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Certificative Examination Mortgage Brokerage

©Organisme d'autoréglementation du courtage immobilier du Québec, January 2013 - All rights reserved.

Example of answers

IMPORTANT The following is simply an exemple of a compleTed morTage brokerage exam ThaT demonsTraTes masTery of The sum of compeTencies. several soluTions and approaches may, Therefore, be valid for any given elemenT.

Certification Evaluation Mortgage Brokerage

Answer sheet EXPLICATIONS

Element answered

Enter element letter here.

Instructions: You must write on these sheets all the advice and explanations you will give to your client at each step of the transaction. You must also note the actions you will take as broker. These sheets should include a good amount of information (but no calculations).

Answer

Page 1 of 5

A

- First of all, I ask my client for two ID cards to verify her identity.

- I write down one of the two numbers of ID cards that my client gave me for my

records.

- I calculate the amount required for:

1- Reimbursing the mortgage balance and the penalty;

2- Reimbursing the share of Mrs. Cartier;

3- Reimbursing as much debt as possible;

4- Knowing the remaining amount for the purchase of the boat.

- I complete all sections and explain in detail all points of the brokerage

contract to my client. I explain to him that I need to check the credit bureau and

that everything is confidential.

- I calculate the GDS and TDS of my client to ensure that the ratios comply with

the limits of lenders.

- I do my calculation using Star Bank and Sea Bank rates



Element answered



Answer

Page 2 of 5

I complete the mortgage loan application and the notes to lender.

I ask Mr. Galant for a copy of the divorce decree and his mortgage statement.

B



Element answered



Answer

Page 3 of 5

C

- First of all, I ask my client two identity cards to verify her identity.

- I take note of one of the two identity card number

- I make the necessary calculations in order to qualify my client and see which bank would

offer her the best conditions for the mortgage loan.

- I calculate the GDS and TDS of my client to ensure that the ratios comply with

the limits of lenders.

- I calculate my client’s income and validate:

1 - Her income;

2 - Eligibility of her children for child assistance;

3 - Her rental income – by taking a portion of 50% only.

- To comply with the lender’s regulations, I would not include in my calculations of the TDS

the heating and property tax costs of the income property.

The Star Bank offers the lowest rate – even though the child assistance income is

not eligible – children over 6 year, Mrs. Cartier qualifies for the Star Bank.

- I validate the down payment – I ask my client for the notarized mediation agreement.



Element answered



Answer

Page 4 of 5

D

I tell my client that this practice is illegal. I also remind her that a mortgage loan should

only cover the property and reflect the real value of transaction.

I mention to my client, among other things, two options available to her:

1 - Take out a car loan;

2 - Decrease the amount of the down payment, which will enable her

to buy a car.

My recommendation would be to get a car loan; this type of loan can be obtained for a

lower rate when compared to a mortgage.



Element answered



Answer

Page 5 of 5

E

I complete the mortgage application with Mrs. Cartier and explain to her that the next

steps following the mortgage application will be:

1 - To wait for the Wind Bank’s reply;

2 - If refused – apply again to another bank;

3 - If accepted – set an appointment to sign the mortgage commitment and

ensure that all the conditions are fulfilled;

4 - The lender will be responsible for sending instructions to the notary;

5 - I make an appointment with the notary to sign her mortgage act and remind

my client to bring ID cards with her because the notary will ask her for two pieces

of ID.


Answer sheet CALCULATIONS

Element answered


Instructions: You must indicate the letter corresponding to the element of the scenario that you are answering in the box above. You must use these sheets to enter the calculations performed to obtain the information required for the certification evaluation. Please identify your calculations.

Answer

Nature (Exemple: GDS, monthly

payments, mortgage amount, etc.)

Detailed calculations (Allow the corrector to understand not only the result, but also your process)

.

Page 1 of 7

First, I calculate the loan to value (LTV) ratio to determine the maxi-

mum loan amount that Mr. Galant may take out for a refinancing.

$620,000

= $496,000

- $60,558.98

$435,441.02

I do calculations to determine if my client can pay his debts, his wife

and his boat.

His wife: $300,000

Penalty of the bank: $1,200

Total of debts (car + cards): $29,650

Total: $330,850

Assets, $435,441 minus $330,850 = $104,591 for the boat.

I inform my client that he has $104,591 left to purchase his boat.

Current value of the property:

X 80%

Minus mortgage balance of

TOTAL =

A



Element answered



Answer




A

Page 2 of 7

Now I qualify my client with the lowest 5-year fixed rate.

