell


b. Escrow d. Hold- over clause

b. Escrow

For the hold-over clause to entitle the broker to commission even if he


closed the sale after the lapse of his authority, the broker must:

a. Register his property during his authority.


b. Submit written acknowledgement of his buyer
c. Register and negotiate with his prospect during his authority.
d. None of the above.

c. Register and negotiate with his prospect during his authority.

The listing and selling brokers split the commission equally. If the commission
rate is 6% and the selling broker received P36, 000.00, what is the selling
price of the property?

a. P3,600,000.00 c. P3,800,000.00
b. P2,600,000.00 d. P1,200,000.00

d. P1,200,000.00