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Nearly 40% of Toronto homes not owner-occupied, new figures reveal

More than a third of Toronto’s condominiums are owned by people who don’t live in them, according to new government figures which suggest that more cities across Canada could be facing a growing struggle with housing affordability.

Figures released this week by Statistics Canada show that 39.7% of Toronto condos are not owner-occupied, meaning they are either vacant, rented or used as a second property.

The new statistics offer further evidence that people now view housing as an investment, and not necessarily as a place to live, said Andy Yan, the director of the City Program at Simon Fraser University in Vancouver.

Yan said the data shows that housing prices have “decoupled” from income, and are instead driven by access to capital – giving investors a clear advantage over average Canadians. “It’s not about supply or demand any more,” said Yan. “It’s: who are we building for?”

Worries about Canada’s overheated property market have until now focused on Vancouver, where just 12% of families can afford to own a home, and where nearly half of condos are owned by investors.

Punitive taxation on unused property and foreign buyers is having some success on the issue of foreign ownership but Vancouver still ranks just behind Hong Kong as the second-least affordable city in the world.

In Toronto, Canada’s most populous city, investor-owned properties are contributing to rising condo prices and a crunch on affordable rental housing.

Toronto has created little purpose-built rental housing in the past 40 years, leading to an overreliance on the secondary housing market for rental inventory. A housing bubble, meanwhile, led to inflated condo purchase prices and subsequent rents. Analysis done by the city of Toronto shows condo rents rose by 30% between 2006 and 2018.

John Pasalis, housing market analyst and president of Realosophy Realty, said developers are more than happy to build luxury and micro-condos for wealthy investors, rather than affordable family homes for average Torontonians.

 

“Five years down the road, do we really need 50,000 micro-condominiums that are renting for C$2,000 a month?” asked Pasalis. “I think this is the risk when your entire new housing supply is driven by what investors want, rather than what end users want.”

The latest figures are the result of a new methodology that relies on administrative data and public records, rather than census-style surveys, to answer questions about non-resident ownership in Canada. “What’s unique to Canada is how we’re using the data to answer some of those questions,” said the Statistics Canada chief, Jean-Philippe Deschamps-Laporte.

The goal of the Canadian Housing Statistics Program is to extract valuable information from existing databases – including hospital records, immigration files and tax returns – to paint the country’s most accurate portrait yet of home ownership in Canada.

Source: The Guardian Uk

Analyzing Low-Cost Mortgages, Affordable Housing

According to the Urban Institute, families have the stable income needed to support homeownership in smaller, more affordable communities, but are unable to afford a home because they can’t access a mortgage, or don’t have cash to buy a home.

The study states that there were more than 700,000 homes sold for $85,000 or less in 2018, and according to the Urban Institute, these homes are less likely to be financed with a mortgage than high-priced homes.

Limited financing options becomes a barrier for homeownership. Instead, the home is sold to investors, and families may turn to riskier seller financing options, such as land contracts, which have fewer borrower protections than mortgages.

The study continues by saying expanding access to small-dollar mortgages could help many households in communities with lower-than-average homeownership rates.

The Urban Institute states that about 10% of the Pittsburgh, Pennsylvania’s households own a home worth less than $70,000, and 22% are renters. With average incomes of $36,000 and $32,000 for these owners and renters, respectively, they are close to suggest a small-dollar mortgage could put the renters in a position to buy a low-cost home.

Statistics show that 26% of Pittsburgh’s renters are people of color, with around 10% owning a home valued at $70,000 or less. Fewer than 5% own a home worth $150,000 or more.

recent report by the National Association of Home Builders (NAHB), with data from the U.S. Census Bureau, found that homeownership rates for minorities fell to 64.2% in Q1 2019 from 64.8% to end 2018.

The “all minority” homeownership rate, which includes African American, Hispanic and “other households” (Asian, Native American, etc.), came in at 47.1% in Q1 2019—a slight year-over-year decrease from 48%, and a decline from 47.7% in Q4 2018.

Recent NAHB information revealed that the amount of newly-formed owner-occupied home grew in the first quarter. Expansion during Q1 2019, though, was slower than last year, indicating the decline of affordable housing due to elevated home prices.

