Q 1 / 15
Question
1
A property is listed for $219,900. An offer of $210,000 is submitted to the listing licensee. The offer includes a free-standing stove and refrigerator. The seller accepts the price and the refrigerator, but is not willing to leave the stove. The listing licensee makes the change in the contract to exclude the stove. The seller signs and initials the change. The listing licensee contacts the buyer’s licensee by phone regarding the change. The buyers orally accept the change. Which of the following is true regarding this situation?
Rationale
<h2>The original offer was rejected and the seller's counteroffer must be accepted in writing.</h2>
The seller's acceptance of the offer with modifications constitutes a counteroffer, which effectively rejects the original offer. To create a binding agreement, the buyer must accept this counteroffer in writing, as oral acceptance does not satisfy the legal requirements for contracts related to real estate.
<b>A) The original offer was rejected and the seller's counteroffer must be accepted in writing.</b>
This statement accurately reflects the situation, as the seller's decision to exclude the stove from the acceptance modifies the original terms, converting it into a counteroffer. For the contract to be valid, the buyer must accept this counteroffer in writing, in accordance with contractual law regarding real estate transactions.
<b>B) Neither the seller nor his licensee has a right to make any changes to the original offer.</b>
This choice is incorrect because the seller has the right to negotiate terms, including modifications to the offer. By making the change to exclude the stove, the seller is exercising their right to counteroffer, which is a standard part of the negotiation process in real estate transactions.
<b>C) The offer has been signed and accepted by all parties and creates a valid contract.</b>
The assertion that a valid contract exists is misleading, as the counteroffer has not been accepted in writing by the buyer. Until the buyer accepts the counteroffer in writing, no binding contract is established despite the seller's acceptance of the modified terms.
<b>D) The buyer's licensee can sign the change regarding the stove on behalf of the buyer.</b>
This option is incorrect because a buyer's licensee cannot sign a counteroffer or any contract modifications without explicit written authorization from the buyer. The buyer's acceptance of the counteroffer must be documented in writing for it to be legally binding.
<b>Conclusion</b>
In this scenario, the seller's acceptance of the offer with changes constitutes a counteroffer, which must be formally accepted by the buyer in writing to establish a binding contract. The legal principles surrounding real estate transactions emphasize the importance of written documentation, particularly when alterations to the original offer occur, ensuring clarity and enforceability of the agreement.
The seller's acceptance of the offer with modifications constitutes a counteroffer, which effectively rejects the original offer. To create a binding agreement, the buyer must accept this counteroffer in writing, as oral acceptance does not satisfy the legal requirements for contracts related to real estate.
<b>A) The original offer was rejected and the seller's counteroffer must be accepted in writing.</b>
This statement accurately reflects the situation, as the seller's decision to exclude the stove from the acceptance modifies the original terms, converting it into a counteroffer. For the contract to be valid, the buyer must accept this counteroffer in writing, in accordance with contractual law regarding real estate transactions.
<b>B) Neither the seller nor his licensee has a right to make any changes to the original offer.</b>
This choice is incorrect because the seller has the right to negotiate terms, including modifications to the offer. By making the change to exclude the stove, the seller is exercising their right to counteroffer, which is a standard part of the negotiation process in real estate transactions.
<b>C) The offer has been signed and accepted by all parties and creates a valid contract.</b>
The assertion that a valid contract exists is misleading, as the counteroffer has not been accepted in writing by the buyer. Until the buyer accepts the counteroffer in writing, no binding contract is established despite the seller's acceptance of the modified terms.
<b>D) The buyer's licensee can sign the change regarding the stove on behalf of the buyer.</b>
This option is incorrect because a buyer's licensee cannot sign a counteroffer or any contract modifications without explicit written authorization from the buyer. The buyer's acceptance of the counteroffer must be documented in writing for it to be legally binding.
<b>Conclusion</b>
In this scenario, the seller's acceptance of the offer with changes constitutes a counteroffer, which must be formally accepted by the buyer in writing to establish a binding contract. The legal principles surrounding real estate transactions emphasize the importance of written documentation, particularly when alterations to the original offer occur, ensuring clarity and enforceability of the agreement.