$496,000

300

5.40%

$2,988.73

PV =

N =

Int. =

PMT =



Element answered



Answer




Page 3 of 7

Now I calculate the expenses associated with the immovable

and the Mr. Galant’s debts in order to be able to calculate

debt ratios.

Heating = $125/month

Taxes = $456.71/month

Total : $581.71/month

Car = $420/month

Personal loan = $190/month

Credit card = $4,300 $ x 0.03 = $129/month

Total : $739/month

If the loan allows Mr. Galant to pay all his debts, even

that of the car, his obligations will then be comprised

only of the support allowance of Ms. Cartier i.e., $800/month.

Expenses

Debts:

A



Element answered



Answer




I can now calculate my client’s debt ratios with the new loan

amount.

PMT + expenses / income

$129,000 / 12 = $10,750

$2,998.73 (PMT) + $ 581.71 (expenses) / $10,750 (income)

= 33 %

PMT + expenses + support allowance / income

Support allowance = $800.00

$2,998.73 + $581.71 + $800 / $10,750 = 40.75%

GDS

Income =

TDS

Page 4 de 7

A



Element answered



Answer




Page 5 of 7

PV =

N =

Int. =

PMT =

Since my client must notarize on February 8, 2050, he will have to absorb the penalty anyway.

$496,000

300

5.75%

$3,100.11

Before recommending to Mr. Galant the option to be chosen, I must

first check the due date for the reimbursement set out in the mediation

agreement concluded with his ex-wife.

A



Element answered



Answer




Page 6 of 7

I calculate the ratio loan/value

$300,000 / $600,000 = 50% - The loan is therefore conventional.

I calculate the amount of the monthly payments

of Mrs. Cartier

$300,000 = PV

6.00%

25 x 12 = 300n

$1,919.42

Firstly, I calculate my client’s monthly income to

qualify her without the family allowances.

$3,583.33 [$43 000 (salairy) / 12]

+ [$800 (support allowance)]

+ $1,200 [$2,400 x 50% (rents)]

= $5,583.33

$600,000 - $300,000

(down payment) =

Qualification Rate =

Amortization =

PMT =

C



Element answered



Answer




Page 7 of 7

I calculate debt ratios – GDS and TDS

$1,919.42 (pmt)/ $5,583.33 $ (income) = 34%

I calculate the cost of my client’s debts

Debts = $2,800 + $1,200 = $4,000 x 0.03 = $120

PMT + depts / income

$1,919.42 + $120 / $5,583.33 = 37%

Thirdly, I calculate for my client the amount of payments

with the Wind Bank rate, because this bank offers the

best rate. Mrs. Cartier does not qualify for the Star Bank.

$300,000

3.25%

25 x 12 = 300n

$1,458.50

GDS

TDS

PV =

Interest Rate =

Amortization =

PMT =

C


Page 1 of 2

(Complete blank sections as required)

MORTGAGE LOAN APPLICATION Client name: Galant, Louis

APPLICANT 1Name: Mr. Louis Galant Address: 728 Paris St., St-Marc-sur-la-Rivière, Québec J5A 1G6Residential situation: Homeowner x Lessee Period at this address: 9 years

Work telephone: 514 725-5589 Cell: Home telephone:

Fax number: Email:Status: Divorced Date of birth: 1995/02/05 Dependents: 0 SIN: 756 001 678

Current employer: Descôteaux Gagné Period in this position: 25 yearsWork: Other Job title: Engineering - Advisor Type of job: Full-Time Annual income: $129,000

Other income

Type Description Period Amount

Total:FINANCIALAssets Description Value

Property 728 Paris St., St-Marc-sur-la-Rivière (Québec) J5A 1G6 $620, 000.001 Chrystler Town and Country 2049 $25,000.00

RRSP $35,678.14Checking account $3,970.88Savings account $22,455.28Direct Investment - Invest $365.00Investment account $11,598.72

Total: $719,068.02Liabilities Description Value/Limit Balance Monthly paymentCredit card Visa Elan $5,000.00 $4,300.00 $129.00Car loan Car Credit $23,000.00 $19,000.00 $420.00Personal loan Dune Bank $12,000.00 $6,350.00 $190.00Alimony Child support ----------- ----------- $800.00

