(1) part i - answer pdf
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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 above6 [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 seller38 [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 above49 [d] The rents it can attract
50 [a] a corporeal hereditament
51 [d] illiquidity
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52 [d] No, the 8-year lease he had entered was an illegal contract
53 [a] Mia gives away her property to Nick as a lessee for his lifespan and entitles Olive withreversion interest in fee simple
54 [b] It is the salesperson’s negligent misrepresentation as the salesperson has the duty to checkwith 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 gift58 [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 (a) difference between net sale proceeds and original purchase price before signing CSA isnegative
76 (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 (d) Yes, ornamental fixture for domestic purpose and for tenant’s own enjoyment can beremoved by tenant without seeking landlord’s permission
91 (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
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97 (d) all of the above
98 (a) negligent
99 (a) agent didn't do anything wrong as the principle of caveat emptor applies
100 (d) injunction
101 (a) Estoppels
102 (a) B still has to carry out his duties with care and skill even though he is not paid thecommission
103 (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 years123 (b) Buildings on land that go in accordance with plot ratio
124 (b) The seller is only liable if he has given the authority to the salesperson to collect the optionfee
125 (a) Les Offices, a 68-storey office complex
126 (a) Withholding of facts
127 (c) No, as long as the buyer did not rely on what the salesperson said and buy the property asa result
128 (b) 6 - 8 weeks
129 (b) SC and ! 35 years old
130 (c) 30
131 (c) 7 days132 (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
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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 inclusive161 (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) $3,000171 (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 (b) Product – the tangible property itself, price, place – location of the property, promotion –personal sales and advertising
181 (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) Referral190 (b) The salesperson is entitled to the commission even though the owner sells the property
himself
191 (a) Crossed cheque made in favour of landlord
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192 (c) The members of the Appeal Board are appointed by CEA
193 (b) He must sell his private property within 6 months of obtaining the vacant possession of theflat
194 (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 thebalance 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
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239 [a] Inspector
240 [a] negotiation, mediation and arbitration
241 [d] All of the above
242 [d] If they want to, estate agents can print their company’s name and logo on the prescribedform
243 [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 [d] A foreigner owning a restricted property either in Sentosa Cove or main island Singaporemust self-occupy the property as own home
249 [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 thegift 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 breacheda warranty
284 [a] consideration
285 [c] Apply to the Courts for further adjudication
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286 [b]1 year, resolved automatically
287 [d] bind all successors in title
288 [c] Though his intention was conveyed via electronic means, Simon must still meet all theingredients of a contract including providing the consideration before the Option lapsed
289 [c] 50%
290 [d] All of the above
291 [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 292 [d] Singapore Land Authority (SLA) and land zoned for agricultural uses
293 [d] None of the above
294 [d] No, no action can be brought against any customer if no estate agency agreement had beenexecuted properly
295 [d] There is nothing Tommy could do legally as he had entered into an illegal contract thatwould have no binding effect on Sonny
296 [a] Right of enjoyment
297 [c] Tenant giving adequate notice to quit before quitting
298 [a] Constructive eviction clause
299 [d] No, Jack’s mother is the sole owner of the house due to the rule of survivorship in a jointtenancy
300 [b] Masterplan
301 [c] Subsidiary strata certificate of title
302 [d] Leasehold estate
303 [b] Yes, the salesperson has made the misrepresentation within the scope of her authority andas such the principle is responsible for it
304 [a] Property sellers are not obligated to disclose any of the default in the house to prospectivebuyers
305 [a] Three months from TOP, CSC, whichever earlier if the property is still under construction
306 [c] Trustee, beneficiary
307 [d] Both [i] and [ii] are incorrect
308 [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 theseller
309 [b] Condominium zoning
310 [ ? ]
311 [b] 50%
