SUGGESTED ANSWERS January 2011 1 [c] Dominant tenement 2 [a] Planning authority imposing a height limitation 3 [c] run with the land 4 [a] It confers the right of survivorship 5 [d] All of the above 6 [d] All of the above 7 [a] Redemption 8 [d] All of the above 9 [a] $120,000 10 [b] 5 years 11 [c] Priority over other unregistered interests 12 [d] only answers (a) and (b) are correct 13 Estate in perpetuity 14 [d] All of the above 15 [d] None of the above 16 [c] [i] and [ii] 17 [b] The right of the landlord to gain access to the room to carry out urgent repair 18 [c] The tenant packed up and mail the key back to the landlord 19 [c] A beneficiary 20 [a] Rent review clause 21 [b] The commencement date 22 [d] Only answers (a) and (b) are correct 23 [d] A4 February 2011 24 Inland Revenue Authority of Singapore (IRAS) 25 Syariah 26 Subsidiary Strata Certificate of Titles (SSCT) 27 Uniqueness 28 Encumbrances 29 100% 30 Statutory Land Grant 31 Independent contractor 32 Novation 33 ‘But for’ 34 Severance 35 5 36 Restrictive 37 [b] The prospective buyer or third party against mistakes made by the seller 38 [b] Servient tenement 39 [c] 13 January 2014 40 [a] Unity of survivorship 41 [c] Terrace house 42 [a] White zone (white site) 43 [a] Jason’s wife will inherit the 50% shares 44 [d] All but one unit apartment in a development 45 [b] Reddendum 46 [b] Needs to declare in YA 2010 as the rent was due in 2009 47 [d] A 9-year old hotel on a white site 48 [d] all of the above 49 [d] The rents it can attract 50 [a] a corporeal hereditament 51 [d] illiquidity
1
52 53
[d] No, the 8-year lease he had entered was an illegal contract [a] Mia gives away her property to Nick as a lessee for his lifespan and entitles Olive with reversion interest in fee simple 54 [b] It is the salesperson’s negligent misrepresentation as the salesperson has the duty to check with the building authority 55 [d] David can only grant OTP to Ken if Tom does not exercise his OTP in three days. 56 [c] a restrictive covenant that runs with the land 57 [a] No, a gift is irrevocable and creditors cannot force him to take it back after a year of the gift 58 [b] There is a change from one use class to another use that is not classified in the use classification April 2011 59
Good Class Bungalow (GCB) area
60
Statutory Land Grant
61
leasehold
62
restrictive covenant
63
Development Charge (DC) table of rates
64
Certificate of Title
65
management fund and sinking fund
66
15 years
67
injunction
68
caveat emptor
69
quarterly (Note from 2012: HDB resale data is updated daily)
70
Statutory Declaration (SD)
71
Singapore Civil Defence Force (SCDF)
72
14/01/2011
73
Deposit
74
(a) heterogeneity
75 76
(a) difference between net sale proceeds and original purchase price before signing CSA is negative (c) cluster house
77
(d) All of the above
78
(d) beneficiary interest in a trust
79
(a) fixed term lease
80
(b) own land in equal shares
81
(c) accessory lot
82
(a) A’s land is the dominant tenement, and B’s is the servient tenement
83
(a) Condition
84
(c) 5
85
(d) Unity of Possession
86
(b) Tenancy in common
87
(d) fee simple absolute estate
88
(b) only [ii]
89
(d) all but [i] and [ii]
90 91
(d) Yes, ornamental fixture for domestic purpose and for tenant’s own enjoyment can be removed by tenant without seeking landlord’s permission (c) Assignment
92
(b) Escalation Clause
93
(b) Bob's interest is 0.75% above the interbank lending rate
94
(a) Deed
95
(b) all but [ii]
96
(c) both allow the holder the right to occupy the premises within that 3-year duration
2
97
(d) all of the above
98 99
(a) negligent (a) agent didn't do anything wrong as the principle of caveat emptor applies
100
(d) injunction
101
(a) Estoppels
102 103
(a) B still has to carry out his duties with care and skill even though he is not paid the commission (b) a man and his best friend
104
(c) There are no restrictions for foreigners to own non-residential properties
105
(c) Private condominiums
106
(b) 16% of the price paid for the living quarters
107
(d) $212
108
(c) [ii] and [iv]
109
(d) ICA and MOM
110
(b) Landlord pays; but include the maintenance fees in the rent
111
(d) property tax computed with gross annual value while income tax is computed with NAV
112
(a) residential property contract
113
(a) Reversionary
114
(c) contractual relationship between trustor and trustee
115
(b) condominium zoning
116
(b) transparency
117
(a) Core Central Region
118
(a) fitting is a movable property
119
(c) Licence to use property
120
(a) Yes, there is a duty of care because of the tort of negligence
121
(d) Auctioneer asking for a bid in an auction
122
(c) By implied release through non-user for 12 years
123
(b) Buildings on land that go in accordance with plot ratio
124 125
(b) The seller is only liable if he has given the authority to the salesperson to collect the option fee (a) Les Offices, a 68-storey office complex
126
(a) Withholding of facts
127 128
(c) No, as long as the buyer did not rely on what the salesperson said and buy the property as a result (b) 6 - 8 weeks
129
(b) SC and ≥ 35 years old
130
(c) 30
131
(c) 7 days
132
(b) 10% of the purchase price
133
(b) seller after 1st appointment and before legal completion
134
(a) foreign buyer cannot extend the tenancy
135
(c) 6 months, not renewable
136
(b) lower of purchase price or market valuation
137
(a) divorcee buys the next flat with parents or new spouse without housing grant
138
(d) all of the above
139
(d) all of the above
140
(d) 3 and 9
141
(a) full CPF proceeds and greater of 1/2 cash proceeds or $25K
142
(b) obtain Letter of Offer (LO) from bank
143
(a) 10 days after 1st appointment
3
144
(c) No, plot width is not wide enough
145
(c) Link House
146
(d) pipes serving 2 strata lots
147
(d) $280
148
(c) proximity to residential areas
149
(c) business park
150
(a) market the property before receiving the Temporary Occupation Permit (TOP)
151
(a) 75% and 50%
152
(b) cannot be assigned at all
153
(b) developer can do a sub-sale with the original purchaser paying some fees to the developer
154
(a) progress of construction
155
(b) promotion
156
(d) all of the above
157
(d) sale and purchase of vacant land
158
(a) sale of non-residential property
159
(a) arbitration
