This week we are looking at a ‘before’ case study. We have seen lots of refinances recently but we also complete the initial purchase to allow the refurbishment.

The property

These clients came to us after spotting a fantastic opportunity in Croydon. The property was originally 2 semi-detached houses but many years ago was converted into one large family home. It hasn’t been looked after for the last few years, and our clients saw the potential to bring it up to a lovely new standard as well as splitting it back into 2 homes. Our customers both have a background in property, and have worked with new build properties so knew the layout, size and standard required to compete with the many new build houses popping up in the local area. They recognised that they would have competition in the resale market, especially given the current market conditions and ensured that they worked with their architect to put them in the best place possible. This is something that’s really important to consider, the exit strategy is the most important factor of a deal. Adding a few months can really affect your profit.

The figures

The property was purchased for £425,000. The planned works were budgeted for £81,000 although the surveyor suggested that a more realistic figure would be closer to £106,000. This prompted the clients to speak to another architect and builder in order to move things around, and it was agreed that the top figure would be the most appropriate. This would allow the bathrooms to be moved upstairs and make the houses more desirable.

The surveyor was very happy with the plans to extend the property and increase the living space. On this basis, they gave an end value of £700,000 for both houses.

The finance

Due to the heavy nature of the works, most bridging lenders want to lend the refurbishment costs in this scenario. This means that we can work back from the end value (the GDV) and can borrow 70% of the purchase price with the interest rolled up and added on top to the loan. The refurbishment costs are then funded in arrears as the works are carried out.

With this example, the planning application had been submitted but had not been approved. There are a number of ways around this:

1. Buy the property on a bridge and then wait for planning to be approved and move (ideally with the same lender) to a refurbishment facility. This can have additional costs with arrangement fees, and can mean you get less money to buy the property as you don’t have the opportunity to roll up the interest on top of the loan.
2. Delay completion until after planning had been approved. This can cause issues with the vendor and mean you lose the property so isn’t ideal either
3. In this instance, the lender decided to allow the client to complete before planning was approved on the refurbishment facility. It did mean that they paid the arrangement fee on the whole loan (with no guarantee that they would use that money), but the client and lender were confident it would be approved.

This really shows how working with lenders who we have good relationships with can help. We have saved the client from going back once planning has been approved, meaning they can start works as soon as possible.

We completed this at the end of October, and the clients received confirmation that planning had been approved 2 weeks later. The clients have now started the works and we will keep you posted on how it progresses – we can’t wait to see the end pictures!

We had a fantastic day at the NLIS Olympia this week. It was our final show of 2019 year and definitely the busiest. It was great to see so many familiar faces and clients who had come specifically to see us. It was also a fantastic opportunity to meet potential new clients and have a chat about how we can work together.

I had the pleasure of listening to a great debate chaired by Andrew Neil on the impact of the election and possible Brexit outcomes with regards to property market. It gave an insight into the potential outcomes of the election taking place in December, so I thought I would summarise it for those who couldn’t make it.

So what do the experts think?

David Smith, the Economics Editor of The Sunday Times and Ian Duncan-Smith had very similar views on the outcome of Brexit. They both suggested that voters need to very careful in the way they vote, and may need to be tactful depending on their preferred Brexit outcome. A vote to the Brexit party could mean less seats for the conservatives and therefore a higher chance of Labour getting a larger minority – which would be counterproductive.

Ian Duncan-Smith commented that this is the most diverse election since Margaret Thatcher gained power in 1979, with the two main parties at such polar opposites in their policies. It’s not all about Brexit either, Jeremy Corbyn has some grand ideas about other areas of policy, which appear to be very controversial within the property industry in particular. Rent controls and allowing tenants to buy their privately rented properties could have a big impact in this market. It’s important that voters look at the full picture, as the next government will be in power far longer than it takes to get out of the EU – hopefully!

What are the Brexit options?