Source: dsnews

The real meaning of Brexit for home movers

Last month, we saw a rise in UK mortgage lending, according to Bank of England data, that highlighted a movement in housing market waters that many might have believed were beginning to stagnate.

Homeowners and home buyers in April had put aside any Brexit-related uncertainty and helped British banks approve the greatest number of mortgages since February 2017.

Net mortgage lending came in at £4.3 billion in April, slightly higher than the average of £3.8 billion seen over the previous six months.

The increase was primarily driven by mortgage approvals for house purchase, often a guide to the trend in lending going forwards.

Many commentators were quick to suggest this new impetus to buyer confidence was boosted by the delay to Brexit, which spared Britain an imminent no-deal departure from the European Union.

The rise in mortgage approvals was proof for some that housing market activity got some temporary support from the avoidance of a disruptive Brexit that was originally time-tabled for the end of March.

I’m not so sure. Brexit has over the last three years become part of national economic fabric and, with little sign or hope of anything being settled imminently, some home buyers and remortgagors appear to have taken the decision to just ‘get on with life’. We know home moving is very often driven by life events and these do not come to halt for political reasons.

These figures do not represent a new found sense of euphoria in our housing market. The data also suggested ongoing caution: April’s monthly increase of £0.9 billion in consumer credit was in line with the average since last summer, but the annual growth rate slowed to 5.9%, while new credit card lending fell for a second consecutive month.

Where the market goes from here is no more certain than before these numbers but what we can conclude is that consumers often have to get on with things. The resignation of Prime Minister

Theresa May and the ensuing contest for a new leader may heighten the uncertainty hanging over the economy but the other fundamentals are not set to change in hurry. Any new leader too will face the same maths in Parliament – whatever Brexit option they pursue.

If this continues we will see this feed into house prices but it is too early as yet to see change there. House prices are continuing to grow at an annual rate of less than 1%, according to the Nationwide Building Society.

What these figures do illustrate is that Brexit in itself is not the sole driver of home buyer behaviour. If people need to move, they will. Brexit may not make home moving easy but it is far from bringing it to a halt.

Source: Mortgage Finance Gazzette

8.2m Could Have Lower Mortgage Payments

Mortgage rates are dropping, giving millions of homeowners an opportunity to lower their monthly payments. An estimated 8.2 million borrowers could refinance and potentially lower their monthly payments by at least 75 basis points, estimates Black Knight, a mortgage software and analytics firm. This marks the largest percentage of homeowners who stand to benefit from lower mortgage rates since the end of 2016.

Last week, the average 30-year fixed-rate mortgage reached a two-and-a-half-year low of 3.73%, Freddie Mac reports.

The average borrower stands to save about $266 per month on their mortgage by refinancing, according to Black Knight. About 1.5 million borrowers—or 35% of those who took out their loans last year—could benefit from refinancing, the report notes. Refinancing can lower monthly payments and also provide access to money for homeowners who have substantial home equity. About 44 million borrowers have at least 20% equity in their homes. The average amount available to access is $136,000, Black Knight reports.

Borrowers, however, are being more conservative in tapping into home equity than in years past. About $54 billion was withdrawn in home equity in the first quarter of this year—the lowest amount in four years. Black Knight reports that less than 1% of available equity has been withdrawn.

source: CNBC

Here’s why Falling Mortgage Rates won’t Spark Recovery in the Housing Market

The housing market won’t recover much in the second half of 2019, says Capital Economics.

Mortgage interest rates have fallen this year, but that hasn’t spurred much action in the housing market, and things are unlikely to turn around for the remainder of the year as concerns about the economy continue to grow, the economists say.

“The fact interest rates are declining because of concerns that the economy is slowing argues against a strong rise in home purchase demand,” Capital Economics writes in a recent report. “That is reflected in measures of buyer sentiment. The decline in interest rates earlier this year failed to provide much of a boost to the share of households saying now is a good time to buy.”

That said, the report did indicate that rental demand will be solid thanks to strong wage growth and subdued home sales. And, the drop in rates has helped spur refinance activity, with applications jumping in the first half of June and signals indicating the likelihood of an upward trend for refis.

But purchase demand is less sensitive to changes in mortgage rates, the economists say, and home sales have therefore seen less of a lift from the drop in financing costs.

Also, the drop in rates was somewhat offset by tighter lender standards, the report says, including a recent pullback from the Federal Housing Administration that may make it harder for some riskier borrowers to qualify.

