(1) PART I - ANSWER PDF

8/16/2019 (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


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


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



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


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


242 [d] If they want to, estate agents can print their company’s name and logo on the prescribedform


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%


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


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


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


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


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


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


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


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



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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.


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


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


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.



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


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


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


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


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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672 [b] Jessica


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



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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


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


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


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.



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


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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21

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


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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22

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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23

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


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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treaty’

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


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)

Documents

(1) PART I - ANSWER PDF