312 [d] the application of strategies to resolve incompatible objectives in a positive manner
313 [b] Convince the seller that he should abide by the HDB’s rule or the resale application wouldbe cancelled
314 [b] Seller
315 [c] Customer, salesperson
316 [c] Can be rescheduled
317 [b] Lower of the purchase price or market valuation 318 [a] 24 years
319 [d] $30,000
320 [d] $8,000 in household income
321 [b] Public tender
322 [a] 60% * Note: in practice, it is often 60% to 70%
323 [a] $20,000
324 [d] All of the above
325 [a] [i] is correct
326 [b] 130 sq m to 145 sq m
327 [b] Sale by auction
328 [c] Conveyancing account 329 [d] A formal written offer to landlord from the prospective tenant accompanied by a good-faith
deposit
330 [b] $240,000
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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, mukim338 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 disclosure349 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 Apartment360 [b] possession
361 [a] Sales person is liable for negligent misrepresentation as he has the duty of care to verifyheight 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 bestated 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 treat369 [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 ischarged 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 emptor379 [a] Yes, it is a fitting and can be removed after tenancy
380 [d] personal and therefore removable
381 [d] All of the above
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382 [b] the option holder or another person who has been nominated by the current option holdercan 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 thebuilding to JTC
385 [a] Elastic
386 [c] pass on to subsequent owners as it is a scenic easement
387 [b] prospective buyers buying a 2nd
home with bank financing388 [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 theOfficial 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 easement398 [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 theoption fee to Henry would amount to unjust enrichment on the seller’s part
September 2011
406 50, 9407 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
422 [b] Office
423 [d] Movable property
424 [b] The chairs cannot be removed as they are fixtures and essential to the running of thecinema
425 [c] (i), (iii), (iv) are correct
426 [a] Fee simple absolute
427 [b] Not required to pay any statutory rent
428 [a] The developer has the reversionary interest after 60 years429 [a] The document must be created in a deed and must be registered with SLA
430 [b] Barry owns the property during his lifetime and when he dies Alfred assume thereversionary interest
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431 [b] No, Mr Ong cannot claim back the property as a gift is irrevocable.
432 [d] Alan has the right to use his neighbour’s driveway to reach his home as it is the only wayfor him to access his property
433 [a] Singapore Land Authority (SLA)
434 [c] Urban Redevelopment Authority (URA)
435 [d] No, all TOL sites are for a maximum term of 3 years, renewable for another 3 years
436 [a] A company which has at least one member who is a non-citizen
437[a] Right of support
438 [d] 20
439 [a] Continuous non user for 20 years
440 [b] No, the new Owner need not recognize Cobber Seng as there was no contract betweenhim and the new Owner
441 [b] A who is the landlord has to ensure that he does not miss the payment of maintenance feeof the condo unit which he has rented out to B.
442 [c] Sharon
443 [d] All the above
444 [d] No, commission is earned when the lease was successfully executed and the demisedproperty properly handed over to the tenant
445 [a] Negligent misrepresentation
446 [a] No, as Paul did not rely on Andy’s statement but has engaged a surveyor to ascertain thecorrect floor area
447 [a] Notice to quit
448 [a] Tenancy at will
449 [c] Rental payable, security deposit, rent review
450 [b] No, he is allowed to recover his security deposit under the tenancy agreement and thediplomatic clause provides that, as long as he can show documentary proof
451 [c] Rental arrears outstanding and unpaid by the Tenant
452 [d] Goods and Services Tax being payable
453 [a] Sell
454 [a] Title is indefeasible
455 [a] Specific performance
456 [d] All the above
457 [d] Joyce, the buyer, informed the seller’s agent that the sale price of $550,000 must besupported by bank’s valuation
458 [a] Death of tenant
459 [b] No, as Brian cannot be considered as a property trader or property investor
460 [a] Rural survey district
461 [a] A Misrepresentation does not appear in the contract whereas a Condition is a key term ofcontract
462 [b] Agent cannot avoid both situations
463 [b] Owners refused to accept the highest tender or offer
464 [b] No, the agent is not entitled to commission if the deal is not successfully completed
465 [a] Both buyers are allowed to use his CPF fund towards the purchase
466 [ ? ] Sam Gian notes: vacancy rebate has been abolished
467 [c] Yes, refund of stamp duty is allowed for cancelled transactions in sale and leases, exceptsub-sale
468 [a] Serviced apartments
469 [d] Registration of interests validate all interests in land
