Legal Aspects Of Sales, Lease And Mortgage / Family Code / Property MGT

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LEGAL ASPECTS OF SALES, LEASE AND MORTGAGE / FAMILY CODE / PROPERTY MGT TEST EXERCISES. . .

  
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  • 1. 
    Which is the essential requisites of a contract?
    • A. 

      Consent of the contracting parties

    • B. 

      Object certain w/c is the subject matter of the contract

    • C. 

      Cause or consideration of the obligations

    • D. 

      All of the above


  • 2. 
    The Statute of Frauds applies only to:
    • A. 

      Partial fulfilled contract

    • B. 

      Completely fulfilled contract

    • C. 

      Executory contracts

    • D. 

      None of the above


  • 3. 
    A law that provides that certain contracts/agreements must be in writing in order to be enforceable:
    • A. 

      Statute of Frauds

    • B. 

      Obligation Contracts

    • C. 

      Statue of Obligation

    • D. 

      None of the above


  • 4. 
    In a defective contracts, the defect is caused by lack of essential elements or illegality is:
    • A. 

      Voidable

    • B. 

      Unenforceable

    • C. 

      Void

    • D. 

      None of the above


  • 5. 
    In a defective contracts, the defect is caused by vice or consent is:
    • A. 

      Rescissible

    • B. 

      Voidable

    • C. 

      Unenforceable

    • D. 

      None of the above


  • 6. 
    In a defective contracts, the defect is caused by lack of form, authority, or capacity of both parties not caused by prescription is:
    • A. 

      Unenforceable

    • B. 

      Rescissible

    • C. 

      Voidable

    • D. 

      None of the above


  • 7. 
    Which agency of the government charged with the execution of laws relative to the registration of lands and is under the executive supervision of the Department of Justice?
    • A. 

      Bureau of Lands

    • B. 

      HLURB

    • C. 

      Land Registration Authority

    • D. 

      None of the above


  • 8. 
    Which of the following are the modes of acquiring ownership?
    • A. 

      Accretion

    • B. 

      Adverse possession or prescription

    • C. 

      Private grant or voluntary transfer

    • D. 

      All of the above


  • 9. 
    Possession of land for required number of years and assertion of ownership through an interrupted actual possession of property within the period of time prescribed by law:
    • A. 

      Adverse possession

    • B. 

      Prescription

    • C. 

      Accretion

    • D. 

      None of the above


  • 10. 
    Refers to a group of people or homogenous societies identified by self-ascription and ascription by other, who have continuously lived as organized community:
    • A. 

      Indigenous Peoples

    • B. 

      Ancestral Peoples

    • C. 

      Native Peoples

    • D. 

      None of the above


  • 11. 
    The public repository of records of instruments affecting registered and unregistered land and chattel mortgage is:
    • A. 

      Registry of Deeds

    • B. 

      HLURB

    • C. 

      Land Registration Authority

    • D. 

      None of the above


  • 12. 
    Refers to a title formally recognizing the right of possession and ownership of Indigenous Peoples over their Ancestral Domains identified and delineated:
    • A. 

      Native Title

    • B. 

      Certificate of Ancestral Domain Title

    • C. 

      Certificate of Ancestral Lands Title

    • D. 

      None of the above


  • 13. 
      It is the delivery and transmission of ownership of a thing by the debtor to the creditor as an accepted equivalent of the performance of the obligation:
    • A. 

      Dacion en Pago (Dation in Payment)

    • B. 

      Tender of Payment

    • C. 

      Consignation

    • D. 

      None of the above


  • 14. 
    In the mode of acquiring ownership, actual possession of land in opposition to all other claimants is called:
    • A. 

      Accretion

    • B. 

      Prescription

    • C. 

      Adverse possession

    • D. 

      None of the above


  • 15. 
    Refers to land occupied, possessed and utilized by individuals, families, and clans who are members of Indigenous Peoples:
    • A. 

      Indigenous Lands

    • B. 

      Native Lands

    • C. 

      Ancestral Lands

    • D. 

