MIRES - Michigan Real Estate Salesperson Exam

Question 1: A Michigan licensee in Grand Rapids is describing a parcel to a buyer and refers to it as a lot, and the buyer asks what makes a piece of ground a lot rather than simply a parcel. Which of the following states the Michigan definition?

A measured portion in a recorded plat

Any ground with road frontage

Any ground held in single ownership

Any ground under one acre

Question 2: An owner of rural ground in Ionia County splits her holding into two pieces, neither of which is smaller than forty acres, and she asks whether the Land Division Act treats that as a division. Which of the following describes the split?

A subdivision requiring a recorded plat

A division requiring municipal approval

An exempt split under the act

A transfer requiring a survey certificate

Question 3: A parcel in Osceola County has no frontage on any public road, but it is served by a recorded easement that gives vehicles a way in and out. Which of the following describes that parcel under the Land Division Act definition of accessible?

Accessible, since an easement serves it

Not accessible, absent public frontage

Not accessible until a driveway is built

Accessible once the county accepts it

Question 4: A proprietor in Missaukee County splits a large tract into parcels of twenty acres or more, and one of the resulting parcels is not accessible as the Land Division Act defines that term. Which of the following describes what the purchaser must receive?

An oral warning at the showing

A recorded affidavit after closing

A survey showing the lack of frontage

A written statement delivered before closing

Question 5: A division of land in Newaygo County produces a parcel smaller than one acre, and the buyer plans to build a house on it. Which of the following describes the condition Michigan attaches to issuing a building permit for that parcel?

Approved water supply and sewage disposal

A right-to-farm notice in the deed

A variance from the zoning board

A recorded plat of the whole tract

Question 6: A Michigan seller is preparing a deed for a parcel of unplatted land in Clinton County, and her attorney mentions a notice that all such deeds executed after March 1997 must carry. Which of the following identifies that required statement?

A flood hazard area warning

A right-to-farm vicinity notice

A mineral rights reservation notice

A wetland presence disclosure

Question 7: A Michigan seller of unplatted land in Gratiot County is told that her deed must address one particular right the buyer may or may not be receiving with the ground. Which of the following must that deed state?

Whether mineral rights are conveyed

Whether the parcel has been surveyed

Whether riparian rights are conveyed

Whether division rights are conveyed

Question 8: A roofing contractor finishes work on a house in Saginaw and is never paid by the owner who hired him. Which of the following states how long he has to record a claim of lien under the Michigan Construction Lien Act?

Fifteen days after last furnishing labor

Six months after last furnishing labor

Ninety days after last furnishing labor

One year after last furnishing labor

Question 9: A Michigan supplier recorded a claim of construction lien against a property in Bay County several months ago and now wonders how long she has before that lien becomes unenforceable. Which of the following states her deadline under the Construction Lien Act?

One year after the lien was recorded

Ninety days after the lien was recorded

Until the property is next conveyed

Six years, as with written contracts

Question 10: A Michigan assessor is determining the taxable status of a home in Kalamazoo County for the coming tax year, and a buyer asks her agent which date actually fixes that status. Which of the following identifies the Michigan tax day?

The date the deed is recorded

The date the buyer takes possession

December 31 of the preceding year

January 1 of the current year

Question 11: A developer in Ann Arbor is establishing a condominium project and asks his attorney which recorded instrument actually creates it and carries the required project information. Which of the following identifies that instrument under the Condominium Act that governs the project?

The master deed

The condominium buyer's handbook

The individual unit deed

The association's operating budget

Question 12: A Michigan woman receives the right to occupy a family cottage in Charlevoix County for the rest of her life, after which the property goes to her nephew. Which of the following identifies the interest the nephew holds during her lifetime?

A leasehold interest

A reversionary interest

An easement in gross

A remainder interest

Question 13: Two friends buy a cabin near Higgins Lake together, and their deed states plainly that on the death of either one of them the survivor takes the whole property automatically. Which of the following forms of ownership does that describe?

Tenancy in common

Joint tenancy with survivorship

A partnership in the property

Tenancy by the entirety

Question 14: A married couple in Rochester Hills takes title to their home in a way that carries survivorship and also shields the property from the separate creditors of one spouse. Which of the following identifies that form of ownership?

Tenancy in common with equal shares

Joint tenancy with survivorship

A life estate with remainder

Tenancy by the entirety

Question 15: An owner in Leelanau County holds a recorded right to cross her neighbor's land in order to reach the lake, and that right passes automatically whenever her own parcel is sold. Which of the following best identifies the arrangement?

An easement appurtenant

A license to use the land

An easement in gross

An encroachment onto the land

Question 16: A restaurant tenant in Detroit installs a walk-in cooler and a commercial hood in the leased space, intending to take both of them along when the lease finally ends. Which of the following best describes those installed items?

Emblements belonging to the tenant

Personal property never attached

Fixtures belonging to the landlord

Trade fixtures the tenant may remove

Question 17: A survey of a home in Livonia ordered shortly before closing reveals that the neighbor's detached garage extends about two feet over the boundary line and onto the property being sold. Which of the following identifies that condition on the title?

A deed restriction violation

An easement by necessity

An encroachment

A party wall arrangement

Question 18: A township in Livingston County adopts a zoning ordinance and applies different setback standards to two houses sitting in the very same zoning district. Which of the following principles of the Michigan Zoning Enabling Act does that raise?

Zoning must permit every lawful use

Zoning may not reduce property values

Zoning must follow the comprehensive plan

Regulations must be uniform within a district

Question 19: A machine shop in Wyandotte has operated lawfully in the same building for decades when the city rezones the surrounding blocks for residential use only. Which of the following describes the shop's position under the Michigan Zoning Enabling Act?

It becomes an illegal use immediately

It must close within one year

It may continue as a nonconforming use

It must apply for a use variance

Question 20: A landowner in a Michigan township asks the local zoning board of appeals to allow a use that the ordinance does not permit anywhere in her district. Which of the following describes the Michigan approach to that request?

The planning commission handles them

Use variances are restricted in townships

Use variances are freely available statewide

Use variances require a unanimous vote

MIRES Michigan Real Estate Salesperson Exam - Set 5 - Part 1