160
(c) negligent based and cost inclusive
161
(d) fine not exceeding $25,000 or imprisonment of one year or both
162
(c) 1 month
163
(d) ≥ 21 years old and possess at least three years of sales experience in real estate industry
164
(c) Exclusive Agreement for Lease of residential property by Landlord
165
(d) 3 and 6
166
(b) it is not ok to refer him to a moneylender
167
(d) phone number of the salesperson
168
(b) 2 weeks
169
(d) none of the above
170
(c) $3,000
171
(b) 7 days
172
(a) Not less than 3 members
173
(d) No, there will be strictly no refund
174
(d) 3 and one of them must be the Chairman or Vice Chairman
175
(a) $50 and $230
176
(c) 58
177
(c) Market segmentation
178
(d) Promotion
179
(c) Location of the property
180 181
(b) Product – the tangible property itself, price, place – location of the property, promotion – personal sales and advertising (c) The place needs to have large loading/unloading bay
182
(c) Private residential properties
183
(a) $20,000
184
(d) $50,000 or to imprisonment for a term not exceeding 3 years or to both
185
(d) The registration is valid for three year and the fee is payable annually
186
(a) Yes. He needs to pay $50 for the application and $230 (exclude GST) for the registration
187
(c) 3 months
188
(c) Fixed rack
189
(a) Referral
190
(b) The salesperson is entitled to the commission even though the owner sells the property himself (a) Crossed cheque made in favour of landlord
191
4
192
(c) The members of the Appeal Board are appointed by CEA
193 194
(b) He must sell his private property within 6 months of obtaining the vacant possession of the flat (a) It shows the overall price movements of the public residential market
195
(a) Closed tender
196
(a) Sale by Tender
197
(c) Yes, the listing agent is being unethical and the buying agent is entitled to recover the balance payment from the listing agent May 2011 198
Lifting of Restrictive covenants
199
Free from encumbrances
200
5 years
201
Intestate
202
Rural
203
Easement
204
(i) Burden (ii) Benefit
205
Torrens
206
Consideration or Market valuation
207
Joint Tenancy
208
Immovable properties
209
Foreigners
210
Novation
211
Revocation
212
Temporary Occupation License (TOL)
213
[c] $50,000
214
[d] Developers new home sale data
215
[b] MRT Train
216
[a] Annual General Meeting
217
[d] $404
218
[c] 20 Feb 2015
219
[c] Shop
220
[d] An estate with 20 bungalows
221
[c] MK1 – A10
222
[c] Lots
223
[b] Fixed term
224
[b] Shop house
225
[c] The bungalow must occupy at least 35% of the land area
226
[b] HDB
227
[d] To have ordinary knowledge and skills
228
[a] Bare licence
229
[c] Fixture
230
[d] Basil estate with 20 bungalows
231
[d] WPLN level 5
232
[b] Cold calling
233
[c] One year
234
[a] He needs to seek the consent of the owner
235
[d] Commission amount is negotiable between customers and agents
236
[a] Price index and statistics on HDB website
237
[a] Exclusive good class bungalow areas
238
[a] only KEOs are to comply with the required CPD credit hours
5
239
[a] Inspector
240
[a] negotiation, mediation and arbitration
241
[d] All of the above
242 243
[d] If they want to, estate agents can print their company’s name and logo on the prescribed form [d] All of the above
244
[c] 3 years
245
[b] C9, D9, E9
246
[a] Yes, there is no conflict of interest as the service agreement is not for estate agency work
247
[c] $30,000
248 249
[d] A foreigner owning a restricted property either in Sentosa Cove or main island Singapore must self-occupy the property as own home [b] 3-room flat
250
[d] 9 persons
251
[d] $50,000
252
[b] 90 sq m to 104 sq m
253
[b] 10%
254
[b] Place2lease.com
255
[c] Owners hospitalized for 6 months and thereafter is very healthy
256
[a] Applicants must be at least 62 years old
257
[b] An open work space for one person to process paperwork in standing position
258
[b] the landlord to repossess the premises and extinguish the tenant’s interests
259
[b] lower of purchase price or market valuation
260
[b] stamp duty
261
[d] 45 years
262
[d] Development charge
263
[d] 12 months from the issuing of the Notice of Vacant Possession
264
[b] 35%
July 2011 265 consumption 266 time, title 267 Official assignee 268 Common law 269 collateral 270 Reddendum 271 $500 272 contractual 273 Fair wear and tear 274 Trespasser 275 Breach 276 Free from encumbrances 277 [c] positive easement 278 [a] MK 23 - Lot 99279M 279 [c] One-hour 280 [d] statutory easement 281 [b] A gift of real property may be revocable by the Official Assignee (OA) within two years of the gift if the donor is deemed to have given away the property to avoid creditor’s suit 282 [b] Negligent misrepresentation 283 [c]Wait for Johnny to return to Singapore and seek compensation from him as he had breached a warranty 284 [a] consideration 285 [c] Apply to the Courts for further adjudication
6
286 287 288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306 307 308
309 310 311 312 313 314 315 316 317 318 319 320 321 322 323 324 325 326 327 328 329 330
[b]1 year, resolved automatically [d] bind all successors in title [c] Though his intention was conveyed via electronic means, Simon must still meet all the ingredients of a contract including providing the consideration before the Option lapsed [c] 50% [d] All of the above [d] No, the added structure will enhance the gross floor area (GFA) of the unit and disrupt the share value apportionment in the condo project and will not be approved by the authority [d] Singapore Land Authority (SLA) and land zoned for agricultural uses [d] None of the above [d] No, no action can be brought against any customer if no estate agency agreement had been executed properly [d] There is nothing Tommy could do legally as he had entered into an illegal contract that would have no binding effect on Sonny [a] Right of enjoyment [c] Tenant giving adequate notice to quit before quitting [a] Constructive eviction clause [d] No, Jack’s mother is the sole owner of the house due to the rule of survivorship in a joint tenancy [b] Masterplan [c] Subsidiary strata certificate of title [d] Leasehold estate [b] Yes, the salesperson has made the misrepresentation within the scope of her authority and as such the principle is responsible for it [a] Property sellers