There was much debate around what the Brexit outcome would be for various government set ups. Largely, the speakers agreed that a conservative government would mean that a deal would be agreed and we would leave the EU relatively quickly. The big question is whether they are able to gain power again with a majority big enough to enable this to happen. Given previous political relationships it may be tricky for them to form a coalition or an informal agreement, leaving them unable to form a government at all.

Labour seem to be in a more favourable position to form a coalition, and top of their list at the moment seem to be the SNP. Would Labour be able to persuade them though? The experts seemed to believe that the outcome of a labour lead government (or coalition government) scenario would be a new negotiation with the EU for a more closely tied deal, perhaps including a customs union. It’s likely that this would then be put back to a public vote, and the consensus on the panel was that it would be turned down in favour of remaining in the EU. This would give more control over how it is run as we would be tied to it either way.

This is of course only speculation, and we will have to wait and see what materialises after the 12th December!

Where is this uncertainly leaving UK industry?

Gavin Fraser, managing director of High Street Residential believes that the biggest issue at the moment across the UK is the uncertainty that this delay is creating. We have now had 3 years of not knowing what direction the country is moving towards, and now with very different potential outcomes to the election, it’s making it even harder to predict. Foreign investors are holding out until a decision is made, and that is having an effect particularly in the motor industry but with many other areas too.

More specifically in the property market we are seeing valuations affected, particularly with the demand for future sale. No one knows what will happen at the election, and how that will change property related policy but at the moment it is becoming increasingly difficult to make a decision. In the midst of this we are seeing some lenders reduce rates and relax criteria so there is definitely still an appetite to lend and a willingness to continue.

What about the rest of the day?

Having said all that, there was such a buzz all day around the show. We spoke to so many new and existing investors and they were all speaking positively about investing in the current market and potential opportunities. It is a buyers’ market at the moment, and where buyers are willing to take a risk they may see an increased reward.

All in all it was a fantastic day and a great last show of the year. We are now looking forward to the awards on the 21st November. If you have a few minutes we would really appreciate your vote, voting closes at the end of tomorrow and here is the link.

This week’s blog is another case study, but I’m going to talk about it from a different angle. I have had so many conversations this week about interest rates, and I have had some surprised reactions when I say that you are generally looking at rates of about 4.5% on small HMOs. This is dependent on a number of things; mainly your experience, the value of the property and whether you will be happy with a bricks and mortar value or you are looking for an uplift on this. Please see my previous blog for more information on valuations!

 

The reason I generally quote this sort of rate is that there are far more factors to consider when looking at the company you want to use for your HMO mortgage, and one of the biggies is your experience. If you are looking for a lower rate, you will often need to jump through hoops to provide income verification, licenses with conditions and so on, and wait potentially months for the mortgage offer. You will also need to have owned another property for 12 months. Now some of my clients have done this, maybe that was their strategy previously so they have a few, or perhaps they wanted to get a simple buy to let before venturing into the world of HMOs. Some people feel that they don’t want to, or don’t need to as they have other experience that will help them but most lenders won’t look at this as it doesn’t tick their boxes.

 

Today I want to give you an example of how a specialist lender can work in your favour when the others won’t look outside the box.

 

My clients, Anna and Niall, approached me as they were being mentored by one of our existing clients. They had bought a property to convert into a 5 bedroom HMO, and approached us for the refinance. They were looking for an uplift on the bricks and mortar value, and knowing that they had carried out extensive works to the property including en-suites to every room and a high end finish I had a good feeling we would get it. What didn’t quite work though was their experience as they had completed one flip last year and this was the first property they had ready to rent out, so no letting experience. After finding out about some more about the clients and having a chat with Shawbrook I decided it was worth putting it through as an exception. This is where being able to have a chat with an underwriter, and them having a willingness to look at the whole case really comes into its own. I was able to put across all reasons I felt Shawbrook should consider them, and the underwriter agreed!

