NMLS SAFE MLO Exam
Federal Mortgage Laws Practice Questions
65 practice questions with detailed explanations — aligned to the NMLS SAFE MLO Exam.
Master Federal Mortgage Laws to boost your score on the NMLS SAFE MLO Exam. Each question below mirrors the style and difficulty of real exam questions, complete with detailed explanations so you understand the why behind every answer. Work through all 65 questions, review any that trip you up, and use the related topics below to round out your preparation.
Q1.What does TRID stand for and what two laws does it combine?
A.Truth in Real estate Disclosure; RESPA and ECOAB.TILA-RESPA Integrated Disclosure; the Truth in Lending Act (TILA) and the Real Estate Settlement Procedures Act (RESPA)C.Transparent Residential Information Disclosure; HMDA and TILAD.Total Rate and Income Disclosure; RESPA and HMDAB. TILA-RESPA Integrated Disclosure; the Truth in Lending Act (TILA) and the Real Estate Settlement Procedures Act (RESPA)Explanation: TRID (TILA-RESPA Integrated Disclosure) combines TILA and RESPA disclosures into two forms: the Loan Estimate (issued within 3 business days of application) and the Closing Disclosure (provided at least 3 business days before closing). TRID became effective October 3, 2015.
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Q2.Under ECOA, which of the following is a prohibited basis for denying credit?
A.Credit score below the lender's minimum standardB.Inability to verify incomeC.Race, color, religion, national origin, sex, marital status, or ageD.Insufficient assets for a down paymentC. Race, color, religion, national origin, sex, marital status, or ageExplanation: The Equal Credit Opportunity Act (ECOA) prohibits credit discrimination based on race, color, religion, national origin, sex, marital status, age, receipt of public assistance, or exercise of rights under the Consumer Credit Protection Act. ECOA requires adverse action notices when credit is denied.
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Q3.What is the primary purpose of HMDA (Home Mortgage Disclosure Act)?
A.To set maximum interest rates on residential mortgagesB.To require lenders to collect and report loan data to detect and deter discriminatory lending patternsC.To establish minimum down payment requirements for government-backed loansD.To regulate appraisal practices for residential propertiesB. To require lenders to collect and report loan data to detect and deter discriminatory lending patternsExplanation: HMDA requires lenders to collect and report mortgage application data (loan purpose, amount, property location, applicant demographics) to regulators. This data is used to identify patterns of discriminatory lending (redlining) and evaluate whether lenders are serving their communities.
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Q4.Under RESPA, which of the following is prohibited?
A.Charging origination feesB.Receiving kickbacks or referral fees for settlement service referralsC.Requiring escrow accounts for property taxesD.Providing lenders with credit reportsB. Receiving kickbacks or referral fees for settlement service referralsExplanation: RESPA (Real Estate Settlement Procedures Act) Section 8 prohibits kickbacks, referral fees, or unearned fee-splitting between settlement service providers (lenders, title companies, real estate agents). Violations can result in criminal penalties of up to $10,000 and imprisonment.
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Q5.What is the SAFE Act (Secure and Fair Enforcement for Mortgage Licensing Act) designed to do?
A.Establish maximum DTI ratios for qualified mortgagesB.Create a nationwide licensing and registration system for mortgage loan originators and reduce fraudC.Require lenders to maintain minimum capital reservesD.Set maximum loan limits for conforming mortgagesB. Create a nationwide licensing and registration system for mortgage loan originators and reduce fraudExplanation: The SAFE Act (2008) created the Nationwide Multistate Licensing System (NMLS) and established minimum standards for licensing and registration of Mortgage Loan Originators (MLOs). It requires background checks, education, testing, and continuing education to reduce fraud and protect consumers.
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Q6.Under TILA, what must the Annual Percentage Rate (APR) represent?
A.The interest rate only, without feesB.The cost of credit expressed as a yearly rate, including interest and certain feesC.The maximum interest rate that can be charged on a variable-rate loanD.The average of the initial and final interest rates on an ARMB. The cost of credit expressed as a yearly rate, including interest and certain feesExplanation: The APR under TILA is a standardized expression of the total cost of credit — it includes the interest rate plus certain fees (origination fees, mortgage insurance, etc.) expressed as a yearly percentage. This allows consumers to compare loan costs across different lenders.
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