are not obligated to disclose any of the default in the house to prospective buyers [a] Three months from TOP, CSC, whichever earlier if the property is still under construction [c] Trustee, beneficiary [d] Both [i] and [ii] are incorrect [c] The seller would have paid the property tax in advance in January every year; and the buyer will pay the equivalent amount of property tax for the rest of the year as a refund to the seller [b] Condominium zoning [?] [b] 50% [d] the application of strategies to resolve incompatible objectives in a positive manner [b] Convince the seller that he should abide by the HDB’s rule or the resale application would be cancelled [b] Seller [c] Customer, salesperson [c] Can be rescheduled [b] Lower of the purchase price or market valuation [a] 24 years [d] $30,000 [d] $8,000 in household income [b] Public tender [a] 60% * Note: in practice, it is often 60% to 70% [a] $20,000 [d] All of the above [a] [i] is correct [b] 130 sq m to 145 sq m [b] Sale by auction [c] Conveyancing account [d] A formal written offer to landlord from the prospective tenant accompanied by a good-faith deposit [b] $240,000
7
331 [c] Loss of $15,000 332 [d] [i] is untrue and [i] is true 333 [a] Property address 334 [b] Both are untrue August 2011 335 Good Class Bungalow 336 Residential Property 337 town subdivisions, mukim 338 7 339 21 340 Council 341 method, degree 342 distributing 343 Tenancy-in-common 344 Novation 345 Statutory Land Grant 346 special relationship 347 easement 348 disclosure 349 subject to contract 350 [a] $105 351 [d] Sell off his flat after meeting the MOP 352 [b] Representation 353 [d] daily 354 [d] All of the above 355 [d] Cluster bungalow 356 [c]Son’s property is insecure, as the Official Assignee may take action to claim the property 357 [b] By 31 January of every year 358 [d] All of the above 359 [a] Can sublet a room in the Studio Apartment 360 [b] possession 361 [a] Sales person is liable for negligent misrepresentation as he has the duty of care to verify height limit with the Master Plan before marketing the property 362 [d] i, ii and iii 363 [c] The tenant must pay all charges due to him even though such charges or fees may not be stated in the tenancy agreement 364 [c] Buyer is dead 365 [b] The tenant must revert the premises to its original condition 366 [d] All of the above 367 [d] PUB sewerage works on private property 368 [a] Invitation to treat 369 [a] The property will be reverted to the developer after 99 years 370 [c] i, iii and iv 371 [d] All of the above 372 [d] lend money to his friend who is in urgent need of money and only when no interest is charged on the loan 373 [b] be a permanent resident and must apply to the Land Dealings (Approval) Unit 374 [d] ‘owner to stay’ clause 375 [d] iii, v and vi 376 [d] It depends on the instruction of the trust deed 377 [c] JTC flatted factory 378 [b] caveat emptor 379 [a] Yes, it is a fitting and can be removed after tenancy 380 [d] personal and therefore removable 381 [d] All of the above
8
382
[b] the option holder or another person who has been nominated by the current option holder can exercise the option on his behalf 383 [d] seller, 30 days 384 [a] Remove the machinery, air-conditioner and production line and return the land and the building to JTC 385 [a] Elastic 386 [c] pass on to subsequent owners as it is a scenic easement nd 387 [b] prospective buyers buying a 2 home with bank financing 388 [a] In the same location and having the same size 389 [c] after the principal has signed 390 [b] 60 391 [b] bona fide purchaser without notice of the claim 392 [c] Commissioner of Buildings under the Building and Construction Authority (BCA) 393 [d] all of the above 394 [a] Sell his executive flat and buy a HDB 5-room flat without seeking the prior approval of the Official Assignee (OA) 395 [b] Alex can have the keys to Alex’s house 396 [d] No, Bernard is not the effective cause of the renewed tenancy 397 [c] positive easement 398 [a] i is correct 399 [d] ii is correct 400 [d] Sub-tenant pays stamp duty based on sub-let rent 401 [b] The seller defaulted on sale contract 402 [c]A & B both have access to the property 403 [d] A cannot block the light to B’s property 404 [d] 3, caveat 405 [b] Yes, an Option is an unilateral contract that binds the seller. The seller’s refusal to return the option fee to Henry would amount to unjust enrichment on the seller’s part September 2011 406 50, 9 407 before value, after value 408 Land Acquisition 409 Syariah law 410 trustor, beneficiary 411 Privity of contract 412 possession, severance 413 hybrid loan 414 Equitable 415 inventory 416 Property price 417 sale proceeds, collateral 418 ? 419 ? 420 ? 421 [b]Purchase price or property’s valuation whichever is the lower [b] Office 422 [d] Movable property 423 [b] The chairs cannot be removed as they are fixtures and essential to the running of the 424 cinema [c] (i), (iii), (iv) are correct 425 [a] Fee simple absolute 426 [b] Not required to pay any statutory rent 427 [a] The developer has the reversionary interest after 60 years 428 [a] The document must be created in a deed and must be registered with SLA 429 [b] Barry owns the property during his lifetime and when he dies Alfred assume the 430 reversionary interest
9
431 432 433 434 435 436 437 438 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 457 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479