Total $ 40,000,00 $ 29,650,00 $1,539.00FINANCINGMortgage details

Lender: Sea Bank Loan-to-value ratio: 80%

Purpose: Refinancing Purchase price / market value: $620,000.00

Closing date: February 8, 2050 Mortgage amount: $496,000.00

Term: 5 years - Fixed Rate Insurance premium: $0

Amortization: 25 years Total mortgage: $496,000.00

Net interest rate: 5.40% Type: Fixed Closed

Payment frequency: Monthly Payment amount: $2,998.73

Down payment

Source Description AmountEquity gained $124,000.00

Total $124,000.00

PROPERTYProperty address: 728 Paris St., Saint-Marc-sur-la-RivièreLot No.: 1 298 378 Cadastre: of QuébecEvaluation date: --------------------- Age: --------------------- Type of heating : electric baseboardsLiving area: --------------------- Lot size: ---------------------------------------------------------------------Type of building: --------------------- Garage: None Fiscal year: 2049Heating costs: $125 Co-ownership fees: --------------------- Annual taxes: $5,480.55


NOTES TO LENDER

Name

of borrower: Mr. Louis Galant

File summary:

Page 2 of 2

A - Refinancing, occupying owner

B - Conventional loan

C - Good credit file

D - Job stability

E - Use of funds:

- Mortgage balance – $60,558.98

- Former Spouse partition – $300,000

- Credit card – $4,300

- Car – $ 19,000

- Personal Loan – $5,000

- Buying of boat – $104,591


Page 1 of 2

(Complete blank sections as required)

MORTGAGE LOAN APPLICATION Client name: Cartier, Rita

APPLICANT Name: Mrs. Rita Cartier Address: 728 Paris St., St-Marc-sur-la-Rivière, Québec J5A 1G6Residential situation: Other Lessee Period at this address: 9 yearsWork telephone: 514 829-4829 Cell: Home telephone:Fax number: Email:Status: Divorced Date of birth: 13/03/2010 Dependents: 2 SIN: 756 020 890

Current employer: Alpha Design Period in this position: 16 yearsField: Adminstrative Job title: Assistant Type of job: Full-time Annual income: $43,000.00Other incomeType Description Period AmountAlimony Child support Monthly $800.00Rent 50% of income Monthly $1,200.00

Total: $2,000.00FINANCIALAssets Description ValueSavings Labelle Bank $2,500.00RRSP Labelle Bank $3,000.00Voiture $20,000.00

Total: $25,500.00

Liabilities Description Value/Limit Balance Monthly paymentCredit card Visa L'élan $2,700.00 $1,200.00 $36.00Credit card Mastercard $3,266.00 $2,800.00 $84.00Car loan Car Credit ---- ----- ----

Totaux $5,966.00 $4,000.00 $120.00FINANCINGMortgage details

Lender: Wind Bank Loan-to-value ratio: 50%Purpose: Purchase of Multiplex Purchase price / market value: $600,000.00Closing date: May 1, 2050 Mortgage amount: $300,000.00Term: 5 years Insurance premium: ------------------

Amortization: 25 years Total mortgage: $300,000.00Net interest rate: 3.25% Type: variable

Payment frequency: Monthly Payment amount: $1,458.50Down paymentSource Description AmountPatrimony (50%) According to the divorce's agreement $300,000.00

Total $300,000.00PROPERTYProperty address: 2050-2056 St-George Street, Saran (Québec) J4K 4A4Lot No.:1 898 000 Cadastre: of QuébecEvaluation date: Age: Type of heating :

Living area: Lot size:

Type of building: Garage: Fiscal year: 2049

Heating costs: $125 Co-ownership fees:

Renting income $2,400.00 Annual taxes: $4,600.00


NOTES TO LENDER

Name

of borrower: Mrs. Rita cartier

File summary:

Page 2 of 2

A - Purchasee of an income property - 4 dwellings with occupying owner

B - Conventional loan

C - Good credit file

D - Job stability

E - Down payment - Partition of patrimony received from the former spouse.


BCH 00001

Les hypothèques de la ville

EXCLUSIVE BROKERAGE CONTRACT LOAN SECURED BY IMMOVABLE HYPOTHEC

11 IIDENTIFICATIONDENTIFICATION OF THE PARTIES OF THE PARTIES

NAME OF THE AGENCY OR BROKER NAME OF BORROWER 1

ADDRESS OF ESTABLISHMENT OF THE AGENCY OR BROKER ADDRESS

(CONTINUED) (CONTINUED)

TELEPHONE NUMBER EMAIL TELEPHONE NUMBER EMAIL

REPRESENTED BY LICENCE NUMBER

REPRESENTED BY

carrying on activities within the following business corporation:

NAME AND RELATIONSHIP WITH BORROWER 2

NOM DE LA SOCIÉTÉ PAR ACTION NAME OF BORROWER 2

ADDRESS

TELEPHONE NUMBER EMAIL

REPRESENTED BY

NAME AND RELATIONSHIP WITH BORROWER 2

(THEREINAFTER CALLED THE AGENCY OR THE BROKER) (THEREINAFTER CALLED THE BORROWER)

