Chapter 21 Quiz
A provisional broker must complete _____ hours of approved postlicensing education within _____ months to remove the provisional designation from the license. 45 / 12 60 / 18 75 / 12 90 / 18
90 / 18
A North Carolina real estate broker must do all of these things to reinstate a license that has been expired for one year, EXCEPT pay a fee equal to two times the current renewal license submit a criminal record report that was prepared within the past six months submit an original license application and fee pass one postlicensing course or pass both portions of the licensing exam
submit an original license application and fee
A broker-in-charge is holding disputed trust funds. The buyer and seller take the matter to court. The BIC must disburse the funds as directed by a court order. True False
True
Broker Sara has sold many houses in Happy Acres subdivision. She tells prospective buyer Ann that her kids would be really happy at Buckeye Elementary School, one of the best schools in the district. Sara did not realize that the house Ann is looking at is one of four properties on a cul de sac in Happy Acres where children go to Acorn Elementary School. This is MOST LIKELY an example of negligent misrepresentation. willful omission. negligent omission. willful misrepresentation.
negligent misrepresentation.
Which situation would LEAST LIKELY be considered misconduct that could result in administrative discipline by the Real Estate Commission? A. A listing broker does not disclose that the seller is being transferred out of state. B. A listing broker does not disclose that the buyer is his mother-in-law. C. A buyer's broker does not disclose to the buyer that the seller is paying him a bonus. D. A buyer's broker does not disclose to the seller that the buyer's loan was denied.
A. A listing broker does not disclose that the seller is being transferred out of state.
Which is LEAST LIKELY to be an example of an illegal kickback under RESPA? A. ABC Brokerage allows Fox Title to use its downtown offices to conduct closings as a convenience to downtown clients. B. Every month, Lock Title Company pays for a one-page ad in the local newspaper for the real estate brokerage that sends them the most referrals. C. Home inspector Hank gives broker Kevin tickets to the big football game to thank him for the business he's sent his way this year. D. Minute Mortgage pays Rose Realty $10 for every visitor it gets from the link to the Minute Mortgage website that is on the Rose Realty website.
A. ABC Brokerage allows Fox Title to use its downtown offices to conduct closings as a convenience to downtown clients. There's no implication that the arrangement between Fox Title and ABC Brokerage includes any kickback for referrals. The other examples are more likely to be violations of Section 8 of RESPA since they involve the payment of some form of compensation in exchange for the referral.
Which situation is LEAST LIKELY to represent a conflict of interest? A. Alex, a broker at ABC Realty, is the designated agent for seller Samuel, and Brady, another broker at ABC Realty, is the designated agent for a buyer who is interested in buying Samuel's property. B. Kaye is selling property she personally owns, and her buyer client is interested in buying the property. C. Paul, a listing broker, receives an undisclosed bonus from the buyer for closing the deal quickly. D. Susan is negotiating the sale of her client's property to the buyer, who is her sister.
A. Alex, a broker at ABC Realty, is the designated agent for seller Samuel, and Brady, another broker at ABC Realty, is the designated agent for a buyer who is interested in buying Samuel's property. Designated dual agency is not a conflict of interest if it is disclosed.
According to the Commission, when should broker Stephanie give a signed copy of the listing agreement to seller client Clara? A. She should deliver a copy of the listing agreement to Clara immediately when she signs it. B. She should deliver a copy of the listing agreement within three days after Clara signed it. C. She should deliver a copy of the listing agreement at the time she submits an offer to purchase to Clara. D. She should deliver a copy of the listing agreement before Clara accepts any offer to purchase.
A. She should deliver a copy of the listing agreement to Clara immediately when she signs it.
An unlicensed assistant to a North Carolina broker may NOT A. accept a fee for referring a brokerage client to a real estate firm in another state. B. compute commission checks based on transactions that close. C. deposit earnest money checks into the brokerage escrow account. D. submit listings to the multiple listing service.
