Tag Archives: Foreclosures

The 411 on Short Sales and Why They Are a Better Option Than Foreclosure

Posted on June 2, 2011 by Todd McCauley| Comments Off

There are a number of things to consider when purchasing a home. Usually homeowners have to take out a large mortgage and are required to make monthly payments back to the lender. If the homeowner cannot pay those payments, then the home can literally be seized and taken away from the homeowner.

In 2007 a market crash happened in real estate. This caused a lot of defaulted payments on mortgages. This, in turn, caused foreclosures on homes.

A main reason for so many defaulted payments was because when borrowers were having a hard time making payments they had very slim changes of being able to repay it. The only option was refinancing the home with a lower interest rate, which many mortgage lenders were not willing to do because of so many foreclosed homes.

Another reason was that before the 2007 crash the real estate market was in an up market. When a homeowner ran in to trouble with paying the mortgage bill, the next step is to sell the home and downgrade. Unfortunately, the homeowners could not make any form of profit when selling their home because of the market crash. Since they were already struggling in the first place, this made it an even more impossible scenario.

As home prices decreased, interest rates increased. It increased so much that foreclosures continued to happen at a high pace. Homeowners were kicked out of their home, and then the institution that lent the money in the mortgage would auction the home themselves. The home would still go at the lower price, however. The large amount of foreclosures caused the government to step in.

Short sales, then, came in to play. A short sale occurs when the homeowner sells the home for a much lower price than what they originally bought the home for, with the lender’s acceptance. So instead of being foreclosed on, the lenders accept the price to avoid expensive foreclosures and long, drawn-out repayment options.

Short sales are most often considered the better option for a homeowner. While there are still negative outcomes of short sales, the negative aspects are generally considered a much better option than a foreclosure.

For example, after a foreclosure if a homeowner wants to get a new mortgage loan they need to wait nearly five years typically before they can qualify. Short sales, however, usually take around two years. Also, because of the Making Home Affordable (MHA) Program, short sale owners get an allowance of $1,500 for relocation expenses, and are usually exempted from any taxes on the forgiven amount of the real estate sale.

Todd McCauley is an owner/agent of Eagle Rock Properties, a Boise real estate brokerage. He manages a program called The HELP Program that designed to help struggling buyers qualify for a home. He helps buyers and sellers with Boise homes.

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Taking Advantage Of Toledo Foreclosures

Posted on May 22, 2011 by Rick Turner| Comments Off

Hanging on to the home that you have worked so many years for, has become a difficult and often impossible task.The troubled economic downtrend has had a devastating effect resulting in many foreclosures. Even with the many programs that were developed to educate homeowners of various ways to keep their homes, in most cases it has been to no avail.

A Toledo foreclosure is a great loss for the home owner but can be a boon to the investor. Interest rates are at an all time low and the insecurity of the present stock market situation are two reasons that investors have turned to real estate to make money. The investor may purchase a Toledo property for a number of different reasons. They may wish to occupy the property themselves; use it as a rental income property; or purchase the property at a low price with the hope of making money on the resale of the property. Whatever your reason for investing in a foreclosure, be certain that you know what you are doing.

One would think that middle class homes would be the primary home on the market, but with in the Toledo area Perrysburg foreclosures, Maumee foreclosures, and other homes of substantial value are the ones being lost to the lenders. The loss of a job can render a homeowner incapable of operating these large homes in regard to taxes, mortgage payments, or upkeep. As for the investor hoping to make the ultimate Toledo real estate purchase, it may be surprising the that these homes end up selling for about five percent below actual value.

Persistence and preparedness are qualities that the investor seeking the Toledo foreclosure must have. Investors need to do their homework and decide when an investment is worth making. Homeowners who have not been able to make their house payments for about a year are more than likely unable to pay taxes and take care of upkeep on the their homes. The roof may be leaking and there could water in the basement due to faulty plumbing.

A Toledo foreclosure home in an affluent neighborhood will most often bring the investor the largest resale profit. Some Perrysburg or Maumee homes may have been left in a state of total disarray but if the main components of the home such as electrical, plumbing and foundation, are all in good working order, a bit of work may make for a great investment. Lenders do not wish to get involved in home clean-up and are more willing to sell the property as is at a lower price.