22 VV ERIFICATION OF IDENTERIFICATION OF IDENT ITYITY 2.1 The identity of the BORROWER was verified using the following document

FOR BORROWER 1 OR HIS REPRESENTATIVE : FOR BORROWER 2 OR HIS REPRESENTATIVE :

Driver’s licence Driver’s licence

Medicare card Medicare card

Permanent Resident Card Permanent Resident Card

Passport Passport

Canadian citizenship card Canadian citizenship card

Birth certificate Birth certificate

Other :

Other :

TYPE OF DOCUMENT

TYPE OF DOCUMENT

REFERENCE NUMBER, PLACE OF ISSUANCE, EXPIRY REFERENCE NUMBER, PLACE OF ISSUANCE, EXPIRY

DATE OF BIRTH: DATE OF BIRTH: (YYYY-‐MM-‐DD)

(YYYY-‐MM-‐DD)

OCCUPATION OR PRINCIPAL ACTIVITY :


Page 1 of 4

Les Hypothèques de la ville Louis Galant

2475 Jarry Street 728 Paris Street

Mirador (Québec) H2J 4G9 St-Marc-sur-la-Rivière (Québec) J5A 1G9

514 889-5564 514 725-5589

Candidat’s name X1234

X

G1 222-950205-03

Engineer - Advisor

Expiration date: 06/54

1995/02/05

Place of Issuance: Québec


BCH 00001

2.2 If the signatory is not the BORROWER (e.g. if the BORROWER is represented by a proxy), indicate for:

BORROWER 1 : BORROWER 2 :

LAST AND FIRST NAME

LAST AND FIRST NAME

DATE OF BIRTH : DATE OF BIRTH : (YYYY-‐MM-‐DD) (YYYY-‐MM-‐DD)



33 OOBJECT AND TERMBJECT AND TERM OF CONTRACT OF CONTRACT 3.1 The BORROWER retains the services of the AGENCY or BROKER to act as the exclusive intermediary for the

negotiation of the loan described under clause 4. This contract terminates at 11:59 pm on .

3.3 Failing a stipulation as to the date of expiry, this contract shall expire 30 days after its making.

44 LLOAN REQUESTEDOAN REQUESTED

4.1 TYPE OF LOAN Financing Conventional

Refinancing Insured

Takeover of an existing mortgage loan Other :

Pre-‐authorization

Subrogation

Mortgag line of credit

Reverse hypothec

4.2 DETAILS OF THE LOAN

Amount of loan requested $

The mortgage insurance premium* shall be of $ * Excluding provincial tax on premium, payable upon disbursement.

The total amount of the loan shall be of $

The interest rate shall not exceed %

The loan shall be payable in instalments of no more than $ (combining principal and interest).

The loan shall be amortized over years.

The term of the loan shall be years.

4.3 The loan requested shall be secured by a rank hypothec on the following immovable:

ADDRESS

CADASTRAL DESIGNATION :

4.4 A written commitment by a mortgage lender to extend the requested loan to the BORROWER shall be obtained

on or before (DATE). The agency or the broker acting on his own account shall provide a copy of the written undertaking by a hypothecary lender to grant the borrower the loan described above as it is received.

3.2 This contract : IS voidable OR IS NOT voidable.

Do not consider for the present

certificative evaluation

Page 2 of 4

February 8, 2050

x

x

x

496,000

2,998.73

496,000

6

25

1 298 378

January 30, 2050

5

728 Paris Street, St-Marc-sur-la-Rivière (Québec) J4A 1G6

1ST

-----


BCH 00001

55 AGENCYAGENCY OR OR BROKER’BROKER’ S REMUNERATIONS REMUNERATION

5.1 The BORROWER shall pay to the AGENCY or the BROKER remuneration of $ if the financing, as described in this contract, is granted during the term of the contract and is refused by the BORROWER.

The AGENCY or the BROKER acting on his own account declares having informed the BORROWER that he may receive remuneration from the financial institution with which he proposes to negotiate his mortgage, and that

a person with whom the AGENCY or the BROKER acting on his own account is authorized to share his remuneration could receive a portion thereof.

5.2 Avance de rétribution : YES NO

The BORROWER shall pay an advance on remuneration or costs of $ (AMOUNT IN LETTERS) dollars or $ (AMOUNT IN NUMBERS) upon the signing of this brokerage contract. Such advance on remuneration or costs shall be deposited without delay in

the general trust account of the AGENCY or the BROKER. This sum may be withdrawn only once the services have been rendered or the costs have been incurred, and invoiced or sent in writing to or accepted by the

BORROWER, as the case may be.