 

We received a valuation very close to the client’s expectations and overall they were really pleased with the service they received. The valuation was an uplift, although perhaps not quite as much as the clients were expecting! It’s tricky in this current market with all the uncertainty we are facing so we were pleased with the figures. We were able to complete relatively quickly, once the mortgage was offered we completed within a week.

 

There are many positives to take out of this deal as a case study:

 

• The clients were able to refinance quickly and without having to provide enormous amounts of information in order to move on to their next project. They also didn’t need to spend huge amounts of time gathering information or chasing anyone. What little chasing there was we did, and we were able to keep the clients updated as we are able to quickly see where we are with the lender
• They were able to leverage against a valuation with an uplift on the bricks and mortar value. In this market it’s really important to maximise the valuation as there is so much uncertainty, most valuations are coming in under what is expected so that would be far worse if you were relying on a bricks and mortar value
• The clients were able to jump straight into HMOs without a single let. They had completed a flip to maximise their deposit, so having to use this purely to gain experience would have meant a far lower yield and a big delay before they could venture into HMOs

 

As always, please give us a call to discuss your circumstances. Each client is different and has their own needs – what works for one person may not work for another!

This has been an interesting week for government, after a turbulent nine months since the original Brexit date.  Since the vote to leave we have seen various ups and downs in the property market, but the last few months have seen a definite shift in the way surveyors and lenders are looking at the market.  What they expect to happen over the coming months and years is having an effect on lending decisions.

We can split this into three categories; how surveyors are viewing properties, how lenders are interpreting this, and how their own view on risk is changing.

How are surveyors changing their valuations?

The biggest issue we are finding, surprisingly, is the commentary around demand for property.  This can create a number of issues.  The demand for resale is a major consideration for a lender, as they will always be concerned with how quickly they can dispose of the asset if they ever have to repossess it. Pre-Brexit we would expect to see 3-6 months as a standard sale period, but we are increasingly seeing this move to 6-9 months.  This means that the standard ‘restricted sale period’ of 6 months may have a lower value, and the lender may use this rather than the open market value.  We have seen a couple of properties with a likely resale period of over 12 months and this falls outside of many lender’s criteria.

As investors, you need to be mindful of this when looking for property.  What affect has the uncertainty had on your area, as this is very location dependant? There are plenty of resources available to check the demand, so use this to do as much research as you can and give this to your surveyor.

The other part to demand is for lettings, so how likely is it that you will be able to let your property quickly once you have bought it.  We used to be able to value a vacant property on the assumption that demand would be sufficient and the surveyor would use market rent.  This is changing, mainly for commercial property, as surveyors become more cautious and letting retail units particularly becomes more challenging.  Businesses on the high street are finding life tough with current business rates and an increasing preference for online shopping.  We are seeing a trend towards more services in local areas, but there are often planning restrictions.

We need to be mindful of local conditions when thinking about when to value a property, and this again comes down to research and due diligence.  We have one opportunity for a valuation with each lender, it is so important to get it right first time.

How are lenders changing their view on this?

Lenders will always look at a case on a worst-case scenario basis – their main concern is risk!  When you are using commercial or specialist lending they are far more focused on the property than they are the client, so it’s no surprise that we are seeing a bigger change in the way specialist lenders are looking at property than the high street.  Where the demand is limited for a property (the resale or letting period is long) then there is a bigger risk to the lender and they may well want to reduce this risk.  The most frequent restriction is on the loan to value, but we have had part of the loan moved to capital repayment and cases declined.

What has changed more recently is an overall reduction in risk from lenders.  It is moving from a case-by-case basis to a broader criteria change.

Over the last few months we have had a number of lenders increase their minimum loan, and restrict their maximum lending on single assets.  History tells us that when there is a house price adjustment then it is the top and bottom of the market that fall first – this is generally low value properties, often flats, and large detached houses in affluent areas.  Putting a restriction on these type of properties means that the lender is less exposed should this happen.