      None of the above


  • 16. 
      Refers to a title formally recognizing the rights of Indigenous Peoples over their Ancestral Lands:
    • A. 

      Certificate of Ancestral lands Title

    • B. 

      Native Title

    • C. 

      Certificate of Ancestral Domain Title

    • D. 

      None of the above


  • 17. 
    Which below to be effected when foreign ownership exceeds 40%?
    • A. 

      Foreign corporation lose its capacity to hold the private land

    • B. 

      Foreign corporation will be granted temporary rights such as a lease contract

    • C. 

      A and b

    • D. 

      None of the above


  • 18. 
    Persons who cannot acquire by purchase because of fiduciary relationship:
    • A. 

      Guardian

    • B. 

      Agents

    • C. 

      Executors and administrators

    • D. 

      Public Officers and employees

    • E. 

      All of the above


  • 19. 
    Refers to all areas generally belonging to Indigenous Peoples comprising lands, inland waters, coastal areas, and natural resources:
    • A. 

      Ancestral Lands

    • B. 

      Ancestral Domains

    • C. 

      Indigenous Cultural Domains

    • D. 

      None of the above


  • 20. 
    The manifestation of the debtor to the creditor of his decision to comply immediately with his obligation:
    • A. 

      Dacion en Pago (Dation in Payment)

    • B. 

      Tender of Payment

    • C. 

      Consignation

    • D. 

      None of the above


  • 21. 
    It requires the purchaser to be aware of the supposed title of the vendor and one who buys without checking the vendor’s title is called:
    • A. 

      Caveat Venditor

    • B. 

      Caveat Emptor

    • C. 

      Adverse claim

    • D. 

      None of the above


  • 22. 
    Is a notice to a third persons that someone is claiming an interest on the property or has a better right than the registered owner:
    • A. 

      Caveat Venditor

    • B. 

      Caveat Emptor

    • C. 

      Adverse claim

    • D. 

      None of the above


  • 23. 
    The vendor is liable to the vendee for any hidden faults or defects in the thing sold is called:
    • A. 

      Caveat Venditor

    • B. 

      Caveat Emptor

    • C. 

      Adverse claim

    • D. 

      None of the above


  • 24. 
    After the lapse of said period, the annotation of adverse claim may be cancelled upon filing of a:
    • A. 

      Appeal

    • B. 

      Plea

    • C. 

      Verified petition

    • D. 

      None of the above


  • 25. 
    Notice that intended to constructively advise, or warn all people who deal with the property that they so deal with it at their own risk:
    • A. 

      Notice of Lis Pendens

    • B. 

      Notice of lawsuit

    • C. 

      Caveat

    • D. 

      None of the above


  • 26. 
      Purchaser of the thing leased can terminate the lease except in the following conditions:
    • A. 

      Lease is recorded in the Registry of Deeds

    • B. 

      There is stipulation in the contract of sale that purchaser shall respect the lease

    • C. 

      Purchaser knows the existence of the lease

    • D. 

      A and b


  • 27. 
    A lease contract providing that the lessee can stay in the premises for as long as he wants and for as long as he can pay the rentals and its increases:
    • A. 

      Perpetual Lease

    • B. 

      Sublease

    • C. 

      Long term lease

    • D. 

      None of the above


  • 28. 
    Choose which are the characteristics of a mortgage contract:
    • A. 

      Real

    • B. 

      Accessory

    • C. 

      Subsidiary

    • D. 

      Unilateral

    • E. 

      All of the above


  • 29. 
    Select which are the obligations of a lessor:
    • A. 

      To deliver the property in a good condition as to render it fit for the use intended

    • B. 

      To maintain the lessee in the peaceful and adequate enjoyment of the lease for the entire duration of contract

    • C. 

      To make on the property during the lease all the necessary repairs in order to keep it suitable to use

    • D. 

      All of the above


  • 30. 
    Stipulation whereby the thing mortgaged, shall automatically become the property of the creditor in the event of non-payment of the debt within the term fixed:
    • A. 

      Pactum Non Aliendo

    • B. 

      Pactum Commissorium

    • C. 