But on the bright side, homes are still affordable, the economists say.

“The fall in mortgage interest rates, slower house price gains and the rise in earnings growth have led to a drop in mortgage payments as a share of income,” the report says. “And, based on our forecasts for those variables, the payment burden is set to stay at around 16% over the next couple years, low by past standards.”

But the housing market is plagued by a lack of inventory, and this will prevent any meaningful rise in existing home sales, the report predicts.

“While the number of existing homes for sale has seen some improvement since reaching a record low at the end of 2017, at 1.8 million in May market conditions are still tight,” the report says. “And with interest rates falling back, we doubt existing inventory levels will see much of an improvement over the next couple of years.”

Source: housingwire

Selling a Property With Mortgage

Investing in real estate is something many people are keen about and as a result of their commitment, some investors go the extra length to secure funding to make their dream of owning their own property a reality. Sourcing for and securing funding for real estate could be a serious challenge depending on the terms and conditions of the loan.
In some countries, mortgage is easy and comes with reasonable terms and conditions. In Nigeria securing a mortgage is a herculean task for many.
For those who manage to cross that hurdle, the challenge that they still must deal with going forward is enormous.

Real estate investment requires an incubation period for it to gain value. Value in real estate takes time. While shares can gain value overnight, real estate investment usually takes time.

While a person can borrow money at a high interest and effectively gamble it speculating in shares and if it works out he or she could make enormous amount of money, the same feat will be rare in real estate. This is one reason a high interest rate regime is a disincentive for real estate investment.

In Nigeria, if you are fortunate to qualify for a mortgage you must be prepared to pay a high interest rate. The banks are not real estate investment- friendly.

Although the books may state that your interest rate is a certain percentage, if you look further and ask questions you should not be surprised that there are several add-ons that will push your interest rate and cost closer to or over twenty per cent.

This cost also comes with quarterly charges, registration and other charges that will significantly increase your cost.

This scenario makes repayment burdensome and costly for most investors who have a mortgage on their property.

In a slow economy or a recession, the above scenario could mean serious financial pressure for an investor. If there happens to be a negative change in circumstances, the investor could find it difficult to meet up with their repayment which could lead to a default in payment.

If there is a default and it is not rectified, the bank has a right to foreclose on the property and carry out a short sale in order to recover its money.

The bank is not interested in maximising profit for the investor. Their sole aim is to recover the principal loan and possibly interest. Many times, they sell under the value and for an amount that does not cover the loan obligation of the investor.

In cases like this, the investor not only lose their initial deposits, repayments made so far and the property they also end up having to pay the bank some additional costs.

Many investors who find themselves in this situation often wonder whether or not they have the right to sell the property.

An investor who has a mortgage should realise that by virtue of the mortgage agreement, he or she is no longer the owner of the property. The bank’s interest comes first. Usually the bank takes custody of all the title papers and secures the right to sell the property with or without the involvement of the owner once there is a default that leads to foreclosure.

You should also  realise that it is unethical and illegal to sell the property without disclosing to the buyer that  there is a mortgage on the property. Remember, you could be charged with fraud if you do not  disclose all the legal interests on a property or sell a property that you do not have the right to sell.

However,this does not mean that the property cannot be sold. It simply means that you must take care of the interest of the lender.

If the property has appreciated in value, it is possible to sell the property,settle the loan and still make a profit.

What some investors do is to make full disclosure to the buyer and if the buyer is convinced, they ask him or her to pay off the mortgage and receive a letter of release from the bank.The balance can then be paid to the seller.

It is also possible to have the transaction managed in such a way that the bank can release the title documents to the buyer.An investor who desires to buy a property that has a mortgage on it should insist on working with the lender and getting full details about the sum total of the obligation on the property.

It is safer to pay directly to the bank and ensure that the property documents are released to you or your lawyers.

Source: Punchng

Flats are losing thousands of pounds in value: are first-time buyers to blame?

The average UK flat has fallen in value by £3,000 in the space of a year, despite overall property prices increasing.

The property portal Zoopla claims this is due to first-time buyers shunning city pads for larger houses in the commuter belt, as they focus on long-term aspirations rather than rushing to get on to the property ladder.

