NMLS Ethics Practice Test Questions 2025

Last Updated on June 23, 2025

NMLS Ethics Practice Test Questions 2025. The Nationwide Multistate Licensing System (formerly known as the Nationwide Mortgage Licensing System) has an Ethics and Professional Conduct section with a 20% rate.

This chapter will delve deeper into the ethics and professional conduct of mortgage professionals, examining the best practices for treating clients and ensuring the longevity of this respected profession. By the end, you will be an expert on prohibited practices, anti-money laundering, fair lending practices, and how to safeguard confidential information.

This chapter is structured in the following way:

A. Fiduciary Duty to Clients.
B. Prohibited Practices and Unfair Lending.
C. Anti-Money Laundering (AML) regulations.
D. Fair Lending Practices and Avoiding Discrimination.
E. Confidentiality and Information Security.

NMLS Ethics Practice Test Questions

1) Thanks to lending-law reforms, what can a client do if they feel discriminated against by a lender?

File a complaint with the lender’s management.

Seek legal advice and file a lawsuit against the lender.

All of the above.

File a complaint with the relevant regulatory agency (such as HUD or CFPB).

2) Based on what you understand about the fiduciary relationship between a lender and their client, what is not an example of this type of partnership?

Agent and principal.

Lender and lender.

Attorney and client.

Controlling stockholders and company.

Guardian and ward.

Trustee and beneficiary.

3) How is fair lending regulated?

Department of Housing and Urban Development (HUD).

Office of the Comptroller of the Currency (OCC).

A & B & C

Fair Housing Act (FHA).

Consumer Financial Protection Bureau (CFPB).

Federal Reserve Board (FRB).

Equal Credit Opportunity Act (ECOA).

4) What are the major organizational pillars that make up AML?

Internal control and designated roles.

B & C

Regulation programs, surveillance, training, and risk-based approaches.

Training and awareness, independent testing, risk-based approaches to CDD.

5) What is an example of collusion with mortgage professionals in breach of AML?

A lender offering to give the client a good deal for a favor.

A client bribing a lender to get a good mortgage deal.

A lender who is a member of a criminal organization using the job to secure mortgages.

All of the above.

6) What must financial institutions do with PEPs (Politically Exposed Persons)?

Prevent corruption by highlighting influential people in power.

Craft robust anti-laundering programs to ensure these influential persons don’t fall victim to or partake in criminal activities.

Create carefully regulated programs following AML law to combat money laundering and other criminal activities.

Notify FinCEN of regulation breaches.

C & D

7) What are the AML regulations?

A clearly outlined punishment process for money laundering.

Regulations on how to detect and report laundering behavior.

Regulations to prohibit laundering of any behavior and market terrorism.

B & C

8) What is the purpose of Fair Lending Laws and Regulations (FDIC)?

All of the above.

A collection of fair-lending laws and regulations for easy reference.

An act that focuses on ways to minimize lending malpractice.

The enforcer of lending laws.

9) What is an example of bait-and-switch in predatory lending?

A client receives a loan with extra services they didn’t need or ask for.

A lender promises a good interest rate but, without reason, gives a different one.

A client believes they have a low-interest loan, only to learn it’s a short-term “balloon” mortgage with larger fees at the end.

The lender makes a loan based on the equity of a client’s home, even if they can’t repay.

10) What can a lender not do under anti-discrimination laws?

Offer different loan terms based on the applicant’s credit score.

A & B & C

Charge higher interest rates solely because of the applicant’s gender.

Deny a loan application based on the applicant’s age.

Refuse to lend money based on race or ethnicity.

11) What are NOT some of the basic tenets of an AML compliance program?

The program must have approval from a senior manager.

Detect and report suspicious activity of money laundering and market terrorism.

The safer regulation of financial investments or trading.

It must comply with AML rules, such as a risk-based Customer Identification Program (CIP).

12) What isn’t a key fiduciary duty that a lender must follow for their clients?

To uphold a lender’s reputation even if the client doesn’t look favorably at their operation.

Failure to provide the most favorable loan terms or the lowest fees.

Offer full disclosure of their financial or other interest that may conflict with the client.

Act in the best interest of their clients.

13) What is the duty of prudence in fiduciary duty?

A lender should be wise and share all their knowledge with their clients.

A lender should ensure they have the skills to perform the best job for their clients.

A client should ensure that their lender is qualified.

A lender should act with the highest skill, caution, and critical awareness of risk.

14) How is lending fairer today than it was 100 years ago?

All of the above.

Anti-discrimination laws.

Consumer protection.

Financial education.

Regulation and oversight.

15) What is redlining?

When a lender refuses a loan because the client lives in a poor area.

B & C

When a lender reads out the fine print to their client.

When a lender declines an application due to the client’s ethnicity.

When a lender approves an application because the client is from the same culture.

16) What are common ways money laundering happens in mortgage lending?

Equity skimming.

Straw buyers.

Shell companies.

All of the above.

Mortgage fraud.

17) AML is a 1970s anti-money-laundering law. Which scenario is not an example of an AML breach?

A banker falsifies bank records from offshore black-market activities.

A criminal group pays for real estate with cash to turn illegal funds into physical assets.

A lending company with a complex corporate structure and shady transactions.

A bank refuses to trade money with a prospective client from overseas.

