CF6 Mock Exam

CII CF6 Certificate in
Mortgage Advice

319 realistic practice questions covering all 15 learning outcomes — MCOB regulation, affordability, SDLT calculations, ERC, the house-buying process, equity release and more.

319 questions 15 learning outcomes Updated 2025/26 125 questions · 3 hours Pass mark ~55–60%

Start practising — from £17.99/month Free cheat sheet

What you get

Everything you need to pass CF6

The most comprehensive CF6 practice bank available — covering every learning outcome including Section B case study-style questions.

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ERC and SDLT calculations

Both ERC calculation methods (% of balance vs months' interest — take the greater), plus all SDLT bands including first-time buyer relief and the additional property surcharge.

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All 15 learning outcomes

From MCOB regulation (LO1) to repayment options (LO15) — every LO is covered in proportion to its exam weighting. Mortgage products and valuations receive the most questions.

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Practice by learning outcome

Drill individual LOs to target weak areas — ideal for focusing on affordability (LO6), mortgage products (LO14) or the house-buying process (LO2) in the final days before the exam.

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Instant explanations

Every question includes a detailed explanation — including worked calculations showing every step so you understand the method, not just the answer.

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Timed exam mode

Simulate the real 3-hour CF6 paper. The extended format means time management is particularly important — practise at pace.

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Scotland and Wales included

LBTT (Scotland), LTT (Wales) and the Scottish missives process — all jurisdictions covered as they appear in the real CF6 exam.

Sample question

See the question quality

ERC calculations appear in almost every CF6 sitting — this is the type of question you must be able to answer quickly and accurately.

CF6 · LO14 Mortgage products — early repayment charge calculation

A borrower has an outstanding mortgage balance of £180,000 with 18 months remaining on a fixed-rate deal. The early repayment charge is 2% of the outstanding balance OR 3 months' interest at a rate of 4.5%, whichever is greater. What is the ERC if the borrower redeems the mortgage today?

A £2,025
B £3,600
C £4,050
D £5,400

Correct answer: B

Two calculations are required. Method 1 — percentage of outstanding balance: 2% × £180,000 = £3,600. Method 2 — months' interest: £180,000 × 4.5% ÷ 12 × 3 = £180,000 × 0.045 ÷ 12 × 3 = £2,025. The ERC is the greater of the two: £3,600. The key rule in CF6 is always to calculate both methods and select the higher figure — many candidates forget to compare. Option C (£4,050) is a common distractor representing 3% of the balance. Option D (£5,400) represents 6 months' interest — the wrong number of months.

Syllabus coverage

All 15 CF6 learning outcomes

Every learning outcome covered in proportion to its exam weighting — so your practice time is spent where it matters most.

LO1MCOB regulation — regulated mortgage contracts and FCA/PRA rules

LO2House-buying process — England/Wales, Scotland and auction methods

LO3Valuation and survey — types, defects and property factors

LO4Types of borrower — BTL, guarantors, vulnerable customers and disqualifying factors

LO5Economic context — interest rates, house prices and securitisation

LO6Adviser role — affordability assessment, stress testing and suitability

LO7Fees, charges and taxes — SDLT, LBTT, LTT and higher lending charges

LO8Mortgage-related protection — MPPI, ASU, MIG and buildings insurance

LO9Additional borrowing — equity release, further advances and porting

LO10Debt consolidation — risks, MCOB requirements and suitable alternatives

LO11Non-payment — borrower options and lender remedies

LO12State provisions — SMI, Right to Buy and shared ownership

LO13Legislation — Law of Property Act, Land Registration Act and Scots law

LO14Mortgage products — fixed, tracker, offset, Islamic finance, RIO and bridging

LO15Repayment options — capital & interest, interest-only and repayment vehicles

Common questions

CF6 exam FAQs

Everything you need to know before you start revising.

The CII CF6 exam contains 125 questions — 100 multiple choice in Section A and 25 case study questions in Section B — to be answered in 3 hours.

The pass mark for CF6 is set by the CII following each sitting but is typically around 55–60%.

Standard buyer: 0% to £250,000; 5% on £250,001–£925,000; 10% on £925,001–£1,500,000; 12% above £1,500,000. First-time buyers: 0% to £425,000; 5% on £425,001–£625,000 (no relief above £625,000). Additional property surcharge: +5% on all bands. Note: check CII guidance as thresholds change.

Mortgage products (LO14, 17 questions), valuations (LO12, 12 questions), and the house-buying process (LO2, 10 questions) carry the most weight. ERC calculations, BTL affordability, and SDLT are consistently tested as calculation questions.

CII CF6 Certificate inMortgage Advice