Here, we explain where prices are falling by the biggest margin and offer advice on whether you should hold out for a house.

Flat values: how far have they fallen?

The Land Registry’s House Price Index shows that the average price of UK property grew by 1.4% year-on-year in April 2019.

When we look solely at flats, however, we instead see a decrease of 1.6%, as shown in the graph below.

 

The data paints a similar picture on a regional level, too. For example, house prices have been falling across the board in London, but the decline has been steeper for flats.

The region with the biggest disparity between house and flat prices is the North East, where flats fell by 2.3%, but overall property prices rose by 2%.

Northern Ireland is the only region which saw flat prices outgrow the overall average. Here, average prices for all houses rose by 3.5%, compared to a 4.3% rise for flats.

The interactive chart shows how year-on-year flat price growth compares to overall property price growth in each region in April 2019.

Why are flat prices falling?

Changes to the housing market are driven by a whole host of factors.

For example, some experts argue that Brexit has affected house prices by adding a large helping of uncertainty to the market.

But why is it that flats, specifically, are falling in value while house prices in general are rising?

Zoopla suggests that first-time buyers are the traditional flat-buying audience, and that recently they have decided to ‘leapfrog’ these smaller homes in favour of houses.

The property portal says this theory is supported by the rising average age of first-time buyers.

The Office for National Statistics (ONS) found that first-time buyers were 33 years old in 2017-18, up from 31 in 2007-8.

Another factor could be a lack of investment from buy-to-let landlords, who also traditionally buy flats and maisonettes. A whole host of taxation changes and government reforms have dissuaded investors from expanding their portfolios.

Has the ‘bank of mum and dad’ played a role?

It’s also possible that first-time buyers are now being given greater help to buy a long-term home rather than a flat.

The financial services company Legal & General recently released its latest ‘bank of mum and dad’ survey. It found that parents are lending their children increasingly large sums to help them get onto the property ladder – with the average parental loan expected to be £24,000 this year.

Buyers who received help from their parents were most often buying two or three-bedroom homes.

Should you ‘leapfrog’ buying a flat?

So is it really worth waiting a little longer and buying a larger property?

On the one hand, flat prices are falling, making them more affordable and therefore more appealing for cash-strapped first-time buyers.

But buying a home is expensive, even when you ignore the property price.

Mortgage fees, valuation fees, survey fees, conveyancing fees, insurance premiums – all these things add up. So if you’re planning to climb the property ladder soon, waiting and buying a bigger property could help you avoid paying these costs more than once.

And since first-time buyers in England and Wales are exempt from stamp duty for homes up to £300,000, if you can afford to buy a house priced close to that limit, you’ll be saving even more.

Your home may be repossessed if you do not keep up repayments on your mortgage.

Source: Which UK

Experts See Inflow of Fund in Securities With CBN-Backed Mortgage Loan

The pronouncement by the Central Bank of Nigeria (CBN) that it would develop a framework to enable banks securitise mortgages loans has continued to gain wide commendation, as stockbrokers, at the weekend, said the implementation would create mortgage backed assets that can be listed on the Nigerian Stock Exchange (NSE).

The Governor of CBN, Godwin Emefiele, at a world press conference held recently, said the apex bank, in the next five years would work in developing in developing a framework that would enable banks to securitise mortgage loans, which can then be sold in the capital markets.

According to them, securitisation of mortgages would unlock funds that have been tied down in that sector over the years and ultimately provide opportunity for expansion in that sector.

They pointed out that with the opening up of the mortgage sector, tradable mortgage backed securities would be created and subsequently be listed on the nation’s bourse.

A mortgage-backed security is a type of instrument, which is secured by a mortgage or a collection of mortgages. The mortgages are sold to a group of individuals (a government agency or investment bank) that securitises, or packages the loans into a security that investors can buy.

Furthermore, the operators added that this form of instrument would help to grow the capital market, and address the nation’s housing deficit challenges, because it would lead to the creation of more tradable securities, while money raised in terms of structured bond can be deployed for more housing projects.

He said the move to boost lending to the real estate sector of the economy through the securitisation of mortgage loans, which will then be sold at the capital market, is said to have the capacity to open up the economy for growth in areas of employment, investment and market deepening.

A stockbroker with the Royal Guaranty Trust Limited, Paul Uzum, said the implementation would provide opportunity for creation mortgage bank securities that would subsequently list on the exchange for increased participation.

