Practical Aspects of Property and Mortgage Law Quiz

Comprehensive practical property and mortgage law quiz covering land registration, title types, easements, covenants, and conveyancing procedures. Test your understanding of the real-world application of property law principles in mortgage advising and property transactions.

Topics Covered: land registration, Land Registration Act 2002, title types (absolute, good leasehold, possessory, qualified), easements, dominant/servient tenement, restrictive covenants, positive covenants, adverse possession, conveyancing procedures, and land charges.

This quiz is specifically designed for CeMAP students, conveyancers, property lawyers, and mortgage advisers dealing with practical property law applications.

Practical Aspects of Property and Mortgage Law Quiz

1. What is the primary purpose of land registration?

A) To provide an accurate, up-to-date record of land ownership
B) To impose taxes on property owners
C) To eliminate the need for leasehold properties over time
D) To restrict property sales to UK citizens

2. Which Act modernized land registration?

A) Law of Property Act
B) Land Registration Act 2002
C) Commonhold and Leasehold Reform Act
D) Financial Services Act

3. What triggers compulsory registration of unregistered land?

A) Local council mandate
B) Inheritance tax planning
C) Transfer of ownership or creation of a lease >7 years
D) Paying off a mortgage

4. Which register contains details of a property's title number and plan?

A) Proprietorship register
B) Charges register
C) Covenants register
D) Property register

5. What does absolute title guarantee?

A) Clear and undisputed ownership
B) The property is mortgage-free
C) The property is freehold
D) No easements exist

6. What is "good leasehold title"?

A) A lease with less than 21 years remaining
B) Leasehold title where the freehold is unproven
C) A temporary rental agreement
D) A lease with no restrictions

7. What is "possessory title"?

A) Title for squatters only
B) A leasehold with absolute title
C) Title granted without proof of ownership
D) A temporary registration

8. How long must a squatter occupy unregistered land to claim title?

A) 5 years
B) 10 years
C) 20 years
D) 12 years

9. What is "qualified title"?

A) Title subject to unresolved defects
B) Title with qualified defects
C) Title for commercial properties only
D) The most secure form of title

10. What happens if a transfer of registered land is not registered within 30 days?

A) The sale is void
B) Other claims may take priority
C) The buyer forfeits the property
D) The lender repossesses the property

11. What is the priority period for registering a transfer of land?

A) 14 days
B) 60 days
C) 30 days
D) 90 days

12. What is required to establish title for unregistered land?

A) A solicitor report
B) A mortgage agreement
C) A court order
D) A 15-year history search

13. What is an easement?

A) A right one property has over another
B) A tax on property transfers
C) A type of mortgage
D) A form of leasehold agreement

14. What is the dominant tenement?

A) The property burdened by an easement
B) The property benefiting from an easement
C) The larger of two adjacent properties
D) A property with restrictions on use

15. What is the servient tenement?

A) The property benefiting from an easement
B) A property with no mortgage
C) The property burdened by an easement
D) A leasehold property

16. Which is a negative easement?

A) Right to hang a sign
B) Right to access a neighbour's garden
C) Right to park a vehicle
D) Right to light which prevents obstruction

17. What is an easement by necessity?

A) An easement required for essential access
B) An easement granted by court order
C) An easement to keep the property maintained
D) An easement as a requirement for lending

18. How can an easement be extinguished?

A) By renovating the property
B) By the same owner acquiring both dominant and servient land
C) By transferring the mortgage
D) By police order

19. What is a positive covenant?

A) A freehold condition
B) A right to light
C) An obligation to do something
D) A commonhold condition

20. What is a restrictive covenant?

A) A requirement to do work on the property
B) A right of way
C) A requirement for mortgage fund release
D) A prohibition

21. Do restrictive covenants run with the land?

A) Yes, they bind future owners
B) No, they apply only to the original owner
C) Only if registered with the PRA
D) Only via litigation

22. What is a common example of a restrictive covenant?

A) Requirement to pay rent
B) Prohibition on converting a front garden to parking
C) Right to install solar panels
D) Obligation to paint the house annually

23. What happens if a new owner refuses a positive covenant?

A) The property is repossessed
B) The covenant is void
C) They lose associated benefits
D) They face a fine

24. What is a Class F land charge?

A) A mortgage registration
B) A second charge loan
C) A right of way
D) A spouse's interest on the charges register

25. What is a puisne mortgage?

A) A second charge not protected by title deeds
B) A first-charge mortgage
C) A mortgage for unregistered land
D) A government-backed loan

26. What is the role of a conveyancer?

A) To conduct property surveys
B) To manage property transfers and legal ownership
C) To produce remove charges from the land registry
D) To enforce restrictive covenants

27. What is adverse possession?

A) Possession via surrender of keys
B) Court ordered repossession
C) Squatter's rights to claim title after long occupation
D) Inhabited property which does not meet local council standards

28. How long must a squatter occupy registered land to claim title?

A) 5 years
B) 12 years
C) 15 years
D) 10 years

29. What is the main risk of lending on possessory title?

A) Potential claims from previous owners
B) Higher interest rates
C) No right to sell the property
D) Higher lending charge

30. What is typically required for a lender to accept possessory title?

A) A court order
B) Indemnity insurance
C) A government guarantee
D) A minimum 50% deposit

31. What is encirclement in easements?

A) A fencing requirement
B) A freehold condition
C) A property surrounded by another, requiring access rights
D) A leasehold condition

32. What is a right of way?

A) A court-mandated right
B) Power to restrict road access
C) Unrestricted roundabout access
D) A legal right to access land across another's property

33. What is a right to light?

A) A negative easement preventing obstruction of light
B) A requirement to install windows
C) A solar panel subsidy
D) Legally enforced lighting arrangement

34. What is the primary purpose of restrictive covenants?

A) To reduce property taxes
B) To control land use and protect value
C) To enforce mortgage payments
D) To grant easements

35. What is a "beneficiary" in covenants?

A) The mortgage lender
B) The local authority
C) The property surveyor
D) The person who imposed the covenant