Should the brokerage contract be terminated or expired, the AGENCY or the BROKER shall immediately reimburse the BORROWER for any sum received as advance on remuneration or costs in excess of the amount due.

66 DD ECLARATIONS BY AND ECLARATIONS BY AND OBLIGATIONS OF THE OBLIGATIONS OF THE BORROWERBORROWER

6.1 Without limiting the obligation of the AGENCY or the BROKER to verify the information provided by him, the BORROWER hereby declares that the information provided in support of the loan application is accurate.

6.2 If the loan requested is a loan secured by reverse immovable hypothec, the BORROWER agrees to give the

AGENCY or the BROKER a written statement signed by a lawyer or a notary to the effect that an independent opinion on the loan requested has been given to the BORROWER.

6.3 The BORROWER shall keep the AGENCY or the BROKER informed of any change in his financial situation or any

situation that could compromise the performance of this contract, including concerning his marital status.

77 CCONDITIONS FOR COLLECONDITIONS FOR COLLECTING TING AND USING THE AND USING THE BORROWER’BORROWER’ S PERSONAL INFORMATIS PERSONAL INFORMATIONON

7.1 For the purpose of this contract, the BORROWER authorizes the AGENCY or the BROKER acting on his own

account to obtain a personal credit report and to disclose it to any person operating a money-‐lending operation. The BORROWER and the surety, if applicable, authorize any personal information agent, financial institution, tax authority, employer, creditor, public agency and any other person who holds information regarding them,

particularly financial information, or regarding any other undertaking of suretyship granted, to communicate them to the lender, the AGENCY or the BROKER acting on his own account. The latter and the lender are also authorized to share personal information on the BORROWER or the surety with each other. The AGENCY or the

BROKER acting on his own account undertakes, in accordance with good practices, to use the information contained in this brokerage contract only in accordance with the terms and conditions stipulated in the contract or by law.

88 CCONCILIATIONONCILIATION ,, MEDIATION AND ACCOUNMEDIATION AND ACCOUNT T ARBITRATIONARBITRATION 8.1 In case of dispute between the AGENCY or the BROKER acting on his own account and the BORROWER, the

Organisme d’autoréglementation du courtage immobilier du Québec may act as conciliator or mediator upon request by the parties. The OACIQ may also arbitrate accounts between the AGENCY or the BROKER acting on his own account and the BORROWER.

Page 3 of 4

-----

x

----

----


BCH 00001

99 OO THER DECLARATIONS ANTHER DECLARATIONS ANDD//OR CONDITIONSOR CONDITIONS

1010 SS IGNATURESIGNATURES

The AGENCY or the BROKER acknowledges having read, understood and consents to this contract, as well as its annexes, and that he has received a copy thereof.

The BORROWER acknowledges having read, understood and consents to this contract, as well as its annexes, and that he has received a copy thereof.

Signé à Signé à

Le Le

SIGNATURE OF THE REPRESENTATIVE OF THE AGENCY OR OF THE BROKER SIGNATURE: BORROWER 1 OR HIS REPRESENTATIVE

SIGNATURE: BORROWER 2 OR HIS REPRESENTATIVE

Consent and, as appropriate, intervention of the BORROWER’s spouse.

SIGNATURE: SPOUSE OF BORROWER 1 OR THEIR REPRESENTATIVE

SIGNATURE: SPOUSE OF BORROWER 2 OR THEIR REPRESENTATIVE

Page 4 of 4

-------------------

St-Marc-sur-la-Rivière St-Marc-sur-la-Rivière

January 20, 2050 20 January 2050

Candidat’s signature Louis Galant

Signed

on

Signed

on


Documents attached To the present certification evaluation

Check

Procedure

Scenario

Bank Rates

Lenders’ Terms

Mortgage Insurance Premiums

Client file : Mr. Louis Galant

Pay slip : Mr. Louis Galant

Notice of assessment : Mr. Louis Galant

Account balances : Mr. Louis Galant

Confirmation of employment : Mr. Louis Galant

Credit report : Mr. Louis Galant

Penalty letter Star Bank (Mr. Louis Galant)

Mortgage Ioan application and notes to lender (Mr. Louis Galant)

Exclusive Brokerage Contract (BCH00001)

Municipal taxes for 728 Paris St., St-Marc-Sur-la-Rivière

School taxes for 728 Paris St., St-Marc-Sur-la-Rivière

Page 1 of 1

Answer sheets – Documents to be retained by your agency – Louis Galant’s fileInstructions: Of all the documents included in the present certification evaluation, please check the documents that should be retained by your agency.

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