CeMAP 3 Mock Paper 7 — ASEW/ASSC Synoptic Assessment
A demanding ASEW/ASSC mock: auction bridging, Japanese knotweed, a discharged bankrupt, an SPV landlord, an LPA capacity case and an EPC retrofit. 60 marks.
- Questions
- 60
- Minutes
- 120
- Pass (70%)
- 42/60
Sit it timed
The timer starts when you press the button. You can still finish after it runs out — it is there to mimic exam pressure, not to lock you out.
Free preview: the first 5 of 60 questions, with a timer to match. Unlock the full paper
Answer options are shuffled on every attempt. Your progress is saved as you go, so a refresh won't lose it.
About CeMAP 3 Mock Paper 7
This is mock paper 7 of 8 for ASEW/ASSC, the CeMAP 3 — Assessment of Mortgage Advice Knowledge (ASEW/ASSC) unit of CeMAP. The 8 papers in this unit run easier → harder so you can build up to exam standard rather than being thrown in at the deep end. This one sits in the harder tier: it is deliberately pitched above the live exam, so passing it means you should clear the real thing with room to spare.
Every question carries a written explanation, so a wrong answer tells you which rule you have misread instead of just costing you a mark. Questions are original, written against the 2025/26 five-unit CeMAP syllabus, and cover the material the way the examiner tests it — precise recall where recall is tested, and judgement where the paper wants judgement.
Format, timing and pass mark
CeMAP 3 Mock Paper 7 follows the live ASEW/ASSC format: 6 case studies × 10 linked questions, in 120 minutes — about 120 seconds a question. Pass mark 42/60 (70%), as in the real assessment. There is no negative marking, so answer everything. 6 case studies carry linked questions: read each scenario once, carefully, before answering any part of it.
What this paper tests
The 60 questions in CeMAP 3 Mock Paper 7 break down across 42 topic areas:
- SDLT4 questions
- Auction purchase3 questions
- ICR stress testing3 questions
- Japanese knotweed3 questions
- Later life lending3 questions
- MEES3 questions
- Bridging costs2 questions
- Non-standard construction2 questions
- Powers of attorney2 questions
- SPV structure2 questions
- Valuation2 questions
- Advice judgement1 question
- Bridging regulation1 question
- Building safety1 question
…plus 28 further topic areas spread across the case studies.
Try two questions from CeMAP 3 Mock Paper 7
These come from the free preview of this paper. Answer them, then reveal the explanation.
Case study 1 — Auction purchase with a bridging exit
Daniel Okafor (38) runs a small building firm and owns his own home. At a traditional auction he has just won a tired three-bedroom terrace at £185,000, paying the 10% deposit of £18,500 in the room and signing a contract that completes in 28 days. He holds £60,000 in savings and plans £25,000 of works funded from his firm's cash flow, intending to let the house once it is finished. A broker has offered a £140,000 bridging facility at 0.9% per month with interest rolled up over a nine-month term, exiting onto a buy-to-let mortgage at an expected post-works value of £250,000.
Auction purchase
Daniel signed the memorandum of sale in the auction room. What is the legal effect of the hammer falling on his bid?
- AHe has a 14-day statutory cooling-off period in which he may withdraw and recover the deposit he paid in the room
- BNo contract exists until the seller's solicitor issues formal papers, so Daniel may still renegotiate the price before completion
- CThe contract becomes binding only when his bridging lender formally releases the funds, because auction sales are conditional on the finance being in place
- DThe contract is binding from the fall of the hammer, so Daniel is committed and the risk in the property passes to him immediately
Reveal the answer
D is correct. At a traditional auction, exchange of contracts happens on the fall of the hammer. Daniel is contractually bound, the risk passes to him at once — so buildings insurance must be arranged from that moment — and there is no cooling-off period. Finance being unavailable is his problem, not a condition of the contract.
Case study 1 — Auction purchase with a bridging exit
Daniel Okafor (38) runs a small building firm and owns his own home. At a traditional auction he has just won a tired three-bedroom terrace at £185,000, paying the 10% deposit of £18,500 in the room and signing a contract that completes in 28 days. He holds £60,000 in savings and plans £25,000 of works funded from his firm's cash flow, intending to let the house once it is finished. A broker has offered a £140,000 bridging facility at 0.9% per month with interest rolled up over a nine-month term, exiting onto a buy-to-let mortgage at an expected post-works value of £250,000.
Bridging regulation
The bridge will be secured on the auction property, which Daniel will never occupy. Which statement MOST accurately describes the regulatory position?
- AIt is regulated, because Daniel is an individual borrower rather than a limited company, and individual borrowers always receive the full protection of MCOB
- BIt is unregulated bridging, because the security is an investment property that neither Daniel nor a close family member will occupy
- CIt is regulated, because all bridging finance secured on residential property in England falls within the FCA's mortgage regime regardless of how the property is used
- DIt is unregulated, because any loan with a term of under twelve months automatically falls outside the scope of the FCA's rules
Reveal the answer
B is correct. Regulation follows the security and its use, not the label or the term. A bridge secured on a property that the borrower or a close relative occupies is a regulated mortgage contract; one secured on a pure investment property is not. Term length and borrower type are irrelevant to the test.
Scored under 70%? Revise these next
A near miss is almost always a calculation you cannot do under time pressure, a definition you half-know, or a rule you have never read in the examiner's words. Start with the topic areas above where you dropped marks, then:
- →Drill the calculations on the CeMAP formula sheet — LTV, income multiples, SDLT, APRC, ERCs and rental cover, each worked through.
- →Nail the terminology in the CeMAP glossary — a surprising share of wrong answers are a term you nearly knew.
- →Re-read the syllabus coverage on the ASEW/ASSC exam guide, then sit the next paper in the ramp.
The other ASEW/ASSC mock papers
8 timed mocks for this unit, running easier → harder. Sitting the whole ramp is what moves a borderline score to a comfortable pass.