470 [c] Do nothing after securing an exclusive listing
471 [c] Yes, Paul must pay the 7% GST when he pays his rent
472 [b] only (i & iv)
473 [b] A Condominium zone
474 [a] Public tender
475 [c] Tenancy-at-will
October 2011
476 capital gain477 Certificate of title
478 64
479 negligent
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480 collateral
481 undischarged
482 one-third
483 fiduciary
484 will
485 week
486 at will
487 waste488 invitation to treat
489 18/1/2015
490 private treaty
491 [a] Satisfactory replies to legal requisitions
492 [b] fall in the supplies of office unit in CBD
493 [a] Only Amy
494 [c] higher standard
495 [b] expect the loan to value quantum at 50%
496 [b] Get approval from relevant authority before proceeding with the work
497 [d] No, the F1 ticket is the additional consideration
Sam Gian’s Note: Question unclear about whether the F1 ticket was the original reward forselling 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 interestin 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 property506 [b] As it is considered ‘addition and alteration’, the owner needs to seek approval from theauthorities
507 [b] seller
508 [b] No, LOI is in effect an offer to rent at a certain price and on certain terms; the lease termsare 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 buyers515 [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 thesecretary 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] untrue525 [b] Singapore Mediation Centre
November 2011
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577 Goods and Services Tax / property tax / interests on housing loan / fire insurance / leasing offurniture (Pick only one answer)
578 Notice to quit
579 Joint tenancy
580 Caveat
581 31st January
582 fee simple 583 private property price index
584 differential premium
585 Reversion
586 unity of possession
587 intestate succession
588 Novation
589 10
590 terrace house
591 Estate
592 [d] Breach of warranty593 [c] cannot do anything as a gift is irrevocable
594 [d] All of the above
595 [a] Tort of negligence
596 [a] ‘Res ipsa loquitur’ which means ‘the thing speaks for itself’ - an inference that the defendanthas exclusive control of the situation but was herself negligent.
597 [d] All of the above
598 [d] All of the above
599 [b] Right of support which is attached to land
600 [d] A trustee would have been identified to hold the legal estate in the property for the benefit ofthe 10-month old baby in the event that the previous interests passed on before the babyreaches legal age
601 [b]Despite the fact that all four unities are present, the mode of holding can still be tenancy-in-common as the ownership of the condo is commercial in nature
602 [b] Beneficial interest which is not registered
603 [b] $210 [Sam Gian notes: with a ratio of 5 is to 3, to find the retail ratio of GST, you will have tomultiply $8,000 by 3 and the product $24,000 is to be divided by 8 which is $3,000. To find theGST payable multiply $3,000 by 7% = $210]
Sam Gian notes: if the landlord is a non-taxable person, there is no GST payable.
604 [a] The buyer does not exercise the option to purchase
605 [b] Privity of contract
606 [c] 3 years
607 [a] High transaction volume and customer sentiments are low
608 [c] 20609 [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
610 [d] covenants
611 [b] 5
612 [b] $54,600
613 [b] 25
614 [d] $1.707 million
615 [d] 8 December 2011
616 [b] He has to pay ABSD on the third apartment and thereafter each and every apartment hesubsequently purchased
617 [b] No, Mr Tan was not induced by any material statements said by Joe that were untrue
618 [c] Forklifts
619 [c] 8
620 [b] 10 pm - 9 am
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621 [c] mediation then arbitration
622 [d] the arbitration centre is decided by the client
623 [a] $44 - $75
624 [b] $123 - $165
625 [b] prevailing market rate at the point of announcement
626 [a] relocate to a new flat at the designated site or in other towns/estate under the public salesschemes
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 besold
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] 4638 [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-roomflat 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’sdiminished 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
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671 [d] All of the above
672 [b] Jessica
673 [d] All of the above
674 [a] A private condo which its owner has already occupied for more than 5 years
675 [a] John is to pay the Seller’s Stamp Duty (SSD) for $1 million; while Jimmy is to pay buyer’sstamp duty on the purchase price of $1 million
676 [c] Common law, statute law, principle of equity
677 [a] Right of redemption678 [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 house699 [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
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722 [c] Option (a) and (b) are not possible and he can only wait for the next updated Master Plan2013 to see if the land will be rezoned
723 [c] (a) and (b)
724 [a] There must be a forfeiture clause in the tenancy agreement if landlord were to forfeit thelease
725 [b] $55