      Pactum de Aliendo

    • D. 

      None of the above


  • 31. 
    What kind of real estate mortgage that means one which shows the intention of the parties to make the property a security for a debt:
    • A. 

      Voluntary

    • B. 

      Legal

    • C. 

      Equitable

    • D. 

      None of the above


  • 32. 
    What kind of real estate mortgage that means one is required by law to be executed in favor of certain persons:
    • A. 

      Voluntary

    • B. 

      Legal

    • C. 

      Equitable

    • D. 

      None of the above


  • 33. 
    A stipulation forbidding the owner from alienating the immovable mortgage:
    • A. 

      Pactum Non Aliendo

    • B. 

      Pactum Commissorium

    • C. 

      Pactum de Aliendo

    • D. 

      None of the above


  • 34. 
    Select which are the obligations of a lessee:
    • A. 

      To pay the price of the lease

    • B. 

      To stipulate or make an agreements

    • C. 

      To pay the expenses for the deed of the lease

    • D. 

      All of the above


  • 35. 
    Real Estate mortgage special requisites covers:
    • A. 

      Immovable property

    • B. 

      Alienable real rights imposed upon immovable

    • C. 

      A and b

    • D. 

      None of the above


  • 36. 
    Select which kinds of real estate mortgage under the law:
    • A. 

      Voluntary

    • B. 

      Legal

    • C. 

      Equitable

    • D. 

      All of the above


  • 37. 
    When the deceased registered owner is survived as a sole heir, the estate of the former maybe transferred to a latter with the execution of a document is known as:
    • A. 

      Principle of Infiltration

    • B. 

      Extra-Judicial Settlement of Estate

    • C. 

      Will

    • D. 

      Declaration of Ownership

    • E. 

      Affidavit of Adjudication


  • 38. 
    In the absence of a prenuptial agreement, the following are excluded from the community property except:
    • A. 

      Gratuitous title by other spouse; unless otherwise provided by donor

    • B. 

      Fruits as well as income of properties mentioned in choice (a); unless otherwise provided by donor

    • C. 

      Property for personal and exclusive use of either spouse

    • D. 

      Jewelry for personal and exclusive use of either spouse

    • E. 

      Property acquired before the marriage and the fruits as well as the income, if any of such property


  • 39. 
    Donation of  a property is void when:
    • A. 

      The donor stipulates that the property shall not be occupied by the donee until after the donor’s death

    • B. 

      The donor is donating to his mistress who has been charged and found guilty of adultery

    • C. 

      The donor stipulates that the done give fruits of the land for one year to his siblings

    • D. 

      The donor stipulates that the donation shall take effects only upon his death

    • E. 

      All of the above


  • 40. 
    What is functional share of the surviving spouse that will appear in the new title if  the descendant(decedent) left three (3) legitimate children and one (1) (il)legitimate child:
    • A. 

      4.5/9

    • B. 

      5.5/9

    • C. 

      1/9

    • D. 

      1/ 4.5

    • E. 

      3.25/9


  • 41. 
    Property exclusively owned by the husband is called:
    • A. 

      Chattel

    • B. 

      Paraphernal property

    • C. 

      Accession

    • D. 

      Capital property


  • 42. 
    Annotation of Section 4, Rule 74 of the Rules of Court  on the property of a deceased person, a surviving spouse and children, provides that the property shall be subject to the rights of three of the following four. Who among four does no have the right to the subject property?
    • A. 

      Heirs

    • B. 

      Any person who might have been unduly deprived of his participation in the estate of the deceased

    • C. 

      The Parents of the deceased

    • D. 

      Creditors


  • 43. 
    When a property owner dies without any heirs to inherit, which of the following inherit  powers of the state is applied on the property:
    • A. 

      Expropriation

    • B. 

      Escheat

    • C. 

      Eminent domain

    • D. 

      Taxation


  • 44. 
    Spouses have the freedom to choose the regime that will govern their properties by marriage settlement or pre-nuptial agreement, such as, but not include:
    • A. 

      Absolute community

    • B. 

      Conjugal partnership

    • C. 

