Tag Archives: cemap questions

CEMAP Study: What is TCF?

TCF (Treating customers Fairly) was introduced to make firms focus on how they treat their customers and in particular ensure customers are treated fairly. If you are a CeMAP student you can expect a few questions to arise from this area

All authorised firms must comply with the 11 principles for Business and while quite a few of them are relevant to how firms treat their customers it is principle 6 that is most associated with TCF and for CeMAP Study and Exam purposes it makes sense to have a good understanding of this. You will normally come across this when you start studying CeMAP 1 unit 2 of UK financial regulations.
Principle 6 states that a firm must pay due regard to the interest of its customers and treat them fairly.

TCF means treating customers fairly, irrespective of how they contact you or what product they have. It needs to be embedded within a firm’s culture

How should firms deal with TCF on a daily basis?

Firms are required to adopt TCF as their guiding principle so it becomes part of their culture. Everyone should be part of it from the board through to the senior management and all the way through the organisation.

The responsibility for implementing TCF lies with a firm’s board and senior management.

Areas where a firm could consider embedding TCF:

– Corporate strategy and culture.
– Product design and governance.
– Financial promotions
– Sales and advice.
– Consumer information and services
– Complaint handling
– Firms need to be polite and professional. They will need to be clear and transparent with customers however, that doesn’t mean a customer will always they always get what they want.

TCF is based on principles rather than rules. The regulator has therefore defined 6 consumer outcomes. It is important to pay attention and learn more about how these outcomes can be applied practically for your CeMAP Study and exams

  1. Consumers can be confident that they are dealing with firms where the fair treatment of customers is central to the corporate culture. A good example is how we reward staff. This should not  just be with pay but with bonuses,  incentives (like health, fitness well-being) etc. If all staff compensation is just based on sales alone for instance, there is a risk that a significant amount of unsuitable sales will be generated as a consequence
  2. Products and services marketed and sold in the retail market are designed to meet the needs of identified consumer groups and are targeted appropriately. Taking customers opinions into consideration during the design process and checking to see if sales, cancellations etc met expectations. Also reviewing different groups of customers to ensure communications are enabling them to buy products which suits their needs and not the other way round.
  3. Consumers are provided with clear information and are kept appropriately informed before, during and after a sale. For example, when a customers fixed rate period ends and their mortgage rate changes. Many customers feel aggrieved that they weren’t given due notice of this by their mortgage broker.
  4. Where customers receive advice; the advice must be suitable and take full account of their circumstances. For instance, It would be ideal to make product literature available in braille format for someone who has a visual impairment.
  5. Consumers are provided with products that perform as firms have led them to expect and the associated service is both of an acceptable standard and as they have been led to expect.. This simply means that firms can’t create false expectations or package things in a way that will lead to the consumer being misled.
  6. Consumers do not face unreasonable post-sale barriers imposed by firms to change product, switch provider submit a claim or make a complaint. For example, regarding switching provider a firm could easily impose long notice periods, onerous information demands, communication difficulties and even administrative delays in order to frustrate the customer

So we have looked at the 6 Consumer outcomes expected from TCF. This should help illuminate this important section found in  CeMAP 1 Unit 2

For further help with CeMAP please see our dedicated CeMAP 123 website and info on our regular CeMAP training courses or  CeMAP Home study support

CeMAP questions from our Virtual Learning Zone (Part 6)

Every month we go through our CeMAP forums at http://www.cemap123.co.uk   and  http://www.futuretrend.org.uk/vle/  to see what interesting queries have been dziners-org-discussionposted.  Students have access to this  as part of their CeMAP Training programme. This is not only a fantastic resource for  post classroom or distance learning CeMAP study but also provides a whole years access to an eco-system of like-minded folk. and if a tutor is too busy (as was the case with the query below…both CeMAP tutors David and Malik were teaching at the time); what you will find is that there are always other students ready to help;

This months CeMAP query comes from Richard currently studying CeMAP 2.

Richards’s Question:

Morning all,

May be I’m being a bit thick here (!!) But I need help understanding the below please.

I need assistance with the deed of postponement, relating to second charges. In the notes it states:-

To set aside a 2nd mortgage, the original lender requires a deed of postponement that MUST be executed. The D.O.P will postpone the 2nd charge, and make it possible for the original lender to “Tack” a subsequent mortgage (third charge) to an original one.

Errm, can someone help my brain comprehend this please?

Thanks,
Richard

James recently completed his CeMAP Fast Track training with us and came to Richards rescue.

