NJRE - New Jersey Real Estate Salesperson License Examination

Question 21: A homeowner in Long Beach Island sits on a deeded shorefront parcel along a navigable tidal waterway. New Jersey law generally recognizes which of the following BEST identifies the special set of rights this owner has to the use of the water touching the property?

Riparian or littoral rights

Mineral rights only

Air rights above the water

Profit à prendre over the seabed

Question 22: A buyer in Cape May takes title to a single-family vacation home in fee simple absolute, the most complete estate recognized in New Jersey. Which of the following BEST identifies the category of estate that includes fee simple absolute?

A leasehold estate

A non-freehold estate

A freehold estate

A future interest only

Question 23: A married couple in Jersey City takes title to a brownstone with a deed expressly conveying ownership to them as husband and wife, with right of survivorship. One spouse signs a loan trying to use the home as collateral without the other spouse signing. Which form of co-ownership applies?

Tenancy in common

Joint tenancy with survivorship

Ownership in severalty

Tenancy by the entirety

Question 24: Two unrelated business partners in Newark take title together to a small rental property, with the deed expressly conveying to them with right of survivorship. They take title at the same time, by the same instrument, with equal undivided interests, and equal right to possess. Which form did they create?

Tenancy in common

Joint tenancy

Tenancy by the entirety

Cooperative ownership

Question 25: Three siblings in Edison inherit a residential property through their mother's will, each receiving a one-third undivided interest with no survivorship language in the deed. One sibling later wants to sell her share to an outside buyer without the others' consent. Which form of co-ownership permits this?

Tenancy in common

Tenancy by the entirety

Joint tenancy with survivorship

Ownership in severalty

Question 26: A buyer in Hoboken purchases a unit in a residential building and receives an interest that includes fee ownership of the airspace inside her unit and an undivided share of the lobby, hallways, roof, and grounds, all governed by a master deed and bylaws. Which form of ownership BEST describes this?

Cooperative ownership

Timeshare estate ownership

Condominium ownership

Ownership in severalty

Question 27: A resident in a Manhattan-style cooperative in Jersey City pays for the right to occupy a specific apartment. The entire building is owned by a corporation, the resident owns shares of stock, and a proprietary lease entitles the shareholder to occupy the unit. Which form of ownership applies?

Condominium ownership

Joint tenancy with survivorship

Timeshare estate ownership

Cooperative ownership

Question 28: A vacation property in Cape May is divided so that twenty-six unrelated families each hold the right to use a specific unit for two consecutive weeks every year, with their interests recorded as deeded fee interests in the property. Which form of ownership BEST describes this arrangement?

Condominium fee ownership

Timeshare estate ownership

Cooperative stock ownership

A life estate pur autre vie

Question 29: An elderly widow in Trenton signs a deed transferring her home to her son but reserves the right to occupy and use the home for the rest of her life. Upon her death, the son will hold full fee simple title. Which interest did the mother keep for herself in this conveyance?

A life estate

A fee simple defeasible

A leasehold estate

An estate at will

Question 30: A grantor in Princeton conveys a farm to a niece for the lifetime of a third person, the grantor's elderly aunt. The niece may use the farm only as long as the aunt is living, after which the property passes back to the grantor. Which interest does the niece hold?

A life estate by her own life

Fee simple subject to condition subsequent

A life estate pur autre vie

A leasehold for years

Question 31: An instructor preparing students for the New Jersey salesperson exam reviews the four government powers that limit private ownership, captured by the mnemonic PETE. Which of the following is the correct expansion of PETE in the order it represents the four powers?

Possession, Eminent domain, Taxation, Enjoyment

Police power, Easement, Title, Escheat

Police power, Enjoyment, Title, Eviction

Police, Eminent domain, Taxation, Escheat

Question 32: A municipality in Hudson County plans to take a small strip of private property along a public road in order to widen the road for safer travel, paying the owner just compensation following appraisal and a public hearing. Which government power is the municipality exercising?

Police power

Eminent domain

Escheat

Taxation

Question 33: A property owner in Newark complains that the state's new transit project so dramatically blocks all access to her storefront that the property is now nearly worthless, yet the state never formally condemned the parcel. Which of the following remedies BEST describes the legal action she may pursue?