A. accept a fee for referring a brokerage client to a real estate firm in another state.
Which is NOT an act of misconduct by a broker that could lead to discipline by the Real Estate Commission? A. acting as a dual agent with the informed written consent of both parties B. guaranteeing a buyer that the value of the property he's considering will increase C. making two sets of contracts, one with a price different from the actual sales price D. working for two separate employing brokers without the informed consent of both
A. acting as a dual agent with the informed written consent of both parties
What is the title of the person who is responsible for the day-to-day operation of a North Carolina real estate brokerage office? A. broker-in-charge B. employing broker C. managing broker D. qualifying broker
A. broker-in-charge
When showing a listing, a licensee is asked about the condition of the basement. Without having seen the basement, the licensee says that, to the best of her knowledge, the basement is free of dampness. In fact, the basement leaks steadily whenever it rains. This is most likely an example of A. negligent misrepresentation. B. negligent omission. C. willful misrepresentation. D. willful omission.
A. negligent misrepresentation.
Brian has been appointed the administrator of his grandfather's will. One of his responsibilities will be to sell his grandfather's 25 properties so that he can distribute the funds to Grandpa Joe's many heirs. Assuming he does not want to use a broker, does Brian need to have a real estate license to sell the properties? A. no, if he does not receive commission on the property sales B. only if he sells more than 10 properties in a 12-month period C. not as long as he hires a broker to simply list the properties D. yes, if he plans on accepting a fee
A. no, if he does not receive commission on the property sales
AJ, the broker-in-charge at For You Realty, is reviewing copy for advertisements from the four provisional brokers in the office. He sends three of the ads back to correct because they violate Commission rules. Which ad would meet with AJ's approval? A. "Buyer's Dream Just For You! Call Broker Don at 555-4321 day or night!" B. "Can't miss! Renovated luxury on a wooded lot. Email [email protected] for details." C. "Deal of the Century! Call Rita at 555-0987. She's All For You!" D. "For Lease. See Lisa at For You Realty, 104 Sycamore Road, to apply."
D. "For Lease. See Lisa at For You Realty, 104 Sycamore Road, to apply."
Which statement about time share licensing in North Carolina is TRUE? A. Anyone who sells, or offers to sell, an interest in a time share must have a time share salesperson license. B. Before marketing a time share, the time share developer must be licensed by the Real Estate Commission. C. A licensed real estate broker must obtain a special time share salesperson license status. D. A time share salesperson is not required to be licensed if he is a salaried employee of the developer.
D. A time share salesperson is not required to be licensed if he is a salaried employee of the developer.
How much notice must the Real Estate Commission give a broker-in-charge before inspecting the firm's trust account records? A. at least 24 hours' notice B. at least 48 hours' notice C. at least 72 hours' notice D. No notice is required.
D. No notice is required.
All are EXEMPT from licensing requirements under the North Carolina Real Estate License Law EXCEPT A. Garth, an attorney, who negotiates terms of a real estate transaction for a client as part of a divorce proceeding. B. Laura, who is employed by a real estate broker to manage his appointment schedule and answer the phones. C. Tad, who is paid an executor's fee for selling a house and a small apartment building as part of his duties as executor of an estate. D. Vivian, who accepts a finder's fee from time-share owners for locating buyers willing to take over their contracts.
D. Vivian, who accepts a finder's fee from time-share owners for locating buyers willing to take over their contracts.
Carl needs a real estate license if he A. receives a legal fee to review a real estate contract as an attorney. B. pays himself a 5% commission when he sells his own property FSBO. C. negotiates the sale of real estate for someone else and does not expect or receive a fee. D. accepts a referral fee for bringing a buyer and seller together.
D. accepts a referral fee for bringing a buyer and seller together.
Olive signs a buyer agency contract with broker Glenn of Blue Heron Realty and works with him to put together an offer on Fiona's property. Olive gives Glenn an earnest money deposit, which goes into the brokerage trust account. After some back-and-forth negotiation, Fiona and Olive sign a purchase agreement. After all contingencies clear, they go to settlement, where the earnest money is counted as a credit on the closing statement. Blue Heron must retain the transaction files for three years from which event? A. the day Olive signs the buyer agency contract B. the day Olive makes an offer on Fiona's property C. the day Fiona accepts the offer and they signed the purchase agreement D. the day the transaction closes
D. the day the transaction closes
Who is responsible for ensuring that all time share instruments have been recorded with the Register of Deeds? A. the designated project broker B. the developer C. the time share salesperson D. the time share registrar
D. the time share registrar
What is the primary purpose of the North Carolina Real Estate License Law and the Real Estate Commission? A. to advocate for real estate licensees B. to defend real estate brokers from liability C. to mediate commission disputes between brokers D. to protect the public interest
D. to protect the public interest
A broker-in-charge CANNOT earn interest on the money kept in the brokerage trust account. True False
False
Anyone who sells, or offers to sell, an interest in a time share must have a time share salesperson license. True False
False
Before marketing a time share, the time share developer must be licensed by the North Carolina Real Estate Commission. True False
False
The developer must designate a time share registrar for every project to actively supervise all salespersons. True False
False
To remove the provisional designation from a North Carolina real estate license, the provisional broker must work at least 18 months under the supervision of a broker-in-charge. True. False.