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Question
2
In a high-rise condominium, which of the following belongs exclusively to the individual owner?
Rationale
<h2>Carpeting inside the unit belongs exclusively to the individual owner.</h2>
The carpeting is considered part of the interior of the condominium unit and is typically owned and maintained by the individual owner. This personal property distinction allows owners to customize their living spaces according to their preferences.
<b>A) The roof of the building</b>
The roof is a common element of the condominium structure and is not owned exclusively by any individual unit owner. Instead, it is typically maintained by the condominium association, as it serves all residents of the building and is essential for overall structural integrity.
<b>C) The wall separating two units</b>
The wall that separates two condominium units is classified as a common element as well. While owners may have rights to the interior space of their unit, the wall itself is part of the shared property that defines boundaries between units, making it a collective responsibility.
<b>D) Elevators serving the floor where the unit is located</b>
Elevators are also common elements in a condominium and are used by all residents. They are part of the shared infrastructure of the building, maintained by the condominium association, and do not belong exclusively to any individual owner.
<b>Conclusion</b>
In a high-rise condominium, individual ownership primarily pertains to the interior features of a unit, such as carpeting, which can be customized by the owner. Common elements like the roof, separating walls, and elevators serve all residents collectively and are not owned by individuals. Understanding these distinctions is crucial for condominium owners in managing their property rights and responsibilities within shared living environments.
The carpeting is considered part of the interior of the condominium unit and is typically owned and maintained by the individual owner. This personal property distinction allows owners to customize their living spaces according to their preferences.
<b>A) The roof of the building</b>
The roof is a common element of the condominium structure and is not owned exclusively by any individual unit owner. Instead, it is typically maintained by the condominium association, as it serves all residents of the building and is essential for overall structural integrity.
<b>C) The wall separating two units</b>
The wall that separates two condominium units is classified as a common element as well. While owners may have rights to the interior space of their unit, the wall itself is part of the shared property that defines boundaries between units, making it a collective responsibility.
<b>D) Elevators serving the floor where the unit is located</b>
Elevators are also common elements in a condominium and are used by all residents. They are part of the shared infrastructure of the building, maintained by the condominium association, and do not belong exclusively to any individual owner.
<b>Conclusion</b>
In a high-rise condominium, individual ownership primarily pertains to the interior features of a unit, such as carpeting, which can be customized by the owner. Common elements like the roof, separating walls, and elevators serve all residents collectively and are not owned by individuals. Understanding these distinctions is crucial for condominium owners in managing their property rights and responsibilities within shared living environments.
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Question
3
An unmarried couple wants to rent a high-rise apartment in Illinois. The landlord has strict religious beliefs and is uncomfortable renting the apartment to the couple. Because the landlord wants to comply with the law, the landlord should
Rationale
<h2>Rent to the couple regardless of their beliefs.</h2>
In Illinois, landlords cannot discriminate against tenants based on marital status as per the Fair Housing Act. Therefore, the landlord must comply with the law and rent to the unmarried couple, regardless of their personal beliefs.
<b>A) Refuse to rent based on their beliefs.</b>
Refusing to rent to the couple solely based on the landlord's religious beliefs constitutes discrimination against the couple's marital status. Such actions violate fair housing laws, which protect against discrimination based on various characteristics, including marital status.
<b>B) Rent to the couple regardless of their beliefs.</b>
This option is the only legally compliant choice. By renting to the couple, the landlord adheres to the Fair Housing Act, which prohibits discrimination against tenants based on marital status. This ensures that the landlord respects the law while still potentially holding personal beliefs.
<b>C) Try to find them an apartment elsewhere.</b>
Attempting to find another apartment for the couple does not address the core issue of discrimination. While it may seem like a helpful gesture, it ultimately avoids the landlord's responsibility to comply with fair housing laws and could still be seen as an attempt to deny housing based on marital status.
<b>D) Insist the couple be married before move-in.</b>
Insisting on marriage as a condition for renting the apartment is discriminatory and illegal under the Fair Housing Act. This approach directly violates the rights of the couple by imposing conditions based on their marital status, which is not permissible.
