CeMAP 3 Mock Paper 7 — ASEW/ASSC Synoptic AssessmentHarder
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.
Ready when you are
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
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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.