We are also seeing a more conservative view on refurbishment projects.  Not only are valuers being more cautious on what we call the residual value (the lowest price the property will fall to when you start the rip out) which can affect the overall lending, but we are also seeing the maximum day one loan reduce slightly.  The lender wants the investor to put in that little bit more to reduce their risk.

Despite all this, the market is remaining buoyant and there are so many deals out there.  I think that investors need to factor in these changes when looking at their purchase price, refurbishment costs and end value, as it will affect them.  Profit is key, and you have to factor the finance costs in when calculating your day one offer.

In addition, uncertainty in the market is unlikely to go away any time soon so the demand for rental is likely to stay high.  The long term rental market is what investors should be focusing on, so if that means adjusting short term profit then maybe that’s another shift that needs to happen to help keep the demand strong!

This week, with all the drama of the possible end of the Brexit discussions, this week we have some good news! One of our clients Skei Management have completed on the refinance on their first HMO with us – and it’s a beautiful property!

What was the deal?

After purchasing a portfolio of single lets, the clients decided to explore the HMO route to look at a higher yields and to diversify their portfolio. They found a property to purchase for £135,000. They worked with their mentees to work out how best to redesign the property to ensure that it allowed en-suites to all rooms and generous double bedrooms. The priority was to ensure that the quality of the property was completed to a high enough standard to ensure a high yield and to attract long term tenants.
The works were planned at £70,000 but with an inevitable overspend budgeted, as we seen with many of our projects now, with the total spend was finally coming to £108,000. This was a total rip out of the property and a very high-end finish. The priority is changing though, and we are seeing that clients are focusing on creating a property that will not need to be touched for a longer period. This helps attract tenants who are looking for a longer-term property, avoiding void periods.
The client refinanced after 10 months, and achieved a valuation of £240,000. We were able to lend £180,000.

How did the finance work?

We were able to use Shawbrook Bank for the bridging loan to initially purchase the property, and then to refinance, so the client only had one arrangement fee to pay and minimal legals on the move from short term to term. Importantly, we did have another valuation completed as this provides an accurate figure reflecting the work the client has put in. This is particularly important where we have such a high end finish.

Generally, we are able to lend 75% to purchase the property. There are some circumstances where we can lend 85%, but this is a case by case scenario and only for light refreshments and where you have experience. The bridging finance allows the client to carry out the refurbishment works and bring the property up to a licensable standard. As soon as these works are completed, then we can move to the term mortgage and this process takes about 4 weeks. We can generally lend 75% of the new value at this point, as long as the rental is sufficient. This is not usually problem on multi-let properties.

Why does this work as a long-term investment?

With the work the client has put into the property, they are achieving market-leading rent for the area and are confident that the tenants they’ve attracted are after a longer term let. The property has a lovely communal area to encourage the tenants to socialise. The generous bedroom sizes and en-suites also help to ensure that the clients have a comfortable living environment. This all helps keep tenants happy and encourages them to stay longer, keeping the void periods low and income high. HMOs traditionally attract people wanting a stop gap, but providing high quality accommodation with good communal areas and bedrooms that work for storage will mean happier tenants who stay for longer!

On Monday we all took a trip to Manchester ready for the NLIS on Tuesday. We took our very loyal customers, Rob and Aiden, out for dinner as a thank you for joining us at a number of our shows this year. We are all about getting to know our clients, and working with them as they grow and it’s great to be able to give something back.

 

Tuesday was a busy day! It was great to bump into a few of our existing clients and so refreshing to hear some great feedback from our social media followers. We are only 18 months into Baya, and watching our brand grow is so exciting – it was a great day to put faces to names! We also had the opportunity to meet lots of new potential clients, I’m excited to see how we can help grow their portfolios.