<b>Conclusion</b>
In summary, the landlord must rent to the unmarried couple regardless of personal beliefs due to legal protections against discrimination based on marital status in Illinois. Options A, C, and D violate fair housing laws, while option B is the only choice that aligns with legal standards and promotes fair treatment for all potential tenants.
In Illinois, landlords cannot discriminate against tenants based on marital status as per the Fair Housing Act. Therefore, the landlord must comply with the law and rent to the unmarried couple, regardless of their personal beliefs.
<b>A) Refuse to rent based on their beliefs.</b>
Refusing to rent to the couple solely based on the landlord's religious beliefs constitutes discrimination against the couple's marital status. Such actions violate fair housing laws, which protect against discrimination based on various characteristics, including marital status.
<b>B) Rent to the couple regardless of their beliefs.</b>
This option is the only legally compliant choice. By renting to the couple, the landlord adheres to the Fair Housing Act, which prohibits discrimination against tenants based on marital status. This ensures that the landlord respects the law while still potentially holding personal beliefs.
<b>C) Try to find them an apartment elsewhere.</b>
Attempting to find another apartment for the couple does not address the core issue of discrimination. While it may seem like a helpful gesture, it ultimately avoids the landlord's responsibility to comply with fair housing laws and could still be seen as an attempt to deny housing based on marital status.
<b>D) Insist the couple be married before move-in.</b>
Insisting on marriage as a condition for renting the apartment is discriminatory and illegal under the Fair Housing Act. This approach directly violates the rights of the couple by imposing conditions based on their marital status, which is not permissible.
<b>Conclusion</b>
In summary, the landlord must rent to the unmarried couple regardless of personal beliefs due to legal protections against discrimination based on marital status in Illinois. Options A, C, and D violate fair housing laws, while option B is the only choice that aligns with legal standards and promotes fair treatment for all potential tenants.
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Question
4
Which of the following would automatically be included in the sale of a property
Rationale
Plumbing fixtures (B) is correct because they are attached and convey with the property. Trade fixtures (A) are removable by tenants. Freestanding appliances (C) are personal property. Emblements (D) are crops, not fixtures.
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Question
5
A national company desires a parcel of land which must be 4 times the size of its proposed building. If the building design includes 20,000 square feet, then which of the following minimum sized lots should be purchased
Rationale
8 acres (D) is correct. Building: 20,000 sq ft. Lot: 20,000 X 4 = 80,000 sq ft. 1 acre = 43,560 sq ft; 80,000 ÷ 43,560 ≈ 1.84 acres. Next minimum is 8 acres. Other options are too small.
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Question
6
A licensee has an exclusive agency listing on a property. During the listing period, the property sold at a foreclosure sale. Is the licensee entitled to a commission?
Rationale
<h2>No, because the licensee did not produce a ready, willing, and able buyer.</h2>
In an exclusive agency listing, a licensee earns a commission by finding a buyer for the property. However, if the property is sold at a foreclosure sale without the licensee's involvement, they are not entitled to a commission, as they did not fulfill the requirement of producing a ready, willing, and able buyer.
<b>A) Yes, because the licensee took the listing.</b>
The act of taking a listing does not guarantee a commission unless the licensee fulfills the conditions of the listing agreement. In this case, the property was sold at a foreclosure, which means the licensee played no role in the transaction, thus invalidating the premise for earning a commission based solely on the listing.
<b>B) Yes, because the property sold during the listing period.</b>
While the property did sell during the listing period, a foreclosure sale is a separate process conducted by the lender, not through the efforts of the licensee. Therefore, the timing of the sale does not guarantee a commission if the licensee did not facilitate the sale.
<b>C) No, because licensees cannot conduct foreclosure sales.</b>
Although it is true that licensees do not conduct foreclosure sales, the reason for not earning a commission in this context relates more to the lack of involvement in producing a buyer rather than the inability to conduct the sale. Thus, this explanation does not adequately address the commission entitlement issue.
<b>Conclusion</b>
In exclusive agency listings, a licensee is entitled to a commission only when they successfully find a buyer. Since the property in question was sold through a foreclosure without the licensee's participation, they did not fulfill the necessary criteria of producing a ready, willing, and able buyer, thus not entitled to commission. The nature of the sale, whether foreclosure or otherwise, emphasizes the importance of the licensee's role in the transaction.