James’s answer:

Hi there,

It’s all to do with the order that payments will be allocated in the event of a repossession, the first charge (original mortgage) will be paid first, then the second charge, and if there’s a shortfall then the second charge lender is at more risk of losing their money than the first charge lender.

If the original lender wishes to increase their lending, that will be added to the original loan, and will be repaid in the event of a repossession before the second charge lender receives their money, so they would need a deed of postponement from the second charge lender to make sure that they agree to that happening, if they believe that it would be too much of a risk then they won’t agree to it.

An example:

Original mortgage is £100,000, there’s a second charge loan for £25,000, totalling £125,000 borrowing secured on a £200,000 property.

The customer approaches their first charge lender to borrow an additional £50,000, this would take the total borrowing to £175,000, the original lender can be pretty confident that their £150,000 can be repaid if the house is repossessed, but if property values drop and the house can only be sold for £160,000 then the original lender will have received their money back, but the second charge lender will have lost £15,000. 

The deed of postponement gives the second charge lender the chance to refuse to allow the additional borrowing to be tacked on to the loan that will be repaid before they are able to reclaim their money.

Hope that helps,
Give me a shout if you need any more clarification.

Futuretrend students are crushing CeMAP!

Some inspiring feedback and  excellent results from  some students on David Airs Weekday Fast Track CeMAP classes.

I attended the CeMAP 2 and 3 course of recently and just wanted to thank you as I passed CeMAP 2 and 3 just before Christmas.  CeMAP 2 I achieved merit on the first module and then 3 distinctions on the remainder and I achieved merit on CeMAP 3.

I feel that I would not have achieved this without your course so thank you for your excellent training. Now the even harder part for me as I just need to find myself a job now!!

Helen

Hi David

I did the CeMAP 1 today and was absolutely gobsmacked to discover that I got distinction for both units – I thought I’d done okay on the 1st unit and was hoping to scrape a pass on the 2nd, so am absolutely delighted – it must be down to excellent tutoring! Let’s hope 2&3 go well too.

Thanks again for a great course and for your patience.

Best regards
Sue

Well done both of you and thank you for the kind words. It’s always great to see candidates shaping their careers by staying focused and working hard.
For information about our CeMAP Training please visit www.cemap123.co.uk or call us on 020 8443 2888.

CeMAP questions from our virtual learning zone (part 5)

Every month we go through our CeMAP forums at http://www.cemap123.co.uk   and  http://www.futuretrend.org.uk/vle/(which our students have access to as part of their CeMAP Training programme) to see what interesting queries have been dziners-org-discussionposted.

This months CeMAP query comes from Mansi currently studying CeMAP 2.

Mansi Question:

Hi,

I need help with mock papers -Payments and products B.(no 11)

question is “Ian and Sandra are buying a new house and have been offered a £120,000, 25 year repayment mortgage at 6%,giving a monthly payment of £6.52 per £1000 borrowed.How much would the total payments compare with an interest only mortgage at the same rate,backed by an Nisa with monthly contribution of £200?

ans is “The interest only mortgage would be £18 month more expensive”.

But cannot work it out .

Kindly help.

David’s answer:

Good morning Mansi,

Easy peasy!!!!

The question is testing whether you know how to work out the costs of a repayment mortgage compared to interest only.

So, Repayment – the mortgage costs 6.52 per thousand, so 6.52 x 120 (thousands) = £782.40 per month

Interest only – 120,000 x 6% = 7,200 PER YEAR. Divide by 12 gives the monthly payment of £600. Then add the cost of the ISA = £200. So Interest mortgage will cost £600+£200 = £800

So, £800 – £782.40 = £17.60 which gives the closest to the answer of £18

I hope this answers your query. Should you need any further explanation please let us know

Regards

 David Airs (Futuretrend CeMAP Tutor)

IFS 2016/17 CeMAP Syllabus update delayed


The IFS University College have just informed us that the Certificate in Mortgage Advice and Practice (CeMAP®) examination will change on the 1 December 2016, with the new study material for the 2016/17 examination being released on 17 October 2016.

 

“It is usual for ifs­­ ­University College to change the examination on 1 September each year however this year due to our company change of name and other changes to the format of the study material, this date has moved to 1 December 2016.”

This gives students studying the current 2015/16 syllabus a lot longer to prepare themselves  and hopefully there won’t be the typical  lack of exam spaces in July/August.