False. The completion of the required postlicensing education will remove the provisional designation.
A real estate broker must complete the required CE by __________ and submit the application for renewal by __________. December 1 / December 31 December 31 / March 31 May 1 / May 31 June 10 / June 30
June 10 / June 30
Sean was arrested for fraud 12 years ago but the charges were dropped for lack of evidence. Sean decided that the Commission did not need to know about an arrest, so he left that off his license application. Would this be grounds for discipline? Yes No
No
Broker Sebastian receives a fee for every client he refers to a mortgage company that results in a loan. Is this permitted? A. Yes, it's permitted if he discloses the fee arrangement to the client when he makes the referral. B. Yes, it's permitted if he discloses the fee arrangement to the client before the sale is finalized. C. Yes, it's permitted as long as he does not require the client to use that mortgage company. D. No, this would be considered an illegal kickback under RESPA.
No, this would be considered an illegal kickback under RESPA.
An applicant passed the national portion but failed the state portion of the licensing exam. Which statement is TRUE? She must retake both the state and national portions. She must retake just the state portion. She must retake the exam within six months. She is not required to pay a fee to retake the exam.
She must retake just the state portion She needs to retake the state portion before the end of her initial 180 days of exam eligibility.
Broker-in-charge Andrea designates Sid, her unlicensed assistant, to make trust fund deposits and handle the bookkeeping. Which statement is TRUE? Sid must be bonded. This is fine, but Andrea is still responsible. This is illegal since Sid is not licensed. This is wise because Andrea will not be liable now for the funds.
This is fine, but Andrea is still responsible.
Seller Jennifer is in a good position. She has four different offers on her immaculate ranch home, and now there seems to be a bidding war. Listing broker Brad wants to move the process along and ensure that his principal gets the best possible deal. Brad tells each of the buyer's agents, "just between us, this is the price to beat." Brad is in violation of the Commission rules. True False
True
Broker Bennie told the neighbors of a property he had listed that someone from another country was moving in and they needed to get their properties listed and sold before property values dropped. Would this be grounds for discipline under the North Carolina license law? Yes No
Yes
Who needs a brokerage cooperation agreement and a declaration of affiliation? any designated broker-in-charge any licensed broker who works for a real estate firm a limited nonresident commercial broker provisional brokers only
a limited nonresident commercial broker
What must a licensee be prepared to show as proof of eligibility to practice real estate if asked? a certificate verifying he or she is current with CE a copy of his or her license a pocket card nothing; the license should be on display at the office
a pocket card
Who is NOT EXEMPT from needing a real estate broker license to sell real property in North Carolina? an administrator selling property as part of an estate an auctioneer selling property as part of an estate an executor selling property as part of an estate a court-appointed guardian selling property on behalf of a minor
an auctioneer selling property as part of an estate
Trust account inspections may be conducted _______________ without the consent of the broker-in-charge. at any time with at least 24 hours' notice with at least 48 hours' notice All account investigations require the consent of the broker-in-charge.
at any time
The mixing of brokerage operating funds with contract deposit funds is known as commingling. conversion. embezzlement. transformation.
commingling.
Broker-in-charge Sue deposits a client's earnest money check into her personal account to cover some short-term expenses. She plans to move the money into the office escrow account when she gets her commission on a deal that's about to close. Her actions could be considered an example of commingling. conversion. cooperation. condemnation.
conversion.
Margaret has been transferred from Charlotte to Dallas and she must move before she's able to complete the sale of her property. She would like her sister Martha to go to the closing table and handle any last-minute contingencies from the contract. In exchange for her services, she intends to pay Martha a fee. To accomplish this task legally, Margaret must name Martha her attorney-at-law. her attorney-in-fact. her executor. her receiver.
her attorney-in-fact.
