Chapter 4 - Brokerage Relationships and Ethics

Question 1

What are the two types of law in regards to agency relationships?

Answer 1

Common law

Statutory law

Question 2

What is common law?

Answer 2

Derives authority from customs rooted in the common law of England prior to the American Revolution and from the judgments and decrees of the courts (case law) that have since affirmed and enforced those customs

Question 3

What is statutory law?

Answer 3

Includes the statutes and rules enacted by legislatures and other governing bodies

Question 4

In addition to statutory law, what other laws directly affect and regulate the brokerage relationships among real estate licensees, buyers and sellers, and the public?

Answer 4

Real estate license law and the Florida Real Estate Commission rules

Question 5

What is a principal?

Answer 5

A person who delegates authority to another

Question 6

What is an agent?

Answer 6

A person entrusted with another’s business

Question 7

What type of agency relationship is created with the principal?

Answer 7

A fiduciary relationship

Question 8

What is a fiduciary?

Answer 8

A person who acts in a position of trust or confidence for another

Question 9

The fiduciary owes complete allegiance to the __________________.

Answer 9

Principal

Question 10

A fiduciary relationship _________ with the common public relationship that exists in normal trading transactions where people with adverse interests are said to be dealing at arm’s length with one another.

Answer 10

Contrasts

Question 11

What are the three “degrees of authority” delegated to an agent in general business dealings?

Answer 11

Universal agent
General agent
Special agent

Question 12

What is a universal agent?

Answer 12

A person authorized by the principal to perform all acts that the principal can personally perform and that may be lawfully delegated to another (ex. An attorney who manages the trust agreement of a mentally retarded adult; duties would include overseeing the principal’s financial affairs, medical care, employment opportunities, and living arrangements)

Question 13

What is a general agent?

Answer 13

A person authorized by the principal to perform only acts related to a business or to employment of a particular nature (ex. A property manager who is authorized to show and rent apartments, collect rents, supervise maintenance and upkeep of the property, handle tenant relations, and perform bookkeeping duties)

Question 14

What is a special agent?

Answer 14

A person authorized by the principal to handle only a specific business transaction or to perform only a specific act (ex. a CPA hired to prepare your tax return and, if necessary, answer any inquiries from the IRS concerning the tax return)

Question 15

What is a dual agent?

Answer 15

A broker who represents as a fiduciary both the prospective buyer and the prospective seller in a real estate transaction

Question 16

It is _____________ in Florida for a real estate licensee to operate as a dual agent.

Answer 16

Illegal

Question 17

When a broker represents a buyer or a seller as a ____________, the broker is in a relationship of trust and confidence between the broker as ___________ and the seller as _____________ or the buyer as ________.

Answer 17

Fiduciary; agent; principal; principal

Question 18

What is a residential sale?

Answer 18

The sale of improved (has a house) residential property of four or fewer units, the sale of unimproved (land with no house) residential property intended for use as four or fewer units, or the sale of agricultural property of ten or fewer acres

Question 19

What is a transaction broker?

Answer 19

A broker who provides limited representation to a buyer, a seller, or both in a real estate transaction, but who does not represent either party in a fiduciary capacity or as a single agent

Question 20

What are the seven duties of the transaction broker in this limited form of representation?

Answer 20

1. Deal honestly and fairly
2. Account for all funds
3. Use skill, care, and diligence in the transaction
4. Disclose all known facts that materially affect the value of residential real property and are not readily observable to the buyer
5. Present all offers and counteroffers in a timely manner
6. Exercise limited confidentiality, unless waived in writing by a party
7. Perform any additional duties that are mutually agreed to with a party

Question 21

In a transaction broker relationship, the seller (or the buyer) is considered to be a ____________ of the real estate broker and not a __________.

Answer 21

Customer; principal

Question 22

What is a single agent?

Answer 22

A broker who represents, as a fiduciary, either the buyer or the seller, but not both, in the same transaction

Question 23

In a single agent relationship, the seller (or the buyer) is the _____________ and the real estate broker is the ___________.