726 [c] One-third
727 [c] 5 years728 [b] Word of severance
729 [b] Equitable mortgage as Mr Albert is not yet the legal owner of the condo until the transactionis legally completed in 3 to 3-and-a-half years later
730 [d] None of the above
731 [d] Promotion
732 [d] Promotion
733 [b] Personal contacts
734 [d] Open listing
735 [b] 36 storey
736 [b] She must endorse the resale application
737 [a] Any amount up to 10% of the agreed sale price738 [c] $20,608
739 [c] His age of withdrawal plus remaining lease of leasehold property must not be below 90years
740 [a] $300,000
741 [a] $1,500
May 2012
742 Singapore Land Authority (SLA)
743 buyer beware
744 Goods & Services
745 Gross Floor Area
746 strata 747 residential
748 increase
749 property price index
750 quit
751 collective sale
752 implied covenants
753 order
754 care
755 novation
756 gift
757 [c] One-third
758 [d] statutory easement
759 [b] surrendering of lease
760 [a] Quiet enjoyment
761 [a] Seats in the cinema
762 [c] immobility
763 [b] $950,000 @ 12%
764 [d] Joint tenancy
765 [b] $98
766 [b] Raise income ceiling for application of BTO flats
767 [d] a condominium project with low-rise apartments and strata-titled semi-detached houses in it
768 [b] Security service
769 [d] Answers (a) and (c) are correct
770 [c] Ann pays the Seller’s Stamp Duty based on $900,000 and Betty pays buyer’s stamp dutybased on $900,000
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771 [c] Property title
772 [c] No, property tax refunds are for investment properties that cannot find tenants; propertiesfor 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 astandard 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 dutyat 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 deemednot 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 becauseTom 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-titledsemi-detached houses
812 [b] To safeguard self-interest or [c] To prevent third parties from being misled by thesalesperson
813 [a] Together with resale application and on 1st appointment
814 [c] 7 days; 4 weeks815 [b] Resale HDB only or [c] private residential condominium only
816 [b] $6,000
817 [c] Citizenship, age, family nucleus and special conditions
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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 relationship836 [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 X7% = $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 asnot intended to create legal relationship
843 [d] The contract price is binding on both party and since both parties are equally at fault thecourt 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 forbreach 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 isobligated 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 andthey 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 isgood
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
earlier861 [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
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864 [d] $60,000
865 [c] Novation
866 [a] No dual representation and no conflict of interest
867 [a] Sale by tender
868 [b] 10%
869 [b] Sale by tender
870 [c] salespersons shall advertise the use of the property as approved by URA
871 [b] Estate Agent should investigate within 14 days872 [b] DBSS, EC, HDB resale flat
873 [d] $70,000
874 [d] Can, but both must be unmarried siblings meeting the age, income and nationalityrequirements
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
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916 [d] Answer (b) and (c) are correct
917 [b] $7,476.66 + $523.4 = $8,000
918 [b] Liquid investment
919 [c] 17
920 [b] His married children
921 [c] [i] and [ii] are correct
922 [c] No, this is a one-off transaction
923 [a] [i] is correct; [ii] is incorrect
924 [a] sell his share to anyone without the consent of Tom and Dick
925 [c] 1 years; not allowed
926 [d] 5 years
927 [a] [i] is correct; [ii] is incorrect
928 [b] need not " " / they are advised by HDB to go through the checklist to ensure that they areaware of the key resale policies and procedures
929 [d] Commission rate or amount is negotiable between real estate salespersons and theirprincipals
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 daysof 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 aleasehold 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 averageage 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 tomarket the units before obtaining the Temporary Occupation Permit (TOP)
936 [b] $6,000
937 [a] crossed cheque with account payee’s name clearly written938 [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 [b] Increasing supply of land through government land sale program
963 [c] $63.00 every month
964 [d] Waste
965 [c] Elect the Sale Committee
966 [b] Tenancy in common in unequal shares
967 [a] Yes, a gift of immovable property is irrevocable and the next-of-kin Susan will be the soleowner of the house