Which is NOT an administrative discipline that the Real Estate Commission could impose on a licensee for violations of license law or Commission rules? injunction license revocation license suspension reprimand
injunction The Real Estate Commission does not have the authority to issue an injunction to compel someone to cease illegal activity. It can petition the court to issue an injunction against an unlicensed individual who is performing activities requiring a license, however. The Commission could impose the other penalties, as well as censure, against real estate licensees.
Trust accounts may be used to pay a broker's costs associated with the closing. must be FDIC-insured. must be interest-bearing. must be maintained by all brokerages.
must be FDIC-insured.
Broker Betty relied on her seller client's word about the age of the roof on the house, and so indicated in the MLS that it was two years old, when, in fact, it was 12 years old. Betty could be guilty of negligent misrepresentation. negligent omission. willful misrepresentation. willful omission.
negligent misrepresentation.
Someone who has been given a power of attorney to act on behalf of another is known as a(n) _____________. A. agent-in-fact B. attorney-at-law C. attorney-in-fact D. principal agent
C. attorney-in-fact
Someone buys a time share for $14,000, but the developer didn't provide a public offering statement until 10 days after the contract was signed. The developer must pay the purchaser $1,400. $2,800. $3,000. nothing; the cancellation deadline has passed.
$1,400.
A broker-in-charge can deposit up to _______ of business funds in his or her trust account to cover service charges imposed by the bank. $50 $100 $250 A broker-in-charge can never deposit business funds into a trust account.
$100
Charlotte licensee Louisa is getting married and moving across town. What is the timeframe for notifying the Commission of the name and address change? 10 days 21 days 30 days 60 days
10 days
Assuming that a time share buyer does not cancel the transaction, the deposit she makes when signing the purchase contract must remain in the brokerage escrow account for 5 days. 10 days. 15 days. 30 days.
10 days.
If a time share developer fails to deliver the public offering statement before a contract is signed, the purchaser may be entitled to ______ of the sales price from the developer. 5% 10% 15% nothing; the buyer should have asked to see it
10%
How old must you be to apply for a real estate broker license? 18 years old 20 years old 21 years old no age limit
18 years old
What is the minimum age required to apply for a North Carolina real estate license? 21 years old 20 years old 18 years old no age limit
18 years old
If the developer hands over monies paid by a purchaser to an independent escrow agent, what is the deadline for recording the time share instrument? 10 days after the contract is signed 45 days after the contract is signed 60 days after the contract is signed 180 days after the contract is signed
180 days after the contract is signed
Broker Brad accepts an earnest money deposit in cash when buyer Betty makes an offer to purchase Bill's property. She asks him to hang on to it until their negotiations are complete and Bill signs the contract. What is Brad's deadline for depositing Betty's earnest money into the brokerage trust account? immediately as soon as practicable 3 banking days after receiving it 3 banking days after there is a signed contract
3 banking days after receiving it
A North Carolina brokerage must retain the files from any transaction for ___________ after all trust funds are disbursed at closing. 1 year 2 years 4 years 3 years
3 years
Olive and Paul make a $1,000 deposit to reserve a time share in a new beachfront development. They send written notice to the developer that they have changed their mind. Under Commission rules, the developer must return their full deposit within ________ after the execution of the contract. 7 days 10 days 30 days 45 days
30 days
The North Carolina General Update course accounts for _____ hours of the eight hours of the annual continuing education requirement. 2 3 4 6
4
A time share purchaser can cancel a purchase contract without penalty within ________ after the execution of the contract. 48 hours 3 days 5 days 10 days
5 days
When applying for a real estate license, the required criminal background check must be no more than _________ old. 60 days 180 days 6 months 1 year
6 months
A provisional broker must complete ______ of postlicensing education classes within ______. 60 hours / 12 months 60 hours / 18 months 90 hours / 18 months 90 hours / 2 years
90 hours / 18 months
A real estate broker could be guilty of the unauthorized practice of law if she drafts which of the following contracts? a residential lease an offer to purchase a sales contract All of the above
All of the above
Which of these situations would LEAST LIKELY be considered an example of willful misrepresentation or willful omission? A. Broker Bonnie knew that buyer Ben used doctored W-2s to apply for a mortgage loan. B. Broker Brent did not disclose that his seller clients were getting divorced. C. Broker Lori did not tell buyer Bob that the listed property had liens on it in excess of the sale price. D. Broker Sally advertised a lower list price to get interested buyers through the door.