      Absolute separation

    • D. 

      Agent


  • 45. 
    Alvin and Iris executed a marriage settlement specifying that  the regime of separation of property shall govern  their property relations during marriage. They are married in proper ceremonies on  December 1, 1988. Under the Family  Code, which of the following systems shall govern their property relations during the marriage?
    • A. 

      Absolute community property

    • B. 

      Conjugal partnership of gains

    • C. 

      Separation of property

    • D. 

      Exclusive property


  • 46. 
      Spouses who were married after the effectivity of the family code without any pre-nuptial agreement shall be governed by:
    • A. 

      Conjugal partnership of gains

    • B. 

      Partial community property

    • C. 

      Partnership

    • D. 

      Absolute separation of property

    • E. 

      Absolute community of property


  • 47. 
    Mr. Villanueva inherited a piece of land when he was still  single. Then he got married on October 1, 2000 without a marriage settlement. What is the nature of property now that he is married?
    • A. 

      Exclusive property

    • B. 

      Community property

    • C. 

      Conjugal property

    • D. 

      Separate property

    • E. 

      Common property


  • 48. 
    What is Legitime?
    • A. 

      An inherited property

    • B. 

      An acknowledged heir

    • C. 

      Reserved property for compulsory heirs

    • D. 

      Child born out of wedlock

    • E. 

      A process of Legimitation


  • 49. 
    In the phrase “save in cases of hereditary succession’ in Sec. 7, Art. XII (National Economy and patrimony), Phil. Charter, What kind of transferee of private land does it refer to?
    • A. 

      The National Government

    • B. 

      An heir in Phil. Law on succession and inheritance

    • C. 

      A humanitarian institution

    • D. 

      The estate of deceased

    • E. 

      A charitable, religious and education institution


  • 50. 
    Husband and wife cannot sell property to each other except when a separation  of property is agreed upon in the “ante-nuptial” contract and:
    • A. 

      When their property relationship is one absolute community of property

    • B. 

      When one of the spouses is still a minor

    • C. 

      When there is a pending annulment of their marriage

    • D. 

      When one of the spouses is accused of infidelity

    • E. 

      When there is a judicial separation of property


  • 51. 
    If a deceased owner of a land dies intestate without any debts or obligation the documents to be executed to transfer to transfer title to the sole heir is:
    • A. 

      Deed of conveyance

    • B. 

      Affidavit of Adjudication

    • C. 

      Extrajudicial settlement of Estate

    • D. 

      Transfer of rights

    • E. 

      Deed of donation


  • 52. 
    If a person died leaving a will, what is the special court proceedings that must be instituted to determine the validity of the testamentary disposition  of the deceased?
    • A. 

      Probate proceedings

    • B. 

      Reconstitution of land title

    • C. 

      Petition to remove cloud on title

    • D. 

      Petition for partition of property

    • E. 

      Petition to quiet title


  • 53. 
    In the conjugal partnership gains, what kind of property does the spouses have conjugal partnership on?
    • A. 

      Gains realized by the joint or merged property and efforts

    • B. 

      Property inherited during marriage

    • C. 

      Winnings from a game of chance

    • D. 

      Income realized by spouses during marriage

    • E. 

      Property owned by spouses exclusively


  • 54. 
    Legal right of the state to acquire property of a decedent who died without a will and without heirs is referred to as what?
    • A. 

      Dedication

    • B. 

      Eminent domain

    • C. 

      Devise

    • D. 

      Escheat

    • E. 

      Police power


  • 55. 
    Spouses who were married after the effectivity of the Family Code without any pre-nuptial agreement shall be governed by:
    • A. 

      Partial community of property

    • B. 

      Conjugal partnership of gains

    • C. 

      Absolute community of property

    • D. 

      Absolute separation of property

    • E. 

      Partnership


  • 56. 
    An illegitimate child was born last  March 2008. The child may use the surname of the father if the:
    • A. 

      Child was acknowledged by the father in a public document

    • B. 

      Father was present in the hospital

    • C. 

      Father and Mother continues to live together

    • D. 