[b] No, Mr Ong cannot claim back the property as a gift is irrevocable. [d] Alan has the right to use his neighbour’s driveway to reach his home as it is the only way for him to access his property [a] Singapore Land Authority (SLA) [c] Urban Redevelopment Authority (URA) [d] No, all TOL sites are for a maximum term of 3 years, renewable for another 3 years [a] A company which has at least one member who is a non-citizen [a] Right of support [d] 20 [a] Continuous non user for 20 years [b] No, the new Owner need not recognize Cobber Seng as there was no contract between him and the new Owner [b] A who is the landlord has to ensure that he does not miss the payment of maintenance fee of the condo unit which he has rented out to B. [c] Sharon [d] All the above [d] No, commission is earned when the lease was successfully executed and the demised property properly handed over to the tenant [a] Negligent misrepresentation [a] No, as Paul did not rely on Andy’s statement but has engaged a surveyor to ascertain the correct floor area [a] Notice to quit [a] Tenancy at will [c] Rental payable, security deposit, rent review [b] No, he is allowed to recover his security deposit under the tenancy agreement and the diplomatic clause provides that, as long as he can show documentary proof [c] Rental arrears outstanding and unpaid by the Tenant [d] Goods and Services Tax being payable [a] Sell [a] Title is indefeasible [a] Specific performance [d] All the above [d] Joyce, the buyer, informed the seller’s agent that the sale price of $550,000 must be supported by bank’s valuation [a] Death of tenant [b] No, as Brian cannot be considered as a property trader or property investor [a] Rural survey district [a] A Misrepresentation does not appear in the contract whereas a Condition is a key term of contract [b] Agent cannot avoid both situations [b] Owners refused to accept the highest tender or offer [b] No, the agent is not entitled to commission if the deal is not successfully completed [a] Both buyers are allowed to use his CPF fund towards the purchase [ ? ] Sam Gian notes: vacancy rebate has been abolished [c] Yes, refund of stamp duty is allowed for cancelled transactions in sale and leases, except sub-sale [a] Serviced apartments [d] Registration of interests validate all interests in land [c] Do nothing after securing an exclusive listing [c] Yes, Paul must pay the 7% GST when he pays his rent [b] only (i & iv) [b] A Condominium zone [a] Public tender [c] Tenancy-at-will October 2011 capital gain Certificate of title 64 negligent
10
480 481 482 483 484 485 486 487 488 489 490 491 492 493 494 495 496 497
collateral undischarged one-third fiduciary will week at will waste invitation to treat 18/1/2015 private treaty [a] Satisfactory replies to legal requisitions [b] fall in the supplies of office unit in CBD [a] Only Amy [c] higher standard [b] expect the loan to value quantum at 50% [b] Get approval from relevant authority before proceeding with the work [d] No, the F1 ticket is the additional consideration Sam Gian’s Note: Question unclear about whether the F1 ticket was the original reward for selling the house or the ticket was meant for the additional reward. 498 [d] All of the above 499 [a] satisfactory replies to legal requisitions 500 [b] in a legal mortgage, the right of redemption beyond the contract date is an equitable interest in the land 501 [c] it needs to be registered to make it legal 502 [c] it can establish priority of interests 503 [d] the management charge/fee payable 504 [a] implied terms 505 [a] Yes, because ornamental fixture for domestic purpose and for tenant’s own enjoyment is considered personal property 506 [b] As it is considered ‘addition and alteration’, the owner needs to seek approval from the authorities 507 [b] seller 508 [b] No, LOI is in effect an offer to rent at a certain price and on certain terms; the lease terms are still negotiable at this point 509 [c] Forfeiture of lease 510 NO ANSWER 511 [c] $500 512 [a] Core Central Region (CCR) 513 [c] no MOP required to sell 514 [d] Dick cannot co-broke with one particular pre-determined salesperson but must open up the co-broking arrangement with any salesperson with buyers 515 [b] monthly income, mortgage loan + other debts 516 [a] 30, can 517 [a] supervise S/P but can also work with clients in the selling/buying of property 518 [a] must communicate the decision to the salesperson personally or through writing by the secretary of the Appeal Board 519 [a] 3, 3 520 [a] 70% 521 [c] 8 522 [d] None of the above 523 [a] [i] and [ii] 524 [b] [I] true,[ii] untrue 525 [b] Singapore Mediation Centre November 2011
11
526
fraudulent misrepresentation
527 528 529 530 531 532
Implied an injunction Ministry of Manpower North, North-east, East, West, Central warranty percentage in share / share holding
533 534 535 536 537 538 539 540 541 542 543 544 545 546 547
estate in perpetuity surrendering caveat / five voidable / title approved usage Novation Temporary Occupation License [blank] [a] The same [b] Indivisibility [d] All of the above [a] Core Central Region (CCR) [b] Registered equitable, unregistered legal [c] be reduced by 50% [c] No, this is to prevent my client from being charged penalty payments by the management corporation in the event the tenant defaults in payment [b] he gives up his Singapore permanent resident status or citizenship [c] 14 January 2011 [b] Certificate of Title and Subsidiary Strata Certificate of Title [b] Escalation clause No Answer [a] Mary’s parents will the house to Mary [d] Tenant’s salesperson [c] A house in Sentosa Cove [b] $240,000 [c] Price, personal selling, product [d] ‘All are sold by me’ [d] None of the above [a] Have at least 3 years of working experience as a salesperson [a] 6, 3 [b] Promotion [d] All of the above [b] Undifferentiated products [d] all of the above [c] To delay the legal completion date [d] $4,280 [b] Mediation followed by arbitration [b] [ii], [iii] and [iv] are correct [d] All of the above [b] Henry should not accept and should advise the buyer to look for other salespersons to help with the transaction or advise the buyer to do it himself [d] [i] and [ii] are both incorrect [c] 3-room flat [d] None of the above [d] 0 year [d] Yes, the salesperson’s responsibility is to ensure that all the client’s legitimate requests are met during the transaction January 2012
548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 565 566 567 568 569 570 571 572 573 574 575 576
12
577 578
Goods and Services Tax / property tax / interests on housing loan / fire insurance / leasing of furniture (Pick only one answer) Notice to quit
579
Joint tenancy
580
Caveat
581
31 January
582
fee simple
583
private property price index
584
differential premium
585
Reversion
586
unity of possession
587
intestate succession
588
Novation
589 590
10 terrace house
591 592 593 594 595 596