If one is seeking a Toledo foreclosure, the lender first has to issue a notice of default against the homeowner. These actions are a matter of public record, so it is a rather easy task for the investor to locate these homes. Once you have found a home that holds your interest begin by doing some research on the Toledo real estate. Liens in the form of unpaid taxes could drive the price up beyond what you are willing to pay.

Taking the time to learn every aspect of investing in foreclosed property is to do yourself a major justice. Whether it be a Perrysburg foreclosure, Sylvania, Maumee, or one located someplace else, knowledge will offer protection from the pitfalls of making bad investments. When unsure what to do, it is optimal for you to deal directly with the lender. They will have all the necessary information in regard to any foreclosed Toledo property and would often be willing to advise you. Lenders, who are not interested in holding these properties, will make available to you things such as a greatly reduced down payment and an interest rate that is extremely low.

Being a successful investor in the Toledo foreclosure market will depend greatly on your willingness to procure all the knowledge there is to be had in regard to buying foreclosed property. The slightest mistake can make for the loss of a great deal of money and this is something that should be avoided at all costs.

Learn more about Key Realty Toledo. Call Rick Turner at 419-386-2062 for more information on Toledo & Toledo foreclosures now.

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Protecting Tenants in Foreclosure

Posted on May 21, 2011 by Mitchell Sussman| Comments Off

Today hundreds of thousands of residential rental properties are in foreclosure, often, tenants residing as leaseholders in residential properties become collateral victims and are forced to vacate their leaseholds, often with minimal notice.

This article discusses the frequently asked question “What are the rights of a tenant when the property they are occupying has been foreclosed by the bank?”

In a bill enacted and approved in May of 2009, known as the Protecting Tenants at Foreclosure Act of 2009 as part of Title VII of the Helping Families Save Their Homes Act of 2009 and codified at 12 U.S.C. 5220 the present administration has set up some protections for tenants caught in the middle.

Enacted during a period when unprecedented numbers of foreclosures were occurring across the country, the Act ensures that tenants receive appropriate notice of foreclosure and are not abruptly displaced.

Under the new law, a lender or other immediate successor-in-interest, generally, the purchaser who acquires residential real property by virtue of a foreclosure sale on a federally – related mortgage loan, must provide bona fide tenants residing in the property with notice to vacate of at least 90 days. 12 U.S.C. 5220 (a)(1)

Moreover, if the tenant in possession has in effect a valid and existing bona fide lease the purchaser at the foreclosure sale takes the residential real property subject to any remaining term of the lease.

These provisions do not apply where the purchaser at the foreclosure sale is not the bank or an investor but a purchaser who intends to occupy the property as a primary residence.

To fall within the act a bona fide lease must be entered into prior to the date of the notice of foreclosure, which is defined as ”the date on which complete title to a property has been transferred to a successor entity or person as a result of an order of a court or pursuant to the provisions in a mortgage, deed of trust, or security deed.”

According to the Act, bona fide lease is one in which: (1) The mortgagor or the child, spouse, or parent of the mortgagor under the contract is not the tenant; (2) the lease or tenancy was the result of an arms-length transaction; and (3) the lease or tenancy requires the receipt of rent that is not substantially less than fair market rent for the property. 12 U.S.C. 5220 (a)(2)

The protections provided by the Act will be in place till December 31, 2014, when they are set to expire

Looking to find an experienced real estate attorney , then visit http://www.palmspringslitigationattorney.com to find the best advice on real estate, bankruptcy and foreclosure for you.

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Good Ideas To Quickly Sell My House Home Property

Posted on May 20, 2011 by Seth Asare| Comments Off

Homeowners looking at the housing market may be asking themselves what are the best ways to quickly sell my house home property. There are several things that can be done to improve appearance. The goal is to increase overall appeal and more readily attract potential buyers.

Owners must initially decide if they plan to handle the selling process on their own or engage a realtor. The advantage of using a realtor is having someone to handle showings and paperwork, etc., for a portion of the sale price. When selecting a realtor, check with trusted friends or colleagues for recommendations. Do a little research into the realty company and get information about their selling process. This will allow you to make an informed decision.

Keep in mind that you want the exterior and interior to look their best when potential buyers visit. Be sure to finish simple repairs that may be needed. Anything that is visibly broken should be fixed. Consider painting walls and other areas, as needed. You want to avoid anything in disrepair which may turn away a buyer.