968 [d] Capability for improvements969 [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 twoindependent 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 OA979 [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 asa 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 consumption988 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 contract999 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] enjoyment1010 [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 willhave no problem finding tenants
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1012 [d] [i] is correct but [ii] is incorrect
1013 [c] Singaporean bankrupt wants to buy HDB executive apartment
1014 [d] All are incorrect
1015 [d] Moderate effect as the liquidity situation will create the inflation and wealth effect which willcontinue to fuel property prices
1016 [b] No, because Unit B has its own source of energy
1017 [c] Implied release
1018 [c] 71019 [b] Heterogeneity
1020 [b] [i] ratification; [ii] equity will recognise the agency relationship
1021 [d] There is nothing the tenant can do as the situation was at best ‘subject to contract’
1022 [b] When the lease has a provision for reconstruction after a loss, the new landlord can invokethe right
1023 [c] Novation
1024 [b] Wait out for the 14-day option period
1025 [b] Rescind the contract and sell the property to the buyer who offered a higher price
1026 [c] Tenancy at will
1027 [b] The owner-occupier concession will still be applicable to Freddy
1028 [b] Reasonable list price, agency with big international branding, with personal invites only1029 [b] A house with a big kitchen and dining area
1030 [a] Represent only Xing and inform Ying that she can only protect Xing interest as a friend
1031 [d] $112,600
1032 [b] Send out individual invites
1033 [a] Only [i] Building and Construction Authority (BCA)
1034 [d] When developer issues Sale and Purchase Agreement
1035 [b] $7,490
1036 [c] Only [iv]
1037 [d] $125,600, being 20% down-payment plus stamp duty less $30,000 CPF savings
1038 [d] A real estate salesperson who misrepresented the floor area of a condo for sale
1039 [b] with big kitchen and large dining area 1040 [c] One salesperson represent an absentee landlord and the tenant
1041 [b] Max no of dwelling units based on GFA allowable in the gross plot ratio over a denominator of70 sq m
1042 [a] Threat
1043 [a] Strength and weakness
1044 [c] Decline taking the appointment citing conflict of interest
1045 [b] Two year after the date of result
1046 [a] Local media interview
1047 [b] Cannot exceed 35 years or beyond the borrower’s retirement age of 65 years old; 60%
1048 [c] [ii], [iii], [iv]
1049 [b] It is an accessory lot that can be sold separately1050 [a] 7 days after sublet
January 2013
1051 vacant possession
1052 Tort
1053 temporary occupation licence
1054 void
1055 encumbrances
1056 security deposit
1057 interest
1058 consideration of
1059 residential 1060 legal enquiries / plans
1061 acceptance
1062 binding
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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 notbound to sell the property as there is still room for price negotiation
1069 [b] The wine shelf is a fixture; and the wines are fitting1070 [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
fault1089 [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
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1114 [c] place
1115 [a] Open tender
1116 [d] No they cannot rent out
1117 [b] referrals from existing clients
March 2013
1118 real estate title (or title deed)
1119 Quarter (or three month) 1120 Integrated Land Information System or INLIS
1121 Licensee
1122 [d] All are permissive waste
Sam notes: Voluntary waste, is an intentional act done to any structural of a property that causeits value to decline or an intentional act to deplete the resources of a real estate. Permissivewaste is the failure to maintain the demised premises physically or financially.
1123 [c] Engage a lawyer; apply for grant of probate; apply to HDB to transfer the flat to thebeneficiary
1124 [d] None of the above
1125 [a] He will be sued by the developer
1126 [c] Yes, the gift may be voidable by the Official Assignee is he is of the opinion that Mr So hadearlier done so to avoid creditor’s claim
1127 [d] Diplomatic clause
1128 [c] House A will enjoy the easement of support over house B
1129 [b] www.inlis.gov.sg
1130 [b] He would earn $11,000
1131 [b] Mark said the unit will be sold with tenancy. Buyer purchased. Buyer is still unable to rent hisunit.
1132 [a] 89
1133 [d] Lease title
1134 [c] Transfer to Tom, mortgage to UV Bank
1135 [b] [iii] only
1136 [b] Subletting
1137 [b] 2
1138 [b] The income criteria for BTO flats is raised
1139 [a] Buyers and sellers can't control the price in the market
1140 [d] [i] and [iv]
1141 [a] Decline
1142 [b] Buyer’s stamp duty with ABSD of 5%
1143 [a] If the break is longer than 2 year, he will need to re-attend the RES course and RES exam
1144 [b] Danny and his unmarried siblings
1145 [a] $8,000
1146 [a] The developer will refund 75% of the option fee within 4 weeks
1147 [c] Mr X should write to the developer to object to the shifting of the BBQ pit and wait for thedeveloper’s reply within 21 days
1148 [c] Mr B is considered a tenant-at-sufferance as he was originally a legal tenant but now owedrent to the landlord
1149 [d] All of the above answers are correct
1150 [b] National Environment Agency (NEA)