In an exclusive agency listing, a licensee earns a commission by finding a buyer for the property. However, if the property is sold at a foreclosure sale without the licensee's involvement, they are not entitled to a commission, as they did not fulfill the requirement of producing a ready, willing, and able buyer.
<b>A) Yes, because the licensee took the listing.</b>
The act of taking a listing does not guarantee a commission unless the licensee fulfills the conditions of the listing agreement. In this case, the property was sold at a foreclosure, which means the licensee played no role in the transaction, thus invalidating the premise for earning a commission based solely on the listing.
<b>B) Yes, because the property sold during the listing period.</b>
While the property did sell during the listing period, a foreclosure sale is a separate process conducted by the lender, not through the efforts of the licensee. Therefore, the timing of the sale does not guarantee a commission if the licensee did not facilitate the sale.
<b>C) No, because licensees cannot conduct foreclosure sales.</b>
Although it is true that licensees do not conduct foreclosure sales, the reason for not earning a commission in this context relates more to the lack of involvement in producing a buyer rather than the inability to conduct the sale. Thus, this explanation does not adequately address the commission entitlement issue.
<b>Conclusion</b>
In exclusive agency listings, a licensee is entitled to a commission only when they successfully find a buyer. Since the property in question was sold through a foreclosure without the licensee's participation, they did not fulfill the necessary criteria of producing a ready, willing, and able buyer, thus not entitled to commission. The nature of the sale, whether foreclosure or otherwise, emphasizes the importance of the licensee's role in the transaction.
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Question
7
Which of the following acts by a licensee violates Illinois license law?
Rationale
Failure to disclose personal interest in a sale is a material omission and violates law. Listing price disclosure, fee charging, and timely deposit are permitted or required.
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Question
8
A minority couple decides to buy a house in an area which a licensee knows to be inhabited mostly by nonminority residents. The licensee’s obligation is to
Rationale
<h2>assist the buyers in consummating the deal</h2>
The licensee's primary responsibility is to facilitate the home-buying process for the clients, regardless of their minority status, ensuring that they have equal access to housing opportunities.
<b>A) discourage the buyers to ensure that the licensee will not be disciplined for steering</b>
Discouraging buyers based on their minority status would constitute steering, which is illegal and unethical in real estate practices. Licensees should not dissuade clients from purchasing properties in any area based on demographic composition, as this perpetuates discrimination.
<b>B) comply with the buyer's wishes, but advise them of the racial composition in the area</b>
While it is important to provide clients with relevant information, focusing on the racial composition of an area can lead to discriminatory practices. The licensee should not prioritize demographic details over the clients' desires and needs, as this may influence their decision-making inappropriately.
<b>C) continue to show houses and encourage them to select another area</b>
Encouraging clients to select a different area simply based on their minority status is a form of steering. The licensee should respect the clients' choice and assist them in exploring housing options in their preferred area, rather than redirecting them based on demographic considerations.
<b>Conclusion</b>
In real estate, the licensee must prioritize the needs and preferences of their clients, helping them navigate the home-buying process without discrimination. Assisting minority clients in completing their purchase fosters equal opportunity and supports fair housing practices. All other options either promote unethical behavior or fail to respect the clients' choices, highlighting the importance of upholding integrity in real estate transactions.
The licensee's primary responsibility is to facilitate the home-buying process for the clients, regardless of their minority status, ensuring that they have equal access to housing opportunities.
<b>A) discourage the buyers to ensure that the licensee will not be disciplined for steering</b>
Discouraging buyers based on their minority status would constitute steering, which is illegal and unethical in real estate practices. Licensees should not dissuade clients from purchasing properties in any area based on demographic composition, as this perpetuates discrimination.
<b>B) comply with the buyer's wishes, but advise them of the racial composition in the area</b>
While it is important to provide clients with relevant information, focusing on the racial composition of an area can lead to discriminatory practices. The licensee should not prioritize demographic details over the clients' desires and needs, as this may influence their decision-making inappropriately.