18) What is an example of fair lending practices?

A lender refuses to give financial advice to applicants based on their gender or religion.

A lender withholds information from applicants based on their age.

A lender changes an applicant’s loan based on their marital status.

A lender charges higher interest rates to applicants because of low credit scores.

19) It is essential that a lender keeps faith with their client as this is the most important part of their profession. What is a breach of fiduciary duty?

The client loses faith due to a scam.

A conflict of interest breaches the lender-client relationship.

A lender doesn’t fulfill obligations to uphold good customer relations.

All of the above.

20) It is important to understand the exact definition of fiduciary; which option is correct?

A word defined as putting one’s trust in another person (and vice versa).

The official legal term for a lender’s relationships with both clients and colleagues.

A word defined in law as a trusting relationship between trustee and beneficiary.

B & C

Another word for trustee.

21) What is the best advice for a client to avoid a scam from a lender?

Do research on mortgage law to know what is standard and what is not.

Ensure a disclosure and fee breakdown is provided.

All of the above.

Check the terms and conditions carefully.

If unsure about the skill of a lender, do research.

22) What does TILA do in combating unethical lending practices?

TILA clearly outlines how a lender can conduct a risk assessment of clients.

TILA oversees abusive practices in the home-lending profession.

TILA requires lenders to provide disclosure documents outlining the terms, conditions, and fees of the loan.

TILA prevents unethical and unfair account charges by requiring fees to be clearly disclosed and banning many junk fees.

23) What is not an example of how a lender acts for the benefit of their fiduciary relationship with their client?

The lender offers a great deal to their client in exchange for a commission.

The lender offers several options and suggests the best deals for their client.

The lender walks a client through the whole mortgage process.

The lender speaks plainly with open disclosure throughout the process.

24) What is the duty to disclose in fiduciary duty?

Lenders should ensure fees are clearly outlined to clients.

Lenders should provide disclosures to their clients and be upfront.

Lenders should explain mortgage terms and conditions clearly.

All of the above.

25) What is an AML red flag?

B & D

A non-compliance warning sign of money laundering or other criminal activity.

Financial criminal activity identified by money shifting from unregulated sources.

A fine issued by AML to offending parties.

A register of AML offending criminals.

26) AML requires that a SAR must be filed if suspicious money-laundering activity is found.

False

True

27) AML is enforced by which entities?

B & C

The United States Department of the Treasury.

The Financial Crimes Enforcement Network.

The National Banks Bureau.

Consumer Financial Protection Bureau.

28) What is the duty of loyalty in fiduciary duty?

The lender shows pride in their organization and profession.

When the lender approves the application of a client despite their sub-standard financial situation.

When the lender fights on the side of the client even if there is a conflict of interest.

When the lender acts in the best interests of the client but will excuse themself in a conflict of interest.

29) What is so dangerous about loan sharks?

They can be licensed lenders working under the radar.

They operate outside the law and regulations.

All of the above.

Their high interest rates always make it impossible to pay back.

30) Why are standard-practice regulations so important?

They ensure consistency and uniformity in procedures.

A & B & C

They enhance consumer protection and confidence.

They produce great profits for the company.

They promote safety and minimize risks.

31) What is the duty of care in fiduciary duty?

For a lender to care for their clients as if they were their own children.

All of the above.

For a lender to care for themselves and their appearance.

To make sound judgments of the best options for clients and protect their interests.

32) What is usury?

An unregulated loan.

An unlicensed lender.

A fine for prosecuting loan sharks.

Unreasonably high interest rates.

33) What is the duty of faith in fiduciary duty?

A lender trusting in the knowledge of their client and letting them decide the outcome.

A lender acting under the law for the good of their client—never outside it.

A lender believes in their religious faith and uses it in the profession.

A lender sometimes acts outside the law for the benefit of their client.

34) What does act in the client’s best interest NOT look like?

A lender offering the best mortgage with the best fees for the client’s situation.

A lender gives clients time even if they don’t have a good case for a loan.

A lender goes above and beyond to do the research if they don’t know the answer.

A lender declines a mortgage application because they don’t like jumbo-loan paperwork.

35) Why do some people call subprime mortgages unethical?

They allow lenders to charge high interest to encourage faster repayments.

They were once offered to risky clients, leading to high numbers of defaults.

They are offered to low-credit, low-income applicants and often go unpaid.

They offer higher interest rates than standard mortgages to cover low credit scores.

All except C.

36) What does a breach in the duty of confidentiality look like?

A lender records client information in a database.

All of the above.

A lender discusses client information with competitors.

A lender is discussing the mortgage application with an underwriter.

A lender is reporting annual mortgage numbers.

37) What legislation helps protect against discrimination?

The market conditions.

The Fair Housing Act (FHA).

A & C

The Equal Credit Opportunity Act (ECOA).

The type of mortgage.

38) What is not a sure sign of a lending scam?

A short-term loan with low-interest fees.

An insurance rate that wasn’t disclosed.

Aggressive lending sales tactics.

High pre-payment penalties.

Junk fees.

39) What outlaws discrimination in lending?

Dodd-Frank Wall Street Reform and Consumer Protection Act.

Equal Credit Opportunity Act (ECOA).

A & B

Home Mortgage Disclosure Act (HMDA).

Fair Housing Act (FHA).

Your score is

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