Estate [d] Breach of warranty [c] cannot do anything as a gift is irrevocable [d] All of the above [a] Tort of negligence [a] ‘Res ipsa loquitur’ which means ‘the thing speaks for itself’ - an inference that the defendant has exclusive control of the situation but was herself negligent. [d] All of the above [d] All of the above [b] Right of support which is attached to land [d] A trustee would have been identified to hold the legal estate in the property for the benefit of the 10-month old baby in the event that the previous interests passed on before the baby reaches legal age [b]Despite the fact that all four unities are present, the mode of holding can still be tenancy-incommon as the ownership of the condo is commercial in nature [b] Beneficial interest which is not registered [b] $210 [Sam Gian notes: with a ratio of 5 is to 3, to find the retail ratio of GST, you will have to multiply $8,000 by 3 and the product $24,000 is to be divided by 8 which is $3,000. To find the GST payable multiply $3,000 by 7% = $210] Sam Gian notes: if the landlord is a non-taxable person, there is no GST payable. [a] The buyer does not exercise the option to purchase [b] Privity of contract [c] 3 years [a] High transaction volume and customer sentiments are low [c] 20 [b] No, under current law, restrictive covenants created at common law will be extinguished automatically after the expiration of 20 years from the date of its creation [d] covenants [b] 5 [b] $54,600 [b] 25 [d] $1.707 million [d] 8 December 2011 [b] He has to pay ABSD on the third apartment and thereafter each and every apartment he subsequently purchased [b] No, Mr Tan was not induced by any material statements said by Joe that were untrue [c] Forklifts [c] 8 [b] 10 pm - 9 am
597 598 599 600
601 602 603
604 605 606 607 608 609 610 611 612 613 614 615 616 617 618 619 620
st
13
621 622 623 624 625 626
[c] mediation then arbitration [d] the arbitration centre is decided by the client [a] $44 - $75 [b] $123 - $165 [b] prevailing market rate at the point of announcement [a] relocate to a new flat at the designated site or in other towns/estate under the public sales schemes 627 [a] Singaporean flat owners 628 [d] None of the above 629 [c] Professional ethics 630 [d] None of the above 631 [a] Only (i) is correct 632 [c] Distribution channels, i.e. the place where customers can be found and the listings can be sold 633 [b] Focused Marketing, Differentiated, Defined group of customers 634 [a] buy a seller’s unit and disclose to the seller about the purchase 635 [d] All of the above 636 [c] Referral 637 [b] 4 638 [d] $75,000 639 [c] Original selling price based on the remaining lease 640 [b] Attention, Intention, Desire and Action 641 [a] 1 room flat 642 [c] 5 years 643 [a] 1 week 644 [c] Asking price : $500,000 or nearest offer 645 [b] 2-room, 3-room 646 [d] all of the above February 2012 647 Singapore Land Authority (SLA) 648 Checkpoints 649 severance 650 Mukim 651 Subsidiary Strata Certificate of Title 652 mortgagee 653 foreseeable 654 novation 655 Official Assignee 656 storey height 657 Registry of Deeds 658 fiduciary 659 equitable 660 Urban Redevelopment Authority (URA) 661 Master Plan 662 [d] All of the above 663 [d] Property tax rate of 0%-16% is applicable to self-occupying owner 664 [d] Undischarge bankrupts cannot sell their executive condominium (EC) but can own a 5-room flat without first obtaining the consent of the Official Assignee (OA) 665 [c] 150 sq m of Gross Floor Area (GFA) 666 [c] a three-storey terrace house in a cluster housing project 667 [c] No, the exclusive agency agreement is considered null and void due to the principal’s diminished decision-making capacity 668 [b] Hand over the cash directly to the seller 669 [a] 15 670 [b] Through application to the relevant land planning authority
14
671 672 673 674 675
[d] All of the above [b] Jessica [d] All of the above [a] A private condo which its owner has already occupied for more than 5 years [a] John is to pay the Seller’s Stamp Duty (SSD) for $1 million; while Jimmy is to pay buyer’s stamp duty on the purchase price of $1 million 676 [c] Common law, statute law, principle of equity 677 [a] Right of redemption 678 [a] [i] is correct and [ii] is incorrect 679 [c] No, a promise of future gains does not constitute misrepresentation 680 [c] Both answers are incorrect 681 [b] 10 682 [a] No, stamp duty is charged on transfer of ownership but not breaking of joint tenancy March 2012 683 tenant-in-common 684 zero 685 Management corporation (MC) 686 diplomatic 687 rescission 688 quarterly 689 possession 690 Cash-over-valuation 691 Assignment of Lease 692 foreign workers’ dormitory 693 breach of contract / repudiation of contract 694 [c] $488,600 695 [c] A foreigner buying his first residential property in Singapore 696 [c] Statutory law or legislation 697 [d] Both are incorrect 698 [c] Moose head hung on the wall of a rented house 699 [b] The minimum plot size of bungalow is 1,400 m2 in GCB areas but 400 m2 in other landed housing areas 700 [c] Principal repayment on mortgage amount and penalties for late payment 701 [a] licence 702 [c] warehouse 703 [a] 12 months 704 [a] 30% 705 [c] $5,000 April 2012 706 Legal, signed 707 covenant 708 redemption 709 demand 710 fiduciary 711 positive, negative 712 lot number 713 annual value 714 and, air-space 715 strata 716 perpetuity 717 Torrens 718 licence 719 Novation 720 testation 721 [d] all of the above
15
722 723 724 725 726 727 728 729 730 731 732 733 734 735 736 737 738 739 740 741 742 743 744 745 746 747 748 749 750 751 752 753 754 755 756 757 758 759 760 761 762 763 764 765 766 767 768 769 770