The first thing prospective buyers see is the overall view from the street. It is important to make sure the initial view the buyers will see conveys a positive, clean, and tidy perception. This is commonly called curb appeal. For selling homes, the yard needs to be well maintained and mowed. Porch and driveway areas should be swept and clean. Make sure siding and other applications on exterior walls are in good repair.

Landscaping is a common way to provide an appealing image for the exterior. Be sure landscape components are well maintained. Try adding mulch to flower beds as an inexpensive way to improve the look. Trees and bushes should be trimmed. Add flowers or potted plants for a splash of color. These are some of the best ways to ensure a positive first impression.

Once buyers enter the dwelling, you want the area to be clean and well maintained. During the period you know buyers will be visiting, keep the highest level of cleaning in all rooms. Beds should be made and no clothes or other items should be laying around. Floors need to be swept with the overall area arranged in an appealing manner. Neat and clean rooms look good to buyers and also show that you have taken care of the property.

The interior look can be improved with the help of a stager. These are services which provide and configure furniture along with other accents to enhance the decor. This helps make all aspects of the interior more appealing. Stagers may also be able to help by evaluating the overall appearance and offer suggestions for making homes look better.

Those who are asking themselves how to best sell my house home property may want to consider these options related to appearance. The simple suggestions offered here go a long way in preparing properties for viewing by prospective buyers. Small changes and improvements can greatly alter the appearance to make homes more appealing on the housing market.

If you can not afford to repair the house and/or doing a short sale, you can sell the house home property as-is without doing any repairs or improvements. Don’t forget to make sure your buyer knows that it is being sold as-is.

Want to sell my house home property? Discover how you can sell your home in a jiffy now in our guide to the benefits of hiring a realtor on http://www.ebenezerrealestate.com

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How Does Foreclosure Work For Distressed Homeowners

Posted on May 18, 2011 by Seth Asare| Comments Off

Increased delinquency rates for many homeowners are partly the result of the recent downturn in the global economy. All parties associated with the residential real estate market have been affected. These include financial institutions that source mortgage loans, buyers who purchase the homes and financial institutions performing administrative functions for lenders. Beneficiaries are legal entities specializing in the foreclosure process, buyers and some specialized real estate establishments. All involved parties need to know how does foreclosure work answers.

Modification plans may be options available to struggling homeowners. Non payment of monthly premiums happen for a variety of reasons. These include unemployment, reduction in wages, inability to sell the home for the loan amount due and other personal reasons. Some homeowners are open to retention options. For example, the adding of missed premiums to the back of the loan or extending the loan term from thirty to forty years may reduce the monthly premiums due.

Many properties are worth less than the outstanding amounts owed on the home. This may make homeowners reluctant or unwilling to fulfill their paying obligations. Lack of employment or reduced income are amongst the reasons lenders may be reluctant to modify mortgage loans or consider other retention options.

From the banks perspective, it is worth noting that some banks, for instance are direct lenders of mortgage capital to homeowners and stand to lose if the property owner refuses or cannot pay the monthly premiums. Others just service the loans for lenders. It is a little known fact that servicing companies still have to pay the investor regardless of whether mortgage payments are being received from the homeowner.

When all efforts fail to find some sort of retention option, such as a moratorium, in which the distressed homeowner is given a period of time where no payment is made, the homeowner may be offered liquidation options. These options include selling the home though a short sale. The owner of the mortgage agrees that the home can be sold at current market prices regardless of the amount owed by the homeowner

A deed in lieu is an option to return the property to the lender and walk away from the obligation to carry on paying the mortgage. This is beneficial to the lender because the legal fees involved are significantly less than the repossession route. The homeowner also does not have to go through the psychological damaging foreclosing process.

The most dramatic form of liquidation, forced home repossession is the most problematic and costly for lenders. They have to pay significant legal fees to attorneys, who do the legal work. They also have to get the homeowner to vacate the premises which can be problematic, time consuming and expensive. They must maintain the repossessed properties until they can be resold and pay property taxes.

Answers to the question of how does foreclosure work are complex. There are several involved parties including, the lenders, homeowners and attorneys. Several steps can be taken by homeowners and banks to try to prevent this distressing situation from occurring. When all retention options fail home repossession is a distinct possibility.

