Explanation: property taxes and insurance payments. Lenders often establish escrow accounts (sometimes called impound accounts) to ensure that property taxes and homeowners insurance premiums are paid on time. This protects both the lender's collateral and the borrower from tax liens or loss of insurance coverage. Escrow accounts are not used to make mortgage payments, pay loan interest, or cover a bank's operational expenses. By collecting a portion of taxes and insurance with each monthly mortgage payment, the lender ensures these critical obligations are met. This practice safeguards the lender's interest and provides convenience and predictability for the borrower.

Explanation: refuse to release the earnest money. Earnest money deposits are placed in escrow to demonstrate the buyer's good faith and are protected under state and commission regulations. These funds are not the broker's property and cannot be disbursed in a way that contradicts the terms of the contract. If the purchase and sales agreement specifies that the release happens after the inspection, then that condition must be honored. If the broker were to release the money early, it would not only breach the contract but also expose the broker to disciplinary action, potential lawsuits, and loss of license. A buyer's verbal approval is not legally binding, and notifying the buyer of intent to release funds does not remove liability. The safest, legally compliant, and ethical action is to refuse the release until the agreed-upon condition is satisfied.

Explanation: the listing file cannot be taken because it belongs to Broker A. Under agency law and commission rules, a listing agreement is a contract between the client and the broker, not with the individual salesperson. When a salesperson moves to a new firm, the client may choose to terminate the existing listing and sign a new agreement with the new broker, but the salesperson cannot simply transfer the file. Doing so would violate fiduciary responsibilities, breach contractual rights of the broker, and could lead to penalties for misappropriation of client documents. While it may seem practical to take the file to avoid service interruption, the law protects the broker's ownership of that listing contract. The only lawful way for the client to move their listing is to formally terminate and re-list with the new brokerage.

Explanation: the broker must provide the copy upon execution of the listing agreement by all parties. Real estate law emphasizes transparency and disclosure in contractual relationships. When an owner signs a listing agreement, they should immediately have a fully executed copy for their records. This protects the owner's rights, ensures they understand their obligations, and prevents disputes over contract terms. Waiting several days or tying the delivery to an offer presentation would undermine consumer protection. A listing agreement is the foundation of the brokerage relationship and should be delivered as soon as it becomes binding. Failing to provide it promptly can be seen as negligent, deceptive, or even unlawful depending on jurisdiction, leading to disciplinary action against the broker. Immediate delivery fosters trust, reduces liability, and aligns with industry best practices.

Explanation: linking a personal real estate webpage to the salesperson's broker's website. Advertising rules are strict in real estate because they aim to protect the public from misleading promotions and to maintain broker accountability. Any advertisement must make it clear which broker is responsible for the transaction. Allowing the broker's name to be smaller or hidden elevates the risk of misrepresentation. Similarly, referencing a home office or posting a sign on a personal residence may create consumer confusion and regulatory issues. By contrast, linking a personal page to the broker's website is acceptable because it maintains the broker's visibility, ensures regulatory compliance, and allows consumers to verify licensure and responsibility. This approach balances personal branding for the salesperson while preserving the broker's legal oversight obligations.