[c] Option (a) and (b) are not possible and he can only wait for the next updated Master Plan 2013 to see if the land will be rezoned [c] (a) and (b) [a] There must be a forfeiture clause in the tenancy agreement if landlord were to forfeit the lease [b] $55 [c] One-third [c] 5 years [b] Word of severance [b] Equitable mortgage as Mr Albert is not yet the legal owner of the condo until the transaction is legally completed in 3 to 3-and-a-half years later [d] None of the above [d] Promotion [d] Promotion [b] Personal contacts [d] Open listing [b] 36 storey [b] She must endorse the resale application [a] Any amount up to 10% of the agreed sale price [c] $20,608 [c] His age of withdrawal plus remaining lease of leasehold property must not be below 90 years [a] $300,000 [a] $1,500 May 2012 Singapore Land Authority (SLA) buyer beware Goods & Services Gross Floor Area strata residential increase property price index quit collective sale implied covenants order care novation gift [c] One-third [d] statutory easement [b] surrendering of lease [a] Quiet enjoyment [a] Seats in the cinema [c] immobility [b] $950,000 @ 12% [d] Joint tenancy [b] $98 [b] Raise income ceiling for application of BTO flats [d] a condominium project with low-rise apartments and strata-titled semi-detached houses in it [b] Security service [d] Answers (a) and (c) are correct [c] Ann pays the Seller’s Stamp Duty based on $900,000 and Betty pays buyer’s stamp duty based on $900,000
16
771 772
[c] Property title [c] No, property tax refunds are for investment properties that cannot find tenants; properties for sale are not eligible [Sam notes: vacancy refund has been abolished since 2014] 773 [d] Answer (a) and (b) are correct 774 [d] Promotion 775 [d] 4 CPD hours 776 [d] Specialised marketing skills 777 [d] No, as long as the salesperson did not mislead the customer into believing that it was a standard commission rate and that the customer agrees without being coerced or deceived 778 [a] Alan rents out one room in his flat and notifies HDB the next day 779 [c] An owner of an executive condominium unit 780 [b] A private residential property 781 [d] All of the above 782 [b] 5 783 [c] Bee will lose $5,200 after considering the outstanding loan, CPF refund, seller’s stamp duty at 12% of the sale price and other costs, if the sale price is $1.68 million June 2012 784 Intestate 785 encumbrances 786 Perpetuity 787 landlord 788 emptor 789 estate 790 Right of exclusivity 791 Foreclosure 792 Torrens 793 Intention 794 Negligence 795 HDB 796 Immigration & Checkpoint Authority (ICA) 797 Syariah 798 Net Annual Value 799 [c] reversionary interest; future interest 800 [a] Cleaning service 801 [c] It is an accessory lot that can be detached and sold separately from its apartment unit 802 [b] No, agreements made in a domestic situation among family members are always deemed not to be legally binding among them 803 [a] It has limited effectiveness 804 [d] All of the above 805 [c] Short-term supply inelasticity 806 [b] The flat owner enjoys a leasehold estate of the flat for 99 years with no interest in land 807 [b] There is nothing the prospective tenant can do as the Letter of Intent is understood to be ‘subject to contract’ and as such there was no acceptance from the landlord 808 [c] The landlord may sue Tom for breach of covenant and may also forfeit the lease because Tom remains liable in contract to the landlord even after an assignment 809 [c] exercise reasonable care to sell the property at the highest and best price 810 [c] No, because Ah Bee’s negligent misrepresentation did not induce Andy to enter the contract 811 [c] Detached houses and semi-detached houses, as well as strata bungalows and strata-titled semi-detached houses 812 [b] To safeguard self-interest or [c] To prevent third parties from being misled by the salesperson 813 [a] Together with resale application and on 1st appointment 814 [c] 7 days; 4 weeks 815 [b] Resale HDB only or [c] private residential condominium only 816 [b] $6,000 817 [c] Citizenship, age, family nucleus and special conditions
17
818 [b] $1,000 819 [a] printing of the RES display card 820 [a] crossed cheque with payee’s name clearly written 821 [a] No dual representation, no conflict of interest 822 [b] Letter of Intent 823 [b] 100% 824 [d] 25% July 2012 825 interests in land 826 title 827 fiduciary 828 collateral 829 Right of way 830 test of annexation 831 mortgagor 832 Additional Buyer's Stamp duty 833 subject to contract 834 property tax 835 intention to create legal relationship 836 [d] Have the shop owner pay the difference of the two Annual Value and backdate the payment to 2005 837 [b] Real property is attached to land while personal property is not 838 [a] immovable 839 [c] Unit shares and floor areas 840 [d] The en suite bathroom of the master bedroom became a common toilet 841 [c] $154,700 (Sam notes: 65% of the shophouse is zoned non-residential, i.e. $2,210,000 X 7% = $154,700. If the second floor is an approved dwelling unit, then there is no GST payable) 842 [c] stop paying the mortgage as the court will treat promises made among family members as not intended to create legal relationship 843 [d] The contract price is binding on both party and since both parties are equally at fault the court will not intervene and the party holding on to the benefit will continue to do so. 844 [d] All of the above 845 [d] all of the above 846 [b] tort of waste and the tenant is liable to be sued by the landlord in a Singapore court for breach of the duty of care 847 [c] exercise reasonable care to sell the property at the highest and best price 848 [d] Yes, whether Benny learned the truth later or the statement became false later, he is obligated to amend the original statement 849 [c] She will sue the salesperson for negligent misrepresentation and seek damages 850 [c] tapping on the source of water in an adjacent land 851 [c] Buyers and sellers have limited information about the market 852 [c] express grant 853 [c] The deceased's shares are automatically transferred to the remaining two joint tenants and they remain as joint tenants 854 [b] Principal and agent 855 [d] Subsidiary certificate of title 856 [c] Insofar as the seller accepts the new arrangement and did not void the contract the deal is good 857 [d] Tenancy-at-will 858 [d] Only [a] and [b] are correct 859 [d] Z has a lease with X for 1 year 860 [b] 3 months from date of issue of TOP or CSC of the next restricted property, whichever is earlier 861 [a] 2 years 862 [a] must dispose of his private property within 30 months before he can apply for a new flat 863 [c] A foreigner
18
864 865 866 867 868 869 870 871 872 873 874
