Which of the following is not a prohibited act regarding fees on a mortgage loan?

Collecting fees and charges equal to 2% of the loan amount is not inherently a prohibited act regarding fees on a mortgage loan. In many cases, lenders can charge fees as long as they are clearly disclosed and comply with regulatory limits. The important aspect is transparency and adherence to established guidelines, which usually allows for a percentage of the loan amount to be charged as fees.

In contrast, charging an interest rate above the market rate may lead to predatory lending practices, making it potentially problematic. Accepting kickbacks from third parties is also illegal, as it can create conflicts of interest and result in unearned profits. Misrepresenting loan terms to borrowers is unethical and can lead to significant legal consequences, as it undermines the integrity of the lending process and can harm consumers. Thus, the other options highlight prohibited practices, while collecting a fee of 2% can be permissible under the right conditions.