If you ask “How does foreclosure work?” the answers can be seen by reviewing information online. For descriptions and tips, consult the web pages at http://www.ebenezerrealestate.com now.

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Foreclosures Are The Best Buy

Posted on May 12, 2011 by Mark| Comments Off

Sad to say that many people had been affected by this economic calamity and most of the homeowners had to foreclose their homes because of incapability to pay for their mortgages. Taking things seriously regarding on spending money and on how to be more productive is one of the simple measures that we ca help this country get back in its previous pace. Economic crisis in the United States is in a constant downfall, becoming a cliche in the major newspapers and news reports on TV as an evidence of what is really happening in the country. Having your home foreclosed either by the bank, creditor or other loan provider, is a terrible experience as a homeowner. This is a sort of compensation for not paying your mortgage payments thoroughly.

Advantages of buying a foreclosed home are cannot easily be taken for granted. In this matter, the bank makes sure that Real Estate market would get attracted to the home and making a great sale in a jiffy. During foreclosure, the bank or other lenders take over the responsibility of being the owner. Banks have lost a lot of money because of unpaid mortgages of the house, this is the main reason why they would want this to get rid of and put their gross back into their vaults again very soon.

Creditors, loan providers, or the bank hurries the process of selling the foreclosure house by offering discounts and low price to the potential buyer. They are not going to be disturbed by the commission that they are going to get as long as the house has to be sold, its fine with them. The house which is for foreclosure can get from half to a quarter of the standard market value accredited to it. Low priced foreclosure homes allow possible buyers to make their long time envision of having their own home become reality.

It is extremely quick and easy buying a foreclosed home as compared to the conventional way of property transactions. The bank or lender would want to cut their losses and move on as soon as possible, this is why they do not dump the potential homeowner with stacks of paperworks, or delay the process of selling the Real Estate in Denver Colorado. Both the creditors and the interested homeowner would have a great experience in buying the foreclosure house, enjoying the benefit of speed and fewer expenses. You can save time in buying a foreclosed home in addition to having monetary savings.

Economists said that the year of 2011 would have a foreclosed home bearing season, having many interested homeowners the chance to start looking for the perfect place for them to live. Foreclosures give a favorable chance for a fast and cheapest way to purchase a Homes in Portland Oregon. So you better prepare yourself on finding your perfect house, coz you might just avail a great deal on buying a foreclosure home.

Don’t let these offers pass you by, this may be the opportunity to find the house you have been dreaming of for a long time. You have to get your feet going and find a foreclosed home available in your vicinity, or have the option to ask for somebody who knows where these Homes For Sale in Quinlan are. Foreclosure specialist real estate agencies and firms are now growing, electronic lists and resources can be found through the internet

Posted in Buying, Foreclosures, New Construction

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Can You Please Sell My House And Make It Easy

Posted on May 11, 2011 by Ronald Rybach| Comments Off

The frustration with selling you own home can make you want to give up and say, “Sell my house.” The whole process can be time-consuming, frustrating, and expensive if paying Realtor commissions. If you are facing a foreclosure, you might not succeed, losing your house and damaging your credit rating.

You could contact a local fast home buyer about buying your home and prevent many of these problems. You avoid the long delay that can occur when you do it yourself or through a Realtor. Your money will be available much sooner. You then will be able to attend to more important things than home sale.

Selling it yourself involves several things. You will have to be ‘on call’ pretty much all the time. This is true even if you have a bad day at work. Even during evenings and weekends you will need to be available. You will also have to do all the advertising, get your own lawyers, and make all contacts with people who want to view your home.

If you are trying to sell before being foreclosed on, you may not be able to do it fast enough. You may still be foreclosed on if it takes too long to complete a sale. With a fast home buyer, time is not a consideration. They buy from you immediately, and you can get that mortgage paid off. This avoids damage to your credit that a foreclosure would cause.

Realtor sales can save you lots of trouble, but there is a trade-off. It may take a really long time before you get a sale, and you may not be able to prevent that foreclosure. Even if that is not a consideration, there still may be a long time before selling. You must be ready for a showing at all times during this time. Also, you are required to leave during the showing. This means you and your family may have to leave your home whether it is a convenient time or not.

Selling through a Realtor also means less money for the sale, as you have to pay the commission for the sale. Percentages vary, but are usually over 6% of the sale price. This can take a big chunk out of your profit. This might mean that you don’t clear enough to get the home you want, or to pay off the mortgage and have enough to get started again. With the fast home buyer, there is not such commission.