An inverse condemnation action

An action for escheat reversal

A federal tax abatement

A specific performance suit

Question 34: A New Jersey municipality enacts a noise ordinance limiting outdoor live music to specific hours, citing protection of public health and quality of life. The ordinance does not transfer any property and does not require the town to pay landowners. Which government power supports the ordinance?

Eminent domain

Escheat

Police power

Taxation

Question 35: An elderly owner in Newark dies leaving no will, no spouse, no children, and no traceable heirs after diligent search by the surrogate. The county clerk records the property in the name of the state under a long-standing rule. Which government power is being applied?

Police power

Eminent domain

Taxation

Escheat

Question 36: A town council in Bergen County enacts a comprehensive ordinance that divides the municipality into zones for residential, commercial, and industrial use, sets minimum lot sizes and setback rules, and establishes maximum building heights. Which power of government BEST authorizes such an ordinance?

Eminent domain

Police power

Taxation

Escheat

Question 37: A planning consultant in Princeton explains to a class that the municipality's master plan is the long-range policy document that guides land use, while the zoning ordinance translates that vision into binding rules. Which of the following BEST states the legal relationship between the two?

Zoning must conform to the master plan

The master plan binds owners as law

Zoning eliminates the need for a plan

The zoning board enacts the master plan

Question 38: A homeowner in Cherry Hill seeks permission to build a porch that would extend two feet into the required front-yard setback because the lot is unusually shallow and the strict application of the zoning rule causes undue hardship. Which type of relief is the homeowner seeking?

A use variance

A conditional use permit

A hardship bulk variance

A site plan amendment

Question 39: A property owner in Trenton wants to operate a small coffee shop on a parcel located in a strict residential zone where retail business is not a permitted use. Which type of relief, granted only on stringent statutory proof, would be required for the coffee shop to operate?

A c-1 hardship variance

A c-2 flexible variance

A site plan waiver

A d-variance for use

Question 40: A small auto-repair shop in Toms River has operated lawfully since the 1970s, but the surrounding area was rezoned strictly residential in 2010. The shop continues operating without expanding, structurally changing, or interrupting use. Which of the following BEST describes the shop's legal status?

An illegal use that must close now

A legal nonconforming use, subject to limits

A conditional use entitled to expand

A protected accessory structure use

NJRE New Jersey Real Estate Salesperson License Examination - Set 1 - Part 2

Question 21: A homeowner in Long Beach Island sits on a deeded shorefront parcel along a navigable tidal waterway. New Jersey law generally recognizes which of the following BEST identifies the special set of rights this owner has to the use of the water touching the property?

Question 22: A buyer in Cape May takes title to a single-family vacation home in fee simple absolute, the most complete estate recognized in New Jersey. Which of the following BEST identifies the category of estate that includes fee simple absolute?

Question 29: An elderly widow in Trenton signs a deed transferring her home to her son but reserves the right to occupy and use the home for the rest of her life. Upon her death, the son will hold full fee simple title. Which interest did the mother keep for herself in this conveyance?

Question 30: A grantor in Princeton conveys a farm to a niece for the lifetime of a third person, the grantor's elderly aunt. The niece may use the farm only as long as the aunt is living, after which the property passes back to the grantor. Which interest does the niece hold?

Question 31: An instructor preparing students for the New Jersey salesperson exam reviews the four government powers that limit private ownership, captured by the mnemonic PETE. Which of the following is the correct expansion of PETE in the order it represents the four powers?

Question 32: A municipality in Hudson County plans to take a small strip of private property along a public road in order to widen the road for safer travel, paying the owner just compensation following appraisal and a public hearing. Which government power is the municipality exercising?

Question 35: An elderly owner in Newark dies leaving no will, no spouse, no children, and no traceable heirs after diligent search by the surrogate. The county clerk records the property in the name of the state under a long-standing rule. Which government power is being applied?

Question 38: A homeowner in Cherry Hill seeks permission to build a porch that would extend two feet into the required front-yard setback because the lot is unusually shallow and the strict application of the zoning rule causes undue hardship. Which type of relief is the homeowner seeking?

Question 39: A property owner in Trenton wants to operate a small coffee shop on a parcel located in a strict residential zone where retail business is not a permitted use. Which type of relief, granted only on stringent statutory proof, would be required for the coffee shop to operate?

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