      Mother wants to use the surname of the father

    • E. 

      Child was born in the hospital


  • 57. 
    An acquisition of private property through hereditary succession:
    • A. 

      Inheritance

    • B. 

      Involuntary Grant

    • C. 

      Private Grant

    • D. 

      Public Grant

    • E. 

      Reclamation


  • 58. 
    The following occupations are required by law to be registered with the Professional Regulations Commission, except:
    • A. 

      Real estate consultant

    • B. 

      Real estate broker

    • C. 

      Real estate appraiser

    • D. 

      Property manager


  • 59. 
    Today property management emerged as a _________________science.
    • A. 

      Real estate

    • B. 

      Managerial

    • C. 

      Financial

    • D. 

      Multi-disciplinary


  • 60. 
    The roles of a property manager are the following, except:
    • A. 

      Manage, administer or supervise the operations of the property

    • B. 

      Act as financial overseer and manages the funds of the association of property owners.

    • C. 

      Advertise, solicit, and mediate sale of real property

    • D. 

      Supervise preparation of financial reports and budgets


  • 61. 
    Finance is the of science of__________________.
    • A. 

      Collection of money

    • B. 

      Income

    • C. 

      Management of money

    • D. 

      Giving of money


  • 62. 
    Which of the following is the correct definition of Compliance Audit:
    • A. 

      It is process of verifying whether the money of an institution is properly used

    • B. 

      A systematic, independent and documented verification process of objectively obtaining and evaluating audit evidence to determine whether specified criteria are met

    • C. 

      A systematic and unbiased verification whether the terms of the brokerage contract are met

    • D. 

      The government’s inspection of compliance with legal requirements


  • 63. 
    Date of effectivity of Family Code:
    • A. 

      3 August 1988

    • B. 

      3 August 1998

    • C. 

      3 August 1978

    • D. 

      3 August 1980


  • 64. 
    An act allowing illegitimate children to use the surname of their Father, amending for the purpose Article 176 of EO No.209, otherwise known as the “FAMILY CODE OF THE PHILIPPINES”:
    • A. 

      RA 9775

    • B. 

      RA 9255

    • C. 

      RA 9335

    • D. 

      RA 9252


  • 65. 
    Omision in the testator’s will of one, some, or all of the compulsory heirs in the direct line, whether living of the execution of the will or born after the death of the testator.
    • A. 

      Preteriton

    • B. 

      Preterition

    • C. 

      Pretereton

    • D. 

      Pretenton


  • 66. 
    All are special formalities of a notarial will except:
    • A. 

      Subscription

    • B. 

      Attestation Clause

    • C. 

      Jurat

    • D. 

      Acknowledgment


  • 67. 
    Which of the following does not form part of on-site activities in a Compliance Audit:
    • A. 

      Planning and preparing for the audit

    • B. 

      Collecting background information

    • C. 

      Compiling checklists

    • D. 

      All of the above


  • 68. 
    All are on-site activities in a Compliance Audit except:
    • A. 

      Conducting an opening meeting

    • B. 

      Collecting audit evidence through gathering information, observations and interviews, and sampling

    • C. 

      Evaluating audit evidence

    • D. 

      Conducting a closing meeting


  • 69. 
    Compliance Audit consists of the following general activities, except:
    • A. 

      Post-site activities

    • B. 

      In-site activities

    • C. 

      On-site activities

    • D. 

      Pre-site activities


  • 70. 
    It is a contract entered into by the future spouses fixing the matrimonial property regime that should govern during the existence.
    • A. 

      Marriage Contract

    • B. 

      Marriage Ceremony

    • C. 

      Marriage Settlement

    • D. 

      Marriage License


  • 71. 
    Juan and Maria are live-in partners. Maria donated a parcel of land to Juan. What is the status of the contract?
    • A. 

      Voidable

    • B. 

      Void

    • C. 

      Unenforceable

    • D. 

      Valid


  • 72. 
    All except one, are grounds for termination of Absolute Community property Regime:
    • A. 

      Decree of legal separation

    • B. 

      Annulment or declaration of nullity of marriage

    • C. 