CeMAP questions from our virtual learning zone (part 4)

Every month we go through our CeMAP forums at http://www.cemap123.co.uk (which our students have access to as part of their CeMAP Training programme) to see what interesting queries have been dziners-org-discussionposted.

This months CeMAP query is very similar to other queries regarding Share Dividends. As it seems to be a subject that confuses many students we’ve decided to highlight it again.

Haiders Question:

i came across this following question, which i didn’t know how to do the working out for:

Will received a cheque for £300 in respect of share dividends. What was the gross amount upon which this payment was based?

Also if this question was written differently e.g. persons who are in a different tax band etc.. how would it be answered, the working out and how to work out how much tax needs to be paid and also if tax was already paid what was the original amount of dividends gross.

Does it make any difference if person is a tax payer or not? and what percentages and how is it worked out how much each person pays depending on if they are BRT, HRT or ART or even non-tax payer.

David’s answer:

Good morning Haidar,

Answer to your query is quite straight forward.

As you are probably aware, dividends are paid net of the 10% dividend tax.

Therefore as the client has received £300 dividend, this represents 90% of the dividend (because the tax has already been deducted)

Therefore divide by 90 x 100 = 333.33 – or even easier divide by 0.9. This calculation then gives the gross amount of the dividend.

Taxation:

If the client is a BRT, there is no further tax liability

If the client is a HRT, then they have to pay an additional amount of tax of 22.5% based on the GROSS dividend (this is why we need to know how to calculate the gross amount) – so they are paying 32.5% in total. 333.33 x 22.5% = £75.00. This makes the total tax due on a £300 dividend of 108.33 (75.00 + 33.33). The answer to how much extra tax is due (should you get the question) would be £75. The answer to how much tax is due in TOTAL would be 108.33

If the client is an ART then its 27.5% and 37.5%. So 333.33 x 27.5% = 91.66. Total tax due would be 91.66 + 33.33 = £125

I hope this answers your query. Should you need any further explanation please let us know

Regards

 David Airs (Futuretrend CeMAP Tutor)

CeMAP questions from our virtual learning zone (part 3)

Every month we go through our CeMAP forums at http://www.cemap123.co.uk (which our students have access to as part of their CeMAP Training programme) to see what interesting queries have been dziners-org-discussionposted.

Here is this months CeMAP query from Daniel A:

Question:

I’m baffled by how  share dividends work. For instance:
Will has received a cheque for £300 in respect of share dividends.

What was the gross amount upon which this payment was based?

Why is the answer £333.33?

Answer:

This about ‘grossing up’. A dividend is always paid net of 10% tax. As £300 was received (net), then we need to gross it up i.e. divide by 0.9. 300/0.9 = 333.33, hence 100%.

Hope this clarifies it. Any other problems, don’t hesitate to ask

David A – Futuretrend CeMAP Trainer

CeMAP questions from our virtual learning zone (Item 2)

Every month we go through our CeMAP forums at http://www.cemap123.co.uk (which our students have access to as part of their CeMAP Training programme) to see what interesting queries have been dziners-org-discussionposted.

Here is this months CeMAP query from Dave S:

Question:
Hello,
Can anyone please explain top slicing in plain English, perhaps with an example of how it would be calculated in a real life situation?

Dave

 

Hi Dave

Top slicing – The good news is that for CeMap you won’t be required to work out top slicing – it can be too complicated !!!

Essentially, with an Investment Bond, whereas one would think that any gain from the Bond would be subject to Capital Gains tax, it is in fact subject to income Tax!! The capital gain is calculated and then divided by the number of years that you have held the Bond – this is then added to your income over the preceding years. Too complicated – don’t need to know it – just remember that any gain is subject to income tax and not CGT.

Hope this helps

David Airs
CeMAP Trainer

Re: Top slicing

That’s a relief! Thank you David.

cemap questions from our virtual learning zone

Every month we go through our CeMAP forums at http://www.cemap123.co.uk (which our students have access to as part of their CeMAP Training programme) to see what interesting queries have been dziners-org-discussionposted.

Here is this months CeMAP query from Holly D:

Question:

When I booked my exams through IFS, you have the option of registering for CeMAP England/Wales or CeMAP Scotland.  In my text book there are still references to Scottish legislation, does that mean we may still be examined on it? I thought that was the idea of choosing the English/Welsh version so you aren’t examined on Scottish Regs

Answer:

HI Holly

Totally ignore the Scottish stuff. If you do CeMap under English and Welsh law then you can do mortgages in Scotland, believe it or not, not vice versa!

David Airs – CeMAP trainer