HRES - Hawaii Real Estate Salesperson

Question 1: In the government survey system, an instructor draws the grid and asks students to name the lines that run north and south, parallel to the principal meridian, and set off the vertical columns of townships. Which lines is she describing?

Township lines

Base lines

Section lines

Range lines

Question 2: A dominant lot in Kaneohe enjoys a driveway easement over the adjoining servient lot. The owner of the dominant lot then buys the servient lot, bringing both parcels under single ownership. The instructor asks what happens to the easement. Which result BEST applies?

It terminates by merger

It converts to easement in gross

It becomes a license

It transfers to future buyers

Question 3: A dispute reaches a court over whether an item left behind after a home sale is a fixture. The instructor stresses that although several tests exist, modern courts treat one as the single most important, controlling factor. Which test is generally regarded as most decisive?

The method of annexation

The adaptation of the item

The intention of the annexer

The cost of the item

Question 4: Several liens burden a single Kailua home, all recorded on different dates, but the county real estate tax lien was the last to be entered in the public record. When the property sells at a forced sale, which lien is paid first?

The earliest recorded lien

The largest mortgage lien

The most recent lien

The real estate tax lien

Question 5: In a community property state, a husband and wife earn wages and buy furniture during their marriage. The instructor explains that most assets acquired through the efforts of either spouse while married are owned equally by both. Which category describes such assets?

Community property

Separate property

Property in severalty

A tenancy in common

Question 6: A developer subdivides a Kailua tract, files a map dividing it into numbered lots grouped in blocks, and records that map with the county. Later deeds identify each parcel simply by its lot number, block, and the recorded map. Which description method is this?

Metes and bounds

Rectangular survey

Lot and block

Monument system

Question 7: Two siblings take title to a Kailua property as joint tenants, receiving equal interests through the same deed, at the same time, with identical rights of possession. The instructor notes these shared conditions are essential to the estate. Which requirement of joint tenancy do they illustrate?

The right of partition

The possibility of reverter

The doctrine of survivorship

The four unities

Question 8: A father deeds his Honolulu home to his daughter for the rest of her life, and the deed states that upon her death the property will pass to a named grandson. Which term describes the future interest the grandson holds?

A reversion

A reverter

A remainder interest

A leasehold interest

Question 9: Two similar single-family homes differ sharply in price mainly because one sits in a preferred Honolulu neighborhood close to the beach and good schools. The instructor says this location preference is the economic characteristic with the greatest effect on value. Which characteristic is it?

Scarcity

Immobility

Improvements

Situs

Question 10: A landowner deeds a Kaneohe parcel to a church so long as the land is used for worship, providing that ownership ends automatically and reverts to the grantor if that worship use ever ceases. Which estate has the church received?

Fee simple determinable

Fee simple absolute

Life estate

Estate for years

Question 11: Because every parcel occupies its own unique spot on the earth, no two tracts are ever truly identical, a fact courts cite when ordering specific performance rather than money damages in land contracts. Which physical characteristic of land does this describe?

Immobility

Nonhomogeneity

Indestructibility

Situs

Question 12: A survey of a Honolulu lot reveals that the neighbor's new garage was built two feet over the boundary line, physically extending onto the surveyed owner's land without any permission. Which term describes this unauthorized intrusion of a structure onto another's property?

An encroachment

An easement

A license

An encumbrance by lien

Question 13: A landowner cuts down mature trees growing on an oceanfront lot and saws them into stacked lumber intended for sale. The instructor asks students to name the process by which this once-real property was converted into personal property. Which term applies?

Annexation

Adaptation

Accession

Severance

Question 14: For many years a Kailua resident openly and continuously walked a shortcut across a neighbor's vacant lot without permission, and the owner never objected. After the statutory period, the resident claims a legal right to keep using the path. How was this easement created?

By express grant

By necessity

By prescription

By condemnation

Question 15: A tenant operating a bakery in a leased Honolulu storefront installs ovens, counters, and display shelving to run the business, planning to remove them when the lease ends. Which term describes articles a commercial tenant attaches for use in a trade?

Permanent improvements

Trade fixtures

Emblements

Appurtenances

Question 16: A utility company holds a recorded right to run power lines across a Honolulu subdivision. The right belongs to the company itself, benefits no neighboring parcel, and has no dominant tenement. Which type of easement does the utility hold here?

An easement appurtenant

A prescriptive easement

An easement in gross

A party wall easement

Question 17: Custom storm windows were cut and fitted precisely to the unusual window openings of an oceanfront home, making them useful only on that house. An agent argues they pass a particular fixture test because of this tailoring. Which test does that tailoring satisfy?

Adaptation to the real estate

Method of annexation

Intention of the annexer

Relationship of the parties

Question 18: A creditor obtains a court judgment against a Honolulu debtor, and by law that judgment becomes a lien reaching every parcel of real property the debtor owns within the county, not just one named property. Which classification of lien does this describe?

A specific lien

A voluntary lien

A mechanic's lien

A general lien

Question 19: An instructor explains that owning a Honolulu parcel means holding a collection of separate legal rights, including the rights to possess, use, exclude others, enjoy, and dispose of the property. Which concept describes this collection of ownership rights held by an owner?

The physical characteristics

The land itself

The bundle of rights

A leasehold estate

Question 20: A married couple takes title to their Kaneohe home in a form available only to spouses, giving each an undivided whole with automatic survivorship, and neither may convey a separate share without the other's consent. Which form of ownership have they chosen?

Tenancy by the entirety

Joint tenancy

Tenancy in common