Answer 23

Principal; agent

Question 24

What does the term “principal” mean in a single agent relationship?

Answer 24

The party with whom a real estate licensee has entered into a single agent relationship

Question 25

What are the nine duties a real estate licensee owes to a buyer or seller who engage the real estate brokerage as a single agent?

Answer 25

1. Deal honestly and fairly 2. Loyalty 3. Confidentiality 4. Obedience 5. Full disclosure 6. Account for all funds 7. Skill, care, and diligence in the transaction 8. Present all offers and counteroffers in a timely manner 9. Disclose all known facts that materially affect the value of residential real property and are not readily observable to the buyer

Question 26

What does the broker do if a seller or buyer chooses to not be represented by a real estate broker?

Answer 26

Facilitate the sale (or the purchase) of real property without entering into either a single agent relationship or transaction broker relationship

Question 27

A real estate licensee working in a no brokerage relationship capacity with a buyer or a seller has the following three duties:

Answer 27

1. Deal honestly and fairly 2. Disclose all known facts that materially affect the value of residential real property that are not readily observable to the buyer 3. Account for all funds entrusted to the licensee

Question 28

Is a licensee allowed to change from one brokerage relationship to another?

Answer 28

Yes, as long as the buyer or the seller, or both, give consent before the change occurs

Question 29

To gain the principal's written consent to a change in relationship, the buyer or seller (or both) must either sign or initial the ____________________ notice set forth in Chapter 475.

Answer 29

Consent to transition to transaction broker

Question 30

Is a real estate broker allowed to represent both the buyer and the seller in a transaction in a fiduciary capacity?

Answer 30

No, if both parties entered into a single agent relationship with the brokerage firm, an illegal dual agent relationship would be created

Question 31

In a real estate transaction other than a residential sale and where the buyer and seller each have assets of $1 million or more:

Answer 31

The broker, at the request of the buyer and seller may designate two sales associates to act as single agents for the buyer and seller in the same transaction - designated sales associates

Question 32

Are designated sales associates allowed in a residential transaction?

Answer 32

No

Question 33

What is misrepresentation?

Answer 33

Misstatement of fact or the omission or concealment of a factual matter; can lead to fraud

Question 34

What are the elements of a cause of action for fraud?

Answer 34

1. The licensee made a misstatement or failed to disclose a material fact 2. The licensee either knew or should have known that the statement was not accurate or that the undisclosed information should have been disclosed 3. The party to whom the statement was made relied on the misstatement 4. The party to whom the statement was made was damaged as a result

Question 35

What disclose notice must be given before a single agent can change to a transaction broker?

Answer 35

Consent to transition to transaction broker

Question 36

Steven is so cautious that he refuses to sign all legal documents. Your office policy is to include a note in his file indicating the time, date, place, and circumstance under which you made the disclosure that Steven refused to sign. You may NOT work with Steven under which circumstance?

Answer 36

Change from a single agent to a transaction broker to shower Steven's home to an in-house buyer-principal

Question 37

The brokerage relationship disclosure requirements in Chapter 475 apply to the:

Answer 37

Sale of a condominium unit

Question 38

What statement best describes the duty of loyalty in a single agent relationship?

Answer 38

The broker must act in the best interest of the principal

Question 39

A real estate broker who works in a limited capacity for both the buyer and the seller in the same transaction is:

Answer 39

A transaction broker

Question 40

A licensee of ABC Realty must give the no brokerage relationship notice to:

Answer 40

A for-sale-by-owner (FSBO) seller before showing the FSBO home to a buyer customer of ABC realty

Question 41

Broker Murl is an agent of the seller. The seller has disclosed the Murl that the ceramic tile is loose in the dining room because the cement did not adhere to the tile. The loose tile is not readily visible because it is covered with an area rug to protect the seller's toddler. Murl has satisfied his legal obligation if he tells the buyer:

Answer 41

That ceramic tiles in the dining room are loose

Question 42

A brokerage relationship is terminated under which circumstance?