There is the tendency to want to take whatever someone offers you just to get the sale over with and avoid all the frustration and worry. It may be tempting accept a lower price, knowing it is not what you want. If you get a buyer, either through a Realtor or on your own, you may be tempted to take a lesser offer. You just want to be done with the whole process and move on.

You don’t have to give up and say, “Sell my house.” You can contact a local fast home buyer and have it sold immediately without all the trouble. You will probably get a good offer and have your home sold before you know it. You will then be able to move on to more important concerns.

If you ask the question “How do I sell my house?” you can get the answer on the Net. Web pages on the subject of how to sell my house are easily found.

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Read About Information On Latest Advantages Of Sell My House Fast

Posted on May 11, 2011 by Ronald Rybach| Comments Off

Current grim economic conditions have put home owners trying to sell their homes in a hard place. Owning a home is a dream come true and having to let go of it can be hard. Yet circumstances like imminent foreclosure and an unforgiving property market that is not offering a lot of people with many choices but opt to have a sell my house fast attitude.

A dip in the economy means that people conserve their spending in fear of job cuts and a rise in consumer products. For a homeowner who is unable to keep up with their payments, selling is the only option. In such circumstances, the option of selling to another buyer directly or a short sale is the best way to go. The offer price may not be good but one will cut their losses in the long term.

An upturn in the real estate market is not expected for at least two years. It is expected that homes will continue to lose value and holding out for a better offer could go the other way. The house might have to be sold for even less.

Another plus of a short sale is that one could get on the winning side and get on the buyers market. It is possible to find another home owner willing to sell their house which is quite a bit at a low price. A smart home owner will go for such property and later sell it with a good profit margin when the upturn on the economy and real estate market eventually comes.

Selling directly will also mean saving on costs that would be incurred if the house was sold through a bank or realtor. There would be no survey fees, realtors fees and other evaluation and closing costs. With a direct sale, the buyer and seller negotiate the offer made by the buyer or the selling price offered by a buyer and come to an agreement.

Another cost a seller would face is the cost of advertising the property. This can be done at low costs online. At least 80 percent of the people looking to buy property search online so an online ad is not only effective but most affordable.

A short sale, as its name suggests, is also a good option for the short time it takes to execute. It can take as little as two to three weeks for a short sale to be completed compared to a bank or realtors sale. A long process could cost a home owner more as homes continue to drop in value.

It is also worth selling directly of it means a home owner avoids foreclosure. It can make a serious dent on a persons credit rating and history. A direct sale though would put a home owner in a position to access credit in the future without the hindrance of a foreclosure reflecting on their credit history.

Are you saying “I wish I could sell my house fast today?” If you are, we could show you sell my house Portland and help you out.

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Tricks To Sell My Property Fast And Without Hassles

Posted on May 11, 2011 by Ronald Rybach| Comments Off

There are lots of reasons why people need to unload their properties. Learning tricks to sell my house quick and without problems are ideal in such situations. Although, many would prefer to sit back and wait for the best offer, it may not be the best solution. This is especially true when realtors are being used.

Real estate agents, while they have a great place in this world and help with moving properties, their commissions take a big bite out of the sale price of the property. Going it alone however it’s a very slow process. Therefore, for someone who needs to unload their property quickly because of financial problems is caught between a rock and a hard place. Obviously, the best solution is selling to a local fast home buyer. Taking another route may lead to foreclosure.

If the home is foreclosed upon, it’s a painful procedure. Families are left homeless as they are forced out of their homes. In addition to all that, one will have to deal with bankruptcy just a very difficult experience. One of the worst part about it is having to live without credit for up to a decade in many cases. Without credit, life can be very difficult.

For a long time after that, when bankruptcy occurs could take up to 10 years before someone can begin to rebuild their credit. That means that leasing or purchasing a car would only remain a dream. For that matter, anything that is expensive, like electronics and so on would mean having to pay upfront in cash.

But that’s not all! It would be difficult to even read the vehicle, get a job, or stay at a hotel. It can also interfere with renting an apartment. In other words, after bankruptcy, renting an apartment would mean having to pay several months upfront! Obviously, that’s something that people in financial difficulty can’t do.