[d] $60,000 [c] Novation [a] No dual representation and no conflict of interest [a] Sale by tender [b] 10% [b] Sale by tender [c] salespersons shall advertise the use of the property as approved by URA [b] Estate Agent should investigate within 14 days [b] DBSS, EC, HDB resale flat [d] $70,000 [d] Can, but both must be unmarried siblings meeting the age, income and nationality requirements August 2012 875 charge 876 covenant 877 redemption 878 annexation 879 fiduciary 880 property right 881 lot number 882 Temporary Occupation Licence 883 land, air-space 884 collateral 885 perpetuity 886 fair wear and tear 887 licence 888 Novation 889 testation 890 [b] restitution 891 [c] Liquidated damages 892 [c] Specific performance & injunction 893 [c] (a) and (b) 894 [b] employment 895 [a] Someone who will be the beneficiary of his estate 896 [c] 5 years 897 [b] Word of severance 898 [c] 70 899 [d] All of the above 900 [b] 10 apartments units but there is no stipulation of the size of each unit September 2012 901 minor repair 902 condition 903 Perpetuity 904 decorative / decoration 905 three tier 906 plot 907 fixed term 908 words of severance 909 fit-and-proper 910 frustration 911 duty of care 912 caveat 913 due diligence 914 seven (7) / Singapore Land 915 income / capital gain
19
916 917 918 919 920 921 922 923 924 925 926 927 928
[d] Answer (b) and (c) are correct [b] $7,476.66 + $523.4 = $8,000 [b] Liquid investment [c] 17 [b] His married children [c] [i] and [ii] are correct [c] No, this is a one-off transaction [a] [i] is correct; [ii] is incorrect [a] sell his share to anyone without the consent of Tom and Dick [c] 1 years; not allowed [d] 5 years [a] [i] is correct; [ii] is incorrect [b] need not … … / they are advised by HDB to go through the checklist to ensure that they are aware of the key resale policies and procedures 929 [d] Commission rate or amount is negotiable between real estate salespersons and their principals 930 [c] [i], [ii] & [iii] 931 [c] Both [i] and [ii] are correct 932 [b] No, but the purchaser can demand that the developer make good the damage within 30 days of the notice of demand 933 [d] 45 years Sam notes: The formula is the buyer’s age and the lease period must add up to 80 or greater. (E.g. a buyer is 55 years old and he is allowed to withdraw his CPF savings to purchase a leasehold property with lease period of 35 years because 55 + 35 = 90) 934 [a] 10 years Sam notes: The maximum loan term is 30 years or 65 years less the buyer’s age (or average age if there are two or more borrowers), whichever is the shorter. 935 [c] The commercial property developer needs only obtain Building Plan approval in order to market the units before obtaining the Temporary Occupation Permit (TOP) 936 [b] $6,000 937 [a] crossed cheque with account payee’s name clearly written 938 [a] No dual representation, no conflict of interest 939 [b] 100% 940 [b] Repackaging 941 [b] No, an auctioneer does not carry out estate agency work 942 [a] within 3 weeks after receipt of the assignee’s notice 943 [b] Up to $200 for developer’s administrative fees and up to $400 in cost for developer’s solicitor 944 [d] 12; application period 945 [b] 2; 4 946 [b] 25% October 2012 947 immigration 948 estate in land 949 fiduciary duty 950 height limit 951 estate 952 injunction 953 possession 954 terms 955 real 956 consideration 957 legal 958 obligation 959 transact 960 proprietor 961 Management Corporation
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962 963 964 965 966 967
[b] Increasing supply of land through government land sale program [c] $63.00 every month [d] Waste [c] Elect the Sale Committee [b] Tenancy in common in unequal shares [a] Yes, a gift of immovable property is irrevocable and the next-of-kin Susan will be the sole owner of the house 968 [d] Capability for improvements 969 [b] claim breach of ‘quiet enjoyment’ covenant 970 [c] All but one unit in a condominium project 971 [d] No, because paying rent by the tenant and carrying out repairs by the landlord are two independent covenants 972 [a] Chattels 973 [d] All of the above 974 [b] Doctrine of estate in land 975 [b] Collateral 976 [d] duty of care 977 [b] Zoning 978 [b] The joint tenancy will be severed as Jason’s share will be vested in the OA 979 [b] Tenant in common 980 [c] Car porch in the house 981 [c] The full sum of the sale proceed shall be in one cheque payable in both names 982 [b] All residential properties and non-residential properties with partial residential use, such as a shop-house 983 [a] Seller’s lawyer in his conveyancing or CVY account 984 [b] Fair wear and tear November 2012 985 between buyer and seller 986 legal document 987 consumption 988 an ‘invitation to treat’ 989 interest in land 990 investment / rental 991 common law 992 Mukim 993 consideration 994 one-third 995 trade 996 tenure 997 enjoyment 998 contract 999 price index 1000 [d] Central Region 1001 [b] Liquidity and divisibility 1002 [d] Seller, within 1 month 1003 [d] easement 1004 [b] 12% of selling price of the shophouse excluding ground level 1005 [d] 10 1006 [d] Serviced apartments 1007 [b] Subsidiary Strata Certificate of Title 1008 [c] allow landlord to enter house to see state of repair 1009 [b] enjoyment 1010 [d] repairs to make the property habitable 1011 [b] A real estate salesperson told a prospective buyer that the property is at the ‘hot spot’ and will have no problem finding tenants
21
1012 1013 1014 1015 1016 1017 1018 1019 1020 1021 1022 1023 1024 1025 1026 1027 1028 1029 1030 1031 1032 1033 1034 1035 1036 1037 1038 1039 1040 1041 1042 1043 1044 1045 1046 1047 1048 1049 1050 1051 1052 1053 1054 1055 1056 1057 1058 1059 1060 1061 1062