<b>C) continue to show houses and encourage them to select another area</b>
Encouraging clients to select a different area simply based on their minority status is a form of steering. The licensee should respect the clients' choice and assist them in exploring housing options in their preferred area, rather than redirecting them based on demographic considerations.
<b>Conclusion</b>
In real estate, the licensee must prioritize the needs and preferences of their clients, helping them navigate the home-buying process without discrimination. Assisting minority clients in completing their purchase fosters equal opportunity and supports fair housing practices. All other options either promote unethical behavior or fail to respect the clients' choices, highlighting the importance of upholding integrity in real estate transactions.
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Question
9
A married couple own a home together in Illinois. The wife does not wish to engage her husband in the decision-making process of the marketing or sale of their primary residence. In determining who must sign the intended written listing agreement, the licensee should
Rationale
Both signatures (C) is correct because Illinois requires all owners of a jointly owned property to sign the listing agreement. One signature (A, D) or signing for another (B) doesn’t satisfy legal requirements for joint ownership.
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Question
10
A house sold for $45,000. A VA loan for $37,000 was obtained with 4 points. How much are points at closing?
Rationale
<h2>The points at closing amount to $1,480.</h2>
Points are calculated as a percentage of the loan amount, where one point equals 1% of the total loan. In this case, 4 points on a VA loan of $37,000 results in a cost of $1,480 at closing.
<b>A) $925</b>
This amount represents approximately 2.5% of the loan amount, which corresponds to 2.5 points. However, since the loan requires 4 points, this choice is insufficient to cover the correct point total based on the loan amount.
<b>B) $1,480</b>
Correctly calculated, 4 points on a $37,000 loan equals $1,480. This is determined by multiplying the loan amount by the points percentage: $37,000 x 0.04 = $1,480. Thus, this is the accurate cost of points at closing.
<b>C) $1,800</b>
This figure is not representative of the point calculation for the loan amount. It exceeds the expected cost for 4 points on a $37,000 loan, reflecting a misunderstanding of percentage calculations involved in determining points.
<b>D) $3,200</b>
This choice is significantly higher than the calculated cost for 4 points. It would suggest a rate close to 8.65% of the loan amount, which does not apply here since the points charged are only 4% of $37,000.
<b>Conclusion</b>
In evaluating the cost of points at closing for a VA loan, the calculation reveals that 4 points on a $37,000 loan results in $1,480. This understanding emphasizes the importance of accurately calculating percentages in real estate financing, ensuring that buyers are fully aware of their costs at closing.
Points are calculated as a percentage of the loan amount, where one point equals 1% of the total loan. In this case, 4 points on a VA loan of $37,000 results in a cost of $1,480 at closing.
<b>A) $925</b>
This amount represents approximately 2.5% of the loan amount, which corresponds to 2.5 points. However, since the loan requires 4 points, this choice is insufficient to cover the correct point total based on the loan amount.
<b>B) $1,480</b>
Correctly calculated, 4 points on a $37,000 loan equals $1,480. This is determined by multiplying the loan amount by the points percentage: $37,000 x 0.04 = $1,480. Thus, this is the accurate cost of points at closing.
<b>C) $1,800</b>
This figure is not representative of the point calculation for the loan amount. It exceeds the expected cost for 4 points on a $37,000 loan, reflecting a misunderstanding of percentage calculations involved in determining points.
<b>D) $3,200</b>
This choice is significantly higher than the calculated cost for 4 points. It would suggest a rate close to 8.65% of the loan amount, which does not apply here since the points charged are only 4% of $37,000.
<b>Conclusion</b>
In evaluating the cost of points at closing for a VA loan, the calculation reveals that 4 points on a $37,000 loan results in $1,480. This understanding emphasizes the importance of accurately calculating percentages in real estate financing, ensuring that buyers are fully aware of their costs at closing.
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Question
11
When using photographs or illustrations of people in property advertising, it is permissible for a broker to use photographs or illustrations
Rationale
Public domain (B) is correct because these images avoid copyright issues and don’t violate fair housing by targeting specific groups. Single ethnic group (A) or targeting buyers (C) risks discrimination. Outdated images (D) may mislead.