That aside, there is also the short sales to deal with. Many people have been sold on this particular way out of financial difficulties with respect to owning properties. Certainly, it can be a good way out, but it is an extremely lengthy process. Plus, this is not a decision that a homeowner makes on his or her own. An approval from the mortgage lender is required and that’s just the beginning.

There are laws that govern this type of sale. Because the mortgage lender will have to take a loss, they may refuse. As well, they may ask that you cover half the losses. In addition to that, a real estate agent would have to take on moving the property. In the end, the credit score will still be impacted, although not as severely as if there would have been a bankruptcy, but nonetheless serious damage will ensue.

Instead, the quick and easy way out is to sell to someone who is a hassle-free buyer. Like this, a homeowner in trouble can put an end to all the problems and move on. It’s fast and comes with much less pain. The minimal loss that will exist in some cases cannot compare to the problems that will exist should the homeowner or take other steps.

When you are looking for the steps to sell my house quick, you can find them fast and easy now! The knowledgeable professionals at Sell My House Portland can help you get the price you want for your home.

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Scottsdale Short Sale Compared to Being Foreclosed on is a No Brainer

Posted on May 9, 2011 by Jen Wehner| Comments Off

Having your home foreclosed on due to the inability to make your mortgage payments is perhaps the worst financial situation you could ever face. truthfully, a foreclosure puts a big negative mark on your credit report, where recovering from it could take several years. Further, the bank may file a legal case against you as part of the foreclosure action. Having gone through the foreclosure it will certainly dampen your ability to secure any kind of credit, leaving you without the ability to obtain new credit.

Think about a Short Sale as a Better Credit Decision

The downfalls of a foreclosure are stomach turning and often beyond repair. Hence, any option that offers a solution to the situation is a better alternative. A short sale is one option for property owners who are struggling in financial woes. Simply put, a short sale means you sell your property at a price that is below the financed amount you owe the bank.

A nice component with short sales is that they create a very good situation for all parties involved in the transactions:

* The seller is able to evade foreclosure and payoff their mortgage liability.

* The lending institution is able to get paid a portion of the loan back without going through all the long legal procedure, costly attorney expenses, of foreclosure and marketing the repossessed property

* The new buyer is able to buy the home at a reduced price.

Considering a Short Sale? Keep the Following Things in Mind

The first safety measure you must take when settling your mortgage through this process is to get a written acknowledgment from the lender, clearly stating that all your debts are wiped clean. Other considerations to bear in mind to stay away from any potential negative consequences of the process are:

* Protect your FICO Score: Do not forget that this transaction is listed on your credit report. This is why you want your bank to report it in the most positive light. For instance, if your credit report merely states that the debt is satisfied, your score will not be drastically affected. On the other hand, if your bank reports you settled for less than the actual amount owed, your score will take a huge drop.

* Seek out good tax information: A tax liability on a short sale surfaces when the lender claims that the debt released should be shown as an income. A tax professional can help you find alternatives to limit this liability.

While a short sale is certainly a smarter choice to foreclosure on several grounds, a homeowner often has a hard time trying to convince the lender to agree to them right away. This is because the bank has to agree to forgo a part of the mortgage claim that they want to recover. Therefore, when faced with a tight financial situation, a short sale must be pursued as soon as possible. The longer you put it off, the larger the amount of arrears, and the less likely that the lender will be to agree to the process. With that said, I have seen people live in their homes for many months without making their mortgages and still complete the transaction. Of course this is a bit risky and I would never suggest this strategy to a client.

If you, or someone you know, is facing a foreclosure situation you will want to have a seasoned professional help you in examining your strategies. Certified short sale specialist and Arizona Realtor Jen Wehner has been the top producer for short sale clients in the State of Arizona for all Prudential real estate brokerages. There is no fee to talk to Jen and you can get advice on what the best route is for you. Having experienced Realtor work with you could guard you, your house, and your financial future.

You can reach AZ Realtor Jen Wehner now at Toll free- 877-293-3259 or Local- 480-748-6925 Email- Jennifer@JenniferWehner.com

Jen Wehner is an award winning Real Estate Agent located in Scottsdale Arizona. If you would like to discover more about buying or selling homes in Arizona, click here SCOTTSDALE REAL ESTATE or you can visit Jen’s personal blog here ARIZONA Real Estate AgentS

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