 

Jackie and I spoke about opportunities and threats in the current climate, and it was interesting to see how investors are finding the market at the moment. There are some great opportunities out there now, and some really good mortgage options around for the more unusual properties, which is a great help when looking at your return on investment. We also looked at the different purchasing methods such as auctions and modern method of auctions and how this is a great opportunity for investors. Generally people with a chain cannot make it work so it is far more suited to an investment than a home.

 

We looked at the inevitable threats in the market with all the uncertainty at the moment. The biggest issue as we have discussed previously is the valuation results we are seeing. Clients really need to be realistic in their expectations around return with current conditions. There are a number of other threats which don’t change though, and the biggest one of those is your power team. We heard so many stories on Tuesday about investors using brokers and solicitor particularly who have ended up adding additional time and expense to the process. It is so important to choose your team well and use recommendations and companies who have experience doing what you want to do!

 

I was at Watford PIN last night, as I am on the second Thursday of each month. It’s a fantastic evening and this month we had speakers discussing how to systemise your property business in order to help it grow, and also a layer explaining JVs. Networking is a great way to meet likeminded people and investors, and the PIN evenings are a good educational evening too. I would thoroughly recommend checking out your local PIN network, as well as others, and if you are local to Watford then it would be great to meet you there!

 

We also found out that we’ve been shortlisted for the LIS Awards Best Buy to Let Broker which is very exciting! It’s so rewarding when we are recognised for the great job we think we do.

 

Looking forward to November, we have the final NLIS Show on the fourth in Olympia, and then the final PIN of the year on the 14th. We also find out whether we have won the LIS Awards Best Buy to let broker on the 23rd – wish us luck!!

This week we are talking about what has been happening over the last quarter as we move into quarter 4. It’s been a busy few months, with many challenges!

What we have learnt from our lenders

Know your plan and make sure your broker does too so they approach the right lender. There has been so many changes in appetite recently with all the uncertainty in the market and we are seeing plenty of changes in criteria.  It is more important than ever for us to keep up to date with all those changes, and for our clients to know what their plans are, so we go to the right place in the first place.

 

Short term let criteria is changing. This has a lot to do with a crackdown on buildings insurance, with your usual residential insurance not covering business purposes in some instances. Leasehold properties also need consent from the freeholder which can be a problem.  I know I’ve said it before, but the rate really isn’t the most important factor. You need to know who is going to lend before you start spending money and they won’t necessarily be the cheapest! Short term lets and holiday lets are more profitable, but they are a higher risk from for the lender and that is why it is more expensive.

 

With the uncertainty in the market we are seeing demand periods for resale and rent fall. Lenders are becoming more cautious so it is important we balance this with certainty around everything we can be. Full disclosure is vital so that we can help you achieve this. Clients need to do their research around their exit and ensure they have some contingency funds to allow for down different opinions which could mean less money is available to buy the property. As always, you need to look at the overall picture though, and balance the lower prices you are able to negotiate.

 

We have been looking at longer bridges in response to this, it is far more cost effective to overestimate times at the beginning than it is to have to extend the bridge. We can look at part roll up and part serviced interest to ensure that you aren’t losing out on your day one loan too.

Property shows

After a break over the summer we’ve got a busy month ahead. We have the Manchester NLIS on Tuesday and then the Olympia show on the 5th November. It would be lovely to see as many of you as we can, so please come and say hello! Tickets are free and we will be speaking just after lunch at both events.
It will be interesting to see what the speakers have to say, especially the panel debate in London where we will have the opportunity to see Andrew Neil and Ian Duncan-Smith among others discuss the current market.  We are expecting a busy day in London, and it is such an informative event it is well worth a visit for all property investors.

 

We are looking forward to being back in Manchester next week, it’s such a big part of our client and property base. It’s a very different market to the south, and one which is full of so many opportunities.  The HMO market is buoyant, especially in the high-end professional let market which we know so well.  I am looking forward to meeting many potential new clients and see how they are finding the current market.