B. Broker Brent did not disclose that his seller clients were getting divorced.
Which statement about license surrender is FALSE? A. The Commission will dismiss the allegations without prejudice. B. It is an admission that the evidence against the licensee is overwhelming. C. The licensee cannot practice real estate during the period of surrender. D. The licensee voluntarily chooses to surrender his license.
B. It is an admission that the evidence against the licensee is overwhelming.
Which statement about brokerage trust accounts is FALSE? A. Trust accounts may be interest-bearing. B. Trust accounts cannot be held in an out-of-state bank. C. Trust accounts must be in a demand deposit account. D. Trust accounts must be in an insured financial institution
B. Trust accounts cannot be held in an out-of-state bank.
For which action might a North Carolina broker be subject to administrative discipline from the Real Estate Commission? A. completing an offer to purchase online using an electronic version of the pre-printed document B. drafting a contingency to a sales contract so the seller can remain in the house for two weeks after closing C. failing to calculate the total amount a buyer client needs to bring to settlement D. failing to disclose to a seller client how the listing brokerage splits its commission among affiliated licensees
B. drafting a contingency to a sales contract so the seller can remain in the house for two weeks after closing A broker cannot draft any real estate contracts, even a contingency to a contract. A real estate broker may complete preprinted offers, option contracts, sales contracts, or lease forms in a real estate transaction when authorized or directed to do so by the parties. The other situations do not represent prohibited conduct.
Which of the following activities could NOT be performed by an unlicensed personal assistant of a real estate broker? A. appear in an advertisement for the brokerage B. explain the terms of an offer to a seller C. place a yard sign for the broker who employs her D. provide published listing details to interested callers
B. explain the terms of an offer to a seller
he brokers at Tip Top Realty are placing ads for their new listings. Which advertisement would MOST LIKELY be a violation of the rules of the North Carolina Real Estate Commission? A. "Don't miss out - new condos in Pinnacle Towers going fast! Call Tip Top Realty or go to www.TipTop.com today." B. "Great starter home near Grant Park. Call Jake at Tip Top Realty (555-3456) for a showing today!" C. "New-build in Elm School District. Text Broker Bob at 555-8765 to get a look at this beauty." D. "Apartment for rent. Applications being taken today at Tip Top Realty, 123 Oak Street."
C. "New-build in Elm School District. Text Broker Bob at 555-8765 to get a look at this beauty." Any advertisement that does not indicate that it is from a broker or brokerage firm is considered to be an illegal blind ad. Even if the ad includes the contact information of the broker—whether it is a post office box number, telephone number, street address, internet web address, or e-mail address—it would still be an illegal blind ad if the name of the broker or brokerage firm is not included.
Which situation is NOT an example of misconduct by a licensed broker that could result in administrative discipline by the Real Estate Commission? A. A broker guarantees that the value of the beachfront condo he has listed will increase. B. A broker bounces a check that he wrote to pay his license renewal fee. C. A broker pays her unlicensed assistant a salary for the clerical work he does. D. A broker requires his buyer clients to use AAA Finance Co. for their mortgages.
C. A broker pays her unlicensed assistant a salary for the clerical work he does.
Each of these brokers is receiving a referral fee. Which would LEAST LIKELY be considered a kickback prohibited by RESPA? A. Broker Ann gets a fee for referring her seller to a title insurance company. B. Broker Ben gets a fee for referring his buyer to a home inspection company. C. Broker Cat gets a fee for referring her seller client to a landscaping company. D. Broker Dan gets a fee for referring his buyer client to a mortgage company.
C. Broker Cat gets a fee for referring her seller client to a landscaping company.
Broker Rory has a buyer agency contract with Bev. She agrees to ensure that he earns a 2% commission if he finds her the property she ultimately purchases. Rory identifies three properties in the Raleigh neighborhood preferred by Bev that are in her price range. All three listing brokers are offering 3% of the commission to a selling agent, but one seller is also offering a $1,000 gift card to the agent who brings in the buyer. Which statement is TRUE? A. Rory must disclose the offer of the gift card before he shows that property to Bev. B. Rory does not have to disclose the offer of the gift card since it is not a cash commission. C. Rory does not have to disclose to the seller the commission terms of his agreement with Bev. D. Rory does not have to disclose to Bev anything above the promised 2% commission she agreed to.