      Death of either spouses

    • D. 

      Extra-judicial separation of property


  • 73. 
    Juan and Maria are live-in partners. Juan is a married man who bought a parcel of land at Quezon City through the conjugal funds. Who owns the parcel of land?
    • A. 

      Juan

    • B. 

      Juan and Maria

    • C. 

      Juan and the legitimate spouse

    • D. 

      Legitimate spouse only


  • 74. 
    A mode of acquisition by virtue of which the property, rights and obligations to the extent of the value of the inheritance, of a person are transmitted through his death to another or others by his will or by operation of law.
    • A. 

      Will

    • B. 

      Inheritance

    • C. 

      Succession

    • D. 

      Legacy


  • 75. 
      An act whereby a person is permitted, with the formalities prescribed by law, to control to a certain degree the disposition of his estate to take effect after his death.
    • A. 

      Holographic will

    • B. 

      Notarial will

    • C. 

      Will

    • D. 

      Succession


  • 76. 
    A special proceeding mandatory required for the purpose of establishing the validity of a will.
    • A. 

      Affidavit of Self-Adjudication

    • B. 

      Extra-judicial Settlement of Estate

    • C. 

      Probate

    • D. 

      Administration


  • 77. 
    The part of the testator’s property which he cannot dispose of because the law has reserved it for certain heirs who are, therefore, called compulsory heirs.
    • A. 

      Free portion

    • B. 

      Disposable free portion

    • C. 

      Legitime

    • D. 

      Devise


  • 78. 
    The English translation for the latin term “DONATION PROPTER NUPTIAS”.
    • A. 

      Donation after marriage

    • B. 

      Donation before marriage

    • C. 

      Donation by reason of marriage

    • D. 

      Donation during marriage


  • 79. 
    What is not an effect of legal separation:
    • A. 

      The spouses shall be entitled to live separately from each other

    • B. 

      The absolute community or conjugal partnership shall be dissolved and liquidated

    • C. 

      The offending spouse shall be disqualified from inheriting from the innocent spouse by intestate succession and the provisions in favor of the offending spouse made in the will of the innocent spouse shall be revoked by operation of law.

    • D. 

      The spouses are not considered married anymore


  • 80. 
    It is a component of the activity/process/discharge that is being investigated for assessing compliance of a condition attached to a regulatory instrument.
    • A. 

      Audit data

    • B. 

      Audit component

    • C. 

      Audit element

    • D. 

      Audit portion


  • 81. 
    To systematically and repeatedly measure a parameter to track changes or establish the baseline or current conditions.
    • A. 

      Monitor

    • B. 

      Inspect

    • C. 

      Supervise

    • D. 

      Direct


  • 82. 
    Instruments issued to an auditee  pursuant to the legislation. These include approvals, licenses, notices, permits and certificates of registration:
    • A. 

      Legislative instruments

    • B. 

      Legal instruments

    • C. 

      Statutory instruments

    • D. 

      Audit instruments


  • 83. 
      Audits that assess targeted activities, processes or  discharges of the auditee in relation to legislation.
    • A. 

      Targeted Audits

    • B. 

      Focused Audits

    • C. 

      Specific Audits

    • D. 

      Marked Audits


  • 84. 
    A system of procedures to ensure that all audits are carried out correctly.
    • A. 

      Quality Assurance

    • B. 

      Quality Control

    • C. 

      Trouble Shooting

    • D. 

      Audit Control


  • 85. 
    Lists of all the activities, processes and discharges to be addressed during the audit including a lists of elements to be audited and the type of observations to be made to assess compliance.
    • A. 

      Master list

    • B. 

      Shortlist

    • C. 

      Enlist

    • D. 

      Checklist


  • 86. 
    A special contract of permanent union between a man and a woman entered into in accordance with law for the establishment of conjugal and family life. Its nature, consequences and incidents are fixed by law and cannot be the subject of stipulation.
    • A. 

      Void contract

    • B. 

      Voidable Contract

    • C. 

      Marriage Contract

    • D. 

      Marriage Ceremony


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