A property owner has decided to do some landscaping work on his yard. He has planted a tree surrounded by some flowering shrubs. The tree and shrubs are an example of: a. encroachments b. improvements c. surface rights d. emblements - CORRECT ANSWER B A property owner has a waterfront lot on a stream. He has the right to use the water from the stream. What is this right called? a. riparian b. littoral c. appropriative d. appropriation - CORRECT ANSWER A A tenant is aware that his lease will expire at the end of the month. He has begun to disassemble his display cabinets and shelves. Which of the following statements about this is true? a. he cannot take them without first obtaining written permission from the landlord b. if the landlord wants them, he can pay the tenant and the tenant must leave them c. the tenant can take these as they are trade fixtures d. he must disclose to the landlord that he plans to take them - CORRECT ANSWER C A seller is attending the closing on his property. The title company has discovered an unsatisfied M&M lien on the property. Which of the following is the most likely reason for the lien? a. a workman on the property left tools behind b. unpaid personal property taxes c. plumbing work that was completed but never paid for d. a judgment - CORRECT ANSWER C A listing agent went to inspect a seller's property hoping to list it for sale. The seller told the listing agent that his neighbor's satellite dish trespasses on his property. This is an example of: a. annexation b. encroachment c. appurtenance d. license - CORRECT ANSWER B A father gives his son a life estate on a property. The son leases the property. The tenant dies. What happens to the property? a. it reverts to the father b. it goes to the remainderman c. it goes back to the son until he dies d. it goes to the son's heirs - CORRECT ANSWER C A man leaves his second wife a life estate in their home after which the property goes to his children from his first marriage. The children: a. are remaindermen b. have fee simple determinable c. have a life estate d. have a dominant interest in the property - CORRECT ANSWER A Which of the following statements about an easement is true? a. an easement is a benefit to the servient property owner b. an easement is an encroachment c. an easement is a benefit to the dominant property owner d. an easement in gross belongs to or passes with the land - CORRECT ANSWER C P, Q and R are joint tenants. P wants to sell the property, but Q and R do not. What can P do? a. file an injunction against the other owners b. seek a writ of execution c. file a suit for partition d. get a release - CORRECT ANSWER C A, B and C are joint tenants. C dies. B sells his share to D. What type of ownership do A and D have? a. joint tenants b. tenants by the entirety c. tenants in common d. tenants in severalty - CORRECT ANSWER C Under what right can the government change property use from commercial to residential only? a. Police Power b. Eminent Domain c. Taxation d. Escheat - CORRECT ANSWER A Ownership of the common areas of condominiums is most likely to be: a. joint tenancy b. tenancy by the entirety c. tenancy in common d. sole ownership - CORRECT ANSWER C What should a buyer do to ensure that he is getting the best title to real property? a. get an attorney's opinion of title b. get title insurance c. get a special warranty deed d. get a general warranty deed - CORRECT ANSWER D Which covenant in a deed guarantees that the owners will not suffer or be disturbed by any claims on the property? a. the covenant of seizen b. the covenant against encumbrances c. the covenant of quiet enjoyment d. the covenant of warranty forever - CORRECT ANSWER C Excess money at a foreclosure sale goes to: a. the borrower b. the lender c. the courts d. the trustee - CORRECT ANSWER A After defaulting on a real estate loan, a borrower is able to pay off the loan prior to the foreclosure sale. This is called: a. right of first refusal b. right of redemption c. deed in lieu of foreclosure d. an equitable estate - CORRECT ANSWER B The required distance between buildings and a federally protected endangered species wetlands is an example of: a. space determined by deed restrictions b. Condemnation c. a buffer zone d. space determined by zoning - CORRECT ANSWER C A couple purchased a condominium. The complex has an exercise room for all residents. The couple does not use the exercise room and does not want to pay the monthly fee for the use of the facility. What can they do to avoid this fee? a. they can deduct the appropriate amount from their monthly condo fees