[d] [i] is correct but [ii] is incorrect [c] Singaporean bankrupt wants to buy HDB executive apartment [d] All are incorrect [d] Moderate effect as the liquidity situation will create the inflation and wealth effect which will continue to fuel property prices [b] No, because Unit B has its own source of energy [c] Implied release [c] 7 [b] Heterogeneity [b] [i] ratification; [ii] equity will recognise the agency relationship [d] There is nothing the tenant can do as the situation was at best ‘subject to contract’ [b] When the lease has a provision for reconstruction after a loss, the new landlord can invoke the right [c] Novation [b] Wait out for the 14-day option period [b] Rescind the contract and sell the property to the buyer who offered a higher price [c] Tenancy at will [b] The owner-occupier concession will still be applicable to Freddy [b] Reasonable list price, agency with big international branding, with personal invites only [b] A house with a big kitchen and dining area [a] Represent only Xing and inform Ying that she can only protect Xing interest as a friend [d] $112,600 [b] Send out individual invites [a] Only [i] Building and Construction Authority (BCA) [d] When developer issues Sale and Purchase Agreement [b] $7,490 [c] Only [iv] [d] $125,600, being 20% down-payment plus stamp duty less $30,000 CPF savings [d] A real estate salesperson who misrepresented the floor area of a condo for sale [b] with big kitchen and large dining area [c] One salesperson represent an absentee landlord and the tenant [b] Max no of dwelling units based on GFA allowable in the gross plot ratio over a denominator of 70 sq m [a] Threat [a] Strength and weakness [c] Decline taking the appointment citing conflict of interest [b] Two year after the date of result [a] Local media interview [b] Cannot exceed 35 years or beyond the borrower’s retirement age of 65 years old; 60% [c] [ii], [iii], [iv] [b] It is an accessory lot that can be sold separately [a] 7 days after sublet January 2013 vacant possession Tort temporary occupation licence void encumbrances security deposit interest consideration of residential legal enquiries / plans acceptance binding
22
1063 heterogeneity 1064 due diligence 1065 legal interest 1066 [d] Transaction amount is more than $10 million 1067 [b] Increase is 209.9-208.3 / 208.3 1068 [c] No. Though the seller may be bound by an Agency by Estoppel at this juncture, he is not bound to sell the property as there is still room for price negotiation 1069 [b] The wine shelf is a fixture; and the wines are fitting 1070 [a] He can remove the shelf and the wines on expiry of tenancy as they are placed there by him for his own enjoyment 1071 [a] $720 1072 [b] $480 for the HDB flat; $2,400 for the condo 1073 [d] His tax on income from rent will be calculated at Y less X less (Z X 10%) 1074 [b] [i] and [ii] 1075 [a] it's one of the 59 private property 1076 [b] Tenancy-in-common 1077 [b] Hotel 1078 [c] Yes. This is because ownership of real estate includes mineral rights, plants and underground water etc. 1079 [d] Adam: (ii) and (iii), Alan: (i), (ii) and (iii) 1080 [a] Heterogeneity 1081 [c] No. The buyer will still complete the sale, albeit by a slight delay 1082 [b] 862 1083 [c] Make an agreement with Oxley that the property will be passed on to their children 1084 [a] Only (i) is correct 1085 [a] Urban Redevelopment Authority 1086 [c] Allowing neighbour B's plant to creep over the wall to house owner A's property 1087 [c] Negligent misrepresentation 1088 [a] The Real Estate Salesperson has breached her warranty of trust with the buyer and is thus at fault 1089 [d] Yes, Andy’s instruction is binding and Ben should be the beneficiary 1090 [d] Renovation costs will be divided 2:1:1 1091 [d] Submit for waiver in Jan 2011, submit again in Jan 2012, and again in March 2013 1092 [c] The IRAS may foreclose the property and auction it off to recover the property tax in arrear 1093 [b] 14 Jan 2011 1094 [c] Grant of Probate 1095 [c] Right of exclusive possession 1096 [c] Negligent misrepresentation 1097 [c] Yes. The agent should’ve explained the usage of SOHO to the customer before he bought it 1098 [a] construction workers from PRC China 1099 [c] Non Malaysian PR buys from Malaysian PR 1100 [b] Advertisement on paper 1101 [c] Newspaper 1102 [d] Security deposit for private rental apartments 1103 [a] To ensure the buyer can buy the property 1104 [d] all of the above 1105 [c] prepared by the prospective tenant and submitted to the landlord and it is subject to contract 1106 [d] it has a better facing and unobstructed view 1107 [a] near pubs, clubs and nightspots. 1108 [a] he will get the salesperson’s full commitment in selling his property 1109 [c] 10 pm to 9 am 1110 [c] Mediation and arbitration 1111 [b] Demand that the developer build the wall 1112 [a] Auction 1113 [d] Proceed to negotiate with bidders with an attempt to sell the property via ‘sale by private
23
1114 1115 1116 1117 1118 1119 1120 1121 1122
1123 1124 1125 1126 1127 1128 1129 1130 1131 1132 1133 1134 1135 1136 1137 1138 1139 1140 1141 1142 1143 1144 1145 1146 1147 1148 1149 1150
treaty’ [c] place [a] Open tender [d] No they cannot rent out [b] referrals from existing clients March 2013 real estate title (or title deed) Quarter (or three month) Integrated Land Information System or INLIS Licensee [d] All are permissive waste Sam notes: Voluntary waste, is an intentional act done to any structural of a property that cause its value to decline or an intentional act to deplete the resources of a real estate. Permissive waste is the failure to maintain the demised premises physically or financially. [c] Engage a lawyer; apply for grant of probate; apply to HDB to transfer the flat to the beneficiary [d] None of the above [a] He will be sued by the developer [c] Yes, the gift may be voidable by the Official Assignee is he is of the opinion that Mr So had earlier done so to avoid creditor’s claim [d] Diplomatic clause [c] House A will enjoy the easement of support over house B [b] www.inlis.gov.sg [b] He would earn $11,000 [b] Mark said the unit will be sold with tenancy. Buyer purchased. Buyer is still unable to rent his unit. [a] 89 [d] Lease title [c] Transfer to Tom, mortgage to UV Bank [b] [iii] only [b] Subletting [b] 2 [b] The income criteria for BTO flats is raised [a] Buyers and sellers can't control the price in the market [d] [i] and [iv] [a] Decline [b] Buyer’s stamp duty with ABSD of 5% [a] If the break is longer than 2 year, he will need to re-attend the RES course and RES exam [b] Danny and his unmarried siblings [a] $8,000 [a] The developer will refund 75% of the option fee within 4 weeks [c] Mr X should write to the developer to object to the shifting of the BBQ pit and wait for the developer’s reply within 21 days [c] Mr B is considered a tenant-at-sufferance as he was originally a legal tenant but now owed rent to the landlord [d] All of the above answers are correct [b] National Environment Agency (NEA)
24