Answer 42

The broker agent renounces the brokerage relationship

Question 43

A seller lists her home for $116,900. The seller tells the sales associate that she needs to get at least $112,000 for the home. Following Sunday's open house, the sales associate receives two offers on the home. The first offer for $116,900 is contingent on the seller's financing a portion of the down payment. The second offer is for $112,000, with the buyer to secure her own financing. The sales associate should:

Answer 43

Present both offers, explaining the details of each to the seller

Question 44

In the common public relationship that exists in a typical real estate transaction, buyers and sellers are said to be dealing:

Answer 44

At arm's length with each other; The Reason: Typically it is a transaction in which the parties are dealing from equal bargaining positions, each looking out for his or her best interest

Question 45

If a principal gives his or her broker instructions that will result in loss or harm to the principal, the broker:

Answer 45

Should inform the principal of possible harm inherent in the instructions, and then either do as instructed or withdraw from the relationship

Question 46

A broker's obligations to consumers with whom the brokerage firm has no brokerage relationship include the duty of:

Answer 46

Accounting for all funds

Question 47

Designated sales associates are best described as:

Answer 47

Single agents for the buyer and the seller in nonresidential transactions where the buyer and the seller meet certain asset thresholds

Question 48

An individual who is empowered by a principal to handle a particular transaction for the principal is a:

Answer 48

Special agent

Question 49

For a buyer to prove a charge of fraud against a real estate licensee who has made a nonfactual statement about a property, the buyer must prove all of the following:

Answer 49

Misstatement was made by the licensee Misstatement made by the licensee was material to the transaction Buyer was damaged by misstatement

Question 50

A transaction broker involved in a residential sale discovered before the closing that a large recycling facility will be built approximately three-quarters of a mile from the home site. The transaction broker should:

Answer 50

Disclose the information to both the buyer and the seller

Question 51

A real estate sales associate must disclose to a prospective buyer that:

Answer 51

The family room addition does not comply with local building codes

Question 52

A listing sales associate who shows a property to a ready, willing, and able buyer has certain obligations to the buyer. What is one thing the sale associate does not have to disclose?

Answer 52

The sales associate does not have to disclose to the buyer that he is a Transaction broker

Question 53

A broker represents a seller as a single agent on the sale of his property. A buyer comes to the house and wants the broker to sell her the house and represent her in the transaction. The broker agrees without any further notice to the seller. This is a case of:

Answer 53

Undisclosed dual agency and is illegal in Florida

Question 54

All are residential property as defined by Florida law except:

Answer 54

A five unit apartment house

Question 55

What is considered residential property in Florida?

Answer 55

Improved residential property of four units or fewer; unimproved residential property intended for use of four units or fewer; agriculture property of 10 acres or fewer

Question 56

Disclosure rules do not apply to:

Answer 56

Nonresidential transactions The rental or leasing of real property, unless an option tp purchase all or a portion of the property improved with four or fewer residential units is given Auctions Appraisals Dispositions of any interest in business enterprises or business opportunities, except for property with four or fewer residential units

Question 57

The person who is empowered to act on behalf of another is called:

Answer 57

An agent

Question 58

Law governing agency laws are called:

Answer 58

Law of Agency

Question 59

Which agent usually has the power of attorney?

Answer 59

A universal agent

Question 60

A sales associate is working with a buyer in a fiduciary capacity. With regard to disclosure, which form must be signed by the buyer to clarify the role of the buyer and licensee?

Answer 60

The Single Agent notice

Question 61

A subagency relationship would most likely occur when:

Answer 61

A salesperson is working for a broker who is a single agent of the seller or buyer

Question 62

How long must a broker keep disclosure paperwork?

Answer 62

Five years

Question 63

The mere payment or promise to pay compensation to a licensee does not determine whether an agency or transactional brokerage relationship exist. An agency relationship is created:

Answer 63

When the seller asks to be represented and the broker agrees