“The essence of securitisation is to create an asset class, which can be listed and tradable. When listed, it attracts investors who know that if they invest in this assets, they can also sell them and get proceeds from these investments.

“Most of the mortagae companies are struggling and having a very tough time, funds have been tied down on this assets for a long time which can now be readily dispose especially due to the 2016 recession. Securitisation will open up that mortgage sector as well as creating underlining asset class, which would help to deepen the capital market.

“It would help to deepen the capital market with the mortgage backed securities which would serve as alternative asset class for investors. They can do an IPO with the fund going to private mortgage institutions and these assets would subsequently find its way to the exchange,” he said.

Another stockbroker with Calex Capital Limited, Tunde Oyediran, said the execution of the scheme would strengthen and empower the institution to operate in line with international best practice and create long-term investment for the private mortgage institutions through the capital market.

“By the time CBN executes the plan, it will strengthen and empower the institution to operate in line with international best practice that for 30 years and 40 years you can still be paying for your mortgage so by the time it happens, some of them will come and be listed on the exchange because it will no longer be one man show, more companies would be formed and come to the market for fund raising.

“Beyond that, the ungodly pursuit of illicit money to build houses will reduce because Nigeria can leverage the opportunity and build houses and become more comfortable. It would help reduce corruption in civil service.”

Source: Guardianng

Mortgage Firms Jittery Over Plan to Increase Banks’ Capital Base

Like a heavy cloud, a deep sense of disquiet now hangs over the mortgage sector, following new proposal by the Central Bank of Nigeria (CBN) to increase the capital base of banks.

The CBN Governor, Godwin Emefiele, had recently laid out his five-year policy thrust that includes recapitalising the banking industry, so that banks can a maintain higher level of capital as well as liquid assets in order to reduce the impact on the financial system.

He also revealed plans to encourage banks and financial institutions to lend from their balance sheet in order to support the growth of critical sectors of the economy, such as agriculture, Micro- Small and Medium Enterprises (MSMEs) and the real estate sector. This will put greater emphasis on improving consumer spending and business investment by MSMEs, which is critical to sustainable double digit growth of the Nigerian economy.

Emefiele also intends to ensure more mortgage lending. “In our effort to support the growth of Nigeria’s real estate industry, the CBN will work in developing a framework that will enable banks to securitize mortgage loans, which can then be sold in the capital markets.

“Adequate safeguards will be put in place to reduce the risk of delinquency in the mortgage backed assets that will be sold in the capital markets. These measure will reduce the credit and liquidity risk to banks of holding these assets on their balance sheets and improve the amount of funds available to support mortgage loans. It will also reduce the high cost of obtaining mortgages for banking customers,” he said.

The Guardian gathered that mortgage operators and their investors have been gripped by a state of restlessness over the possible backlash of the proposed sweeping changes on Primary Mortgage Banks (PMBs), especially as it relates to raising their capital base, which stands at N5 billion for national and N2.5billion for regional banks.

The capital base was increased from N100million. About 34 PMBs operated in Nigeria – 10 are national banks while 23 operate as State PMBs.

Sources told The Guardian that the umbrella bodies of the PMBs, Mortgage Banking Association of Nigeria (MBAN) has begun an analyses of the CBN document to ascertain it’s relevant to the sub-sector and to sensitise its members.

Statistics show that the size of mortgage market is N284 billion (2010); N348.1 billion (2012) and N518.76 billion (2016). Only about 5per cent of the 13.7million housing units in Nigeria are currently financed with mortgages.

The mortgage industry generates 100,000 transactions between 1960 – 2009 and 181,519 transactions (2010 – 2016) while contribution of mortgage finance to Nigeria’s Gross Domestic Product (GDP) is about one per cent.

The Chairman, Board of Trustees, Real Estate Developers Association of Nigeria (REDAN), Prince Oluseyi Lufadeju welcomed the CBN new policy, “There is no need to be scared of the CBN’s decision to increase the capital base of banks. We are unfortunate to have pegged the value of our currency to the dollars the first place. Anything that happens to our naira value in relation to the dollar will structurally affect our operations.