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Question
12
The clause in a mortgage that allows the lender to call the entire balance due and payable in advance of the fixed payment date is
Rationale
An acceleration clause (A) is correct because it allows the lender to demand full repayment if certain conditions are violated. An escalation clause (B) adjusts payments or prices based on specific conditions, not full balance demands. A pay-off clause (C) is not a standard term in mortgages. A satisfaction clause (D) relates to loan fulfillment documentation, not early repayment demands.
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Question
13
C purchases a property from B in April. In October of the same year, C is assessed $2,000 by the condominium association for a new roof. Who is responsible for the payment of the assessment?
Rationale
<h2>Payment of the assessment for the new roof is pro-rated between B and C.</h2>
In a condominium setting, assessments for common expenses, such as a new roof, are typically allocated based on ownership duration within the assessment period. Since C purchased the property from B in April, both parties share responsibility for the assessment incurred in October, making the payment split proportionally based on their ownership times.
<b>A) B</b>
B is not solely responsible for the payment since the assessment occurred after the property was sold to C. Once C took ownership in April, any subsequent assessments, including the one for the new roof, are also partially the responsibility of C.
<b>B) C</b>
C cannot be solely responsible for the payment as they did not own the property for the entire assessment period. Since the roof assessment was incurred in October and C purchased the property in April, B is also liable for part of the payment due to their previous ownership.
<b>C) split between B and C</b>
While this option suggests that both B and C share the responsibility, it fails to specify that the payment is to be pro-rated. A simple split does not account for the differing lengths of ownership, which is important in determining the exact amounts owed by each party.
<b>D) pro-rated between B and C</b>
This option accurately reflects the situation. The payment for the assessment should be divided based on the time each owner held the property during the assessment period. Since C owned the property for part of the year, the responsibility is shared proportionately, ensuring fairness in the financial obligations.
<b>Conclusion</b>
In this scenario, the assessment for the new roof must be pro-rated between B and C based on their respective ownership periods. B's obligation arises from their ownership prior to the sale, while C holds responsibility for the time after the purchase. This equitable approach ensures that both parties contribute fairly to the cost incurred for a common expense, aligning with condominium association practices.
In a condominium setting, assessments for common expenses, such as a new roof, are typically allocated based on ownership duration within the assessment period. Since C purchased the property from B in April, both parties share responsibility for the assessment incurred in October, making the payment split proportionally based on their ownership times.
<b>A) B</b>
B is not solely responsible for the payment since the assessment occurred after the property was sold to C. Once C took ownership in April, any subsequent assessments, including the one for the new roof, are also partially the responsibility of C.
<b>B) C</b>
C cannot be solely responsible for the payment as they did not own the property for the entire assessment period. Since the roof assessment was incurred in October and C purchased the property in April, B is also liable for part of the payment due to their previous ownership.
<b>C) split between B and C</b>
While this option suggests that both B and C share the responsibility, it fails to specify that the payment is to be pro-rated. A simple split does not account for the differing lengths of ownership, which is important in determining the exact amounts owed by each party.
<b>D) pro-rated between B and C</b>
This option accurately reflects the situation. The payment for the assessment should be divided based on the time each owner held the property during the assessment period. Since C owned the property for part of the year, the responsibility is shared proportionately, ensuring fairness in the financial obligations.
<b>Conclusion</b>
In this scenario, the assessment for the new roof must be pro-rated between B and C based on their respective ownership periods. B's obligation arises from their ownership prior to the sale, while C holds responsibility for the time after the purchase. This equitable approach ensures that both parties contribute fairly to the cost incurred for a common expense, aligning with condominium association practices.
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Question
14
In preparing a seller's net proceeds estimate, which of the following would be considered as a cost to the seller?
Rationale
Commission paid to the broker (B) is correct because it is a direct cost deducted from the seller’s proceeds in a real estate transaction. Anticipated property tax increase (A) is a future expense, not a current cost. Mortgage application fee (C) and mortgage title insurance (D) are typically buyer’s costs, not seller’s.
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Question
15
In Illinois, which of the following must be included when a sponsoring broker markets a listed property on the Internet
Rationale
Listing price (B) is correct because Illinois requires the price to be included in property advertisements to avoid misleading consumers. Lot size (A), geographic location (C), and financing information (D) are not mandatory for internet marketing.
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