C. Rory does not have to disclose to the seller the commission terms of his agreement with Bev. A buyer's agent is not obligated to disclose the terms of his agreement with his buyer principal with anyone else. The other statements are false. Broker Rory is obligated to disclose to principal Bev any compensation—whether cash or otherwise—he may receive from someone else before she makes an offer though not before he shows the property, whether it's a bonus or a commission split.
A buyer's broker has actual knowledge of structural damage to the floorboards of a home due to termite infestation. He informs his client that there are no termites in the property. The buyer signs a contract to purchase the property. Could the broker be subject to disciplinary action by the Real Estate Commission? A. No, because he is protected by the "as is" clause in the purchase agreement. B. No, because he said there were no termites, which could be true at present. C. Yes, because he knowingly made a potentially untrue statement that could be seen as an inducement to buy. D. Yes, unless there are visible signs of termites, in which case the buyer should have recognized it.
C. Yes, because he knowingly made a potentially untrue statement that could be seen as an inducement to buy.
What is the description and the status of a license issued to someone who meets the requirement for licensure and just passed the licensing exam? A. active broker license with provisional designation B. inactive broker license C. inactive broker license with provisional designation D. provisional broker license with temporary status
C. inactive broker license with provisional designation
Briana is the unlicensed office manager of a large apartment complex, employed by Gateway, Inc., a licensed property management broker. When prospective tenant Tony comes into the office to inquire about renting an apartment, Briana CANNOT A. accept a check made out to Gateway for first and last month's rent. B. complete the information on a pre-printed lease form. C. negotiate the amount of the security deposit Tony will pay. D. show Tony through various model apartment units.
C. negotiate the amount of the security deposit Tony will pay.
Maggie is an unlicensed assistant for broker Baxter, which means that she can A. accept commission from Baxter for each open house she sets up that brings about a sale. B. go over the terms of the standard offer contract with a potential buyer. C. pick up the keys from a homeowner for an upcoming open house. D. work the booth at a local home show.
C. pick up the keys from a homeowner for an upcoming open house.
What is the disclosure document that time share developers are required to provide to prospective buyers? A. conditions, covenants, and restrictions disclosure B. property disclosure report C. public offering statement D. time share registration disclosure
C. public offering statement
Which of the following is a requirement before the Real Estate Commission will issue an initial provisional broker license with? affiliate with a qualifying broker complete 150 hours of prelicensing education pass both portions of the licensing examination U.S. citizen
pass both portions of the licensing examination A prospective licensee must pass both parts of the exam, but must complete only 75 hours of prelicensing education. The applicant does not have to be a U.S. citizen or affiliate with a qualifying broker before the license will be issued. However, an unaffiliated license is placed on inactive status.
Beach Time Development is preparing to market its new time share condominium building on Oak Island. What is the disclosure document that Beach Time must provide to prospective buyers? conditions, covenants, and restrictions disclosure property disclosure report public offering statement time share registration disclosure
public offering statement
Which type of agreement might a North Carolina broker be allowed to retain on the client's behalf in lieu of giving a copy to the client? buyer agency contract listing contract option to purchase rental agreement
rental agreement
After the due diligence period has passed, the deal between seller Albert and buyer Vicky falls through when she finds a property that she likes better. Listing broker Harry distributes Vicky's earnest money to Albert as specified in the purchase contract. Harry's firm must retain the transaction records for three years after which event? the day the buyer's offer was accepted the day the listing agreement expired the day the earnest money was disbursed the day the transaction was terminated
the day the earnest money was disbursed
Generally speaking, who is the beneficiary of earnest money deposited in a brokerage's trust account? the listing broker the lender providing the mortgage the seller the title agency conducting the closing
the seller
Someone who is appointed by the court to handle the affairs of someone going through a bankruptcy is known as a(n) _____________. administrator beneficiary executor trustee
trustee
A real estate broker from ABC Realty working with a buyer client accidentally overhears the seller tell his listing agent from XYZ Realty that he would take $10,000 below list just to get the house sold. If the broker withholds this information from his buyer client, he could be accused of negligent misrepresentation. willful misrepresentation. negligent omission. willful omission.
willful omission.