“Since the last increase in bank’s capital base, the value of the naira has depreciated over 100per cent. The logical thing to do is to adjust this to bring it to the current level vis a vis the dollar. That is why I don’t think we should tie ourselves to the dollar forever. The Chinese yuan is a trading currency and we can use their exchange rate.

According to him, “the capital base of the mortgage banks is unusually low and unrealistic. With N5 billion capital base, out of which only 50 per cent has been subscribed, the bank can only do little or nothing. We should plan in such a way that all the PMBs can rely on Federal Mortgage Bank of Nigeria (FMBN) for support.

“The capital base of the banks should be set at N1trillion over the next five years in such a way that N200 billion can be subscribed annually. This will give the bank muscle and courage to implement their mandate.  In view of the national importance of this sector it should be considered important to involve the state and local governments in the capital increase. The capital base of the PMBs should also correspondingly be increased to allow them play their roles effectively.”

For the Executive Secretary, Association of Housing Corporations of Nigeria (AHCN), Toye Eniola, “mortgage banks are set up to create and grant long term facility to the people and to do this, the banks require huge financial base. Increasing their capital base is realistic for appropriate mortgage system. It is time we confront the challenges in our mortgage market to create appropriate and functional system that will service the mortgage needs of the people. It is a realistic decision in a sane society.

However, he advised that before this is done, the modalities for the implementation of all necessary mortgage laws that would enhance the efficiency of the sector especially foreclosure laws ought to be in place. This is the only meaningful thing to do that can attract investors and develop the mortgage sub sector.

Efforts to get the leadership of MBAN to comment on the new development proved abortive.

Source: guardianng

Scrapping Mortgage Grant will Derail Housing Market

A move to end the help-to-buy scheme for first-time buyers would have a crippling impact on the house market.

New figures show that more than eight out of 10 first-time buyers are now relying on the State scheme to purchase a new home. But the scheme is due to end this year, with the Government giving no indication it will extend it.

Some 84pc of new property purchases were made by first-time buyers with the support of the help-to-buy measure, according to new analysis by the Banking and Payments Federation. Its chief economist, Dr Ali Uğur, said the help-to-buy scheme was important for market stability.

“It is one of the important factors helping housing supply, as well as helping first-time buyers,” he said. “If it does not continue it would mean a significant support would be withdrawn, and that would affect construction activity.”

New buyers are also being squeezed out of the market by investor funds and State purchasers of new homes.

Buying by cuckoo funds and State bodies of homes has tripled since 2013, when property prices hit a low.

The help-to-buy scheme allows purchasers to claim a rebate of income tax already paid up to a maximum of €20,000, depending on the value of the property.

Last week, Goodbody Stockbrokers economist Dermot O’Leary warned that uncertainty surrounding the extension of the help-to-buy scheme and the limited scale of housebuilders meant that fewer properties would be completed this year.

And the construction sector has been stressing that the scheme ensures there is effective demand for housing in the market.

New buyers are already struggling with Central Bank rules that restrict them to borrowing no more than three-and-a-half times their income, unless they get one of the few exemptions.

They are also being hit by the second-highest mortgage rates in the eurozone.

The Banking and Payments Federation (BPFI) has defended the high rates, arguing that they are due to regulatory rules imposed by the Central Bank.

Last year funds and State bodies, such as local authorities and housing charities, bought a combined €2.4bn of property.

This represents around one in seven purchases of property last year, according to an analysis of the market carried out for the Irish Independent, based on the mortgage lending of member banks of the BPFI.

Despite this, first-time buyers have increased their share of the mortgage market.

They took out 48pc of mortgages so far this year, up by 22.5pc for mortgages at the height of the housing boom in 2007.

Help-to-buy is benefiting all areas, both Dublin and rural area, the statistics confirm. Some 75pc of those availing of the tax perk are buying builder-constructed homes, with a quarter being self-builds. A Department of Finance spokesperson said no decision had been made yet on the future of the help-to-buy scheme, which is due to finish at the end of the year.

Meanwhile, a separate report yesterday showed how property price growth has slowed to a faction of what it was last year.

Average prices for second-hand homes here rose 0.3pc in the last three months, estate agency Sherry Fitz­Gerald said. Prices in Dublin were flat. If Dublin is excluded from the national figures, there was an overall rise of 1.3pc in prices in the year so far, half of what was recorded last year.

Source: independent

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