Expectations for the next three months

With only 12 weeks until Christmas and a looming Brexit date you would think things were starting to slow, but they aren’t! There are some great deals to be had, and we are seeing them through the door. It’s an investors market, and we are really seeing this with the growth of auction and modern method of auction properties, refurbishment projects and unusual properties.  We work with some incredibly entrepreneurial clients who are continually seeing great opportunities where others can’t, and our approach to mortgage broking allows us to make it happen!

 

Hopefully we will have some more certainty over the market and Brexit over the next few weeks, and I am hopeful that this will lead to more certainty over valuations.  Its going to be an interesting quarter and end to the year, we’re looking forward to it!

As the month and third quarter draw to a close, we are focusing on pushing through the last few completions. It’s been a tough month, with delays at lenders and legal’s and the uncertainty of the market reflected in some of our valuation reports.

 

We are doing all we can to get your deals completed although a lot of it is outside our control – this means ensuring cases are put in the queue as soon as possible, and solicitors are chased and chased! This week that has involved late nights and a lot of chasing people we should really have to, but we have to remain in control as much as we can!

 

I would like to share a case study this week to demonstrate where it doesn’t quite go to plan and how it can still work as a good investment.

 

Our client, Oakhurst Property Investments, came to us earlier in the year to buy a property to convert to a 5 bedroom HMO. They bought the property for £150,000. This is what we did for these clients, which may be different to what we can do for you so feel free to give me a call for a personalised quote.

 

The clients used a bridge to purchase the property, allowing them to convert the property into an HMO whilst adding value to the house. We were able to lend 75% of the value of the property with no minimum term or exit fee.

 

The budget for works was £78,000 to convert to a high end HMO for professionals. Once the property was finished we were able to refinance to a term mortgage. We try and use the same lender where we can, to reduce the costs and timescale to refinance. The client was looking for a valuation of £240,000 but achieved £220,000. This is obviously disappointing but with the market as is it is not unexpected. We were able to lend 75% of this figure, even though it was within 6 months.

 

We work with lenders who are happy for you to refinance without paying your early repayment charges at some point in the future when hopefully things have settled down and house prices have recovered. This can help mitigate the risk of refinancing at the moment. You have got to balance the opportunities available at the moment, and also the rental yields that you can achieve with the risk of not achieving what you need to refinance. This allows you to mitigate that risk, albeit not immediately.

 

The property is still a great project and example of a HMO, which I am sure will be filled with tenants who love where they live and stay for a long time!

 

If you have any questions about how this example could work for you then please give us a call.

 

 

This week I would like to continue on the mortgage processing theme as we had such a great response a few weeks ago. Getting mortgages completed seems to be getting tricker and this seems to be coming from both the client and lender. I am going to run through a few important points that we all need to be mindful of when buying an investment property.

 

Get your due diligence done right, and at the beginning!

 

As soon as your deal lands on the desk of the lender’s underwriter they will carry out a credit search, companies house search, Google you and check for any adverse media. So, have you ensured they won’t find anything?! Keeping track of your credit file and ensuring Companies House is up to date is vital, as is being totally upfront with your broker about anything they or the lender may find. It’s far easier to explain these things at the beginning than it is when you’ve been caught out.

 

Getting the right valuer and hopefully the right value!

 

This is the one thing we don’t have as much control over, and it’s easy to think that we are ‘in the hands of the valuer’ but there are actually a few things we can do.

 

Firstly, don’t always go for the quickest or cheapest quote. If you need a particular value to make it work, then it’s often worth paying the extra or waiting to get the right person. You can find out a lot about local surveyors by networking and speaking to other investors in the area, but a good broker will also be able to help. With good relationships with lenders and surveyors, we can make a few calls and get a feeling for what figure we might get with some lenders. With others we may not have as much influence, but we can often specify that we want to use one from a shortlist, or request not to use a firm.

 

It’s all about being upfront about what you need, and what experiences you have had. We will always do what we can to accommodate your requirements but we need to know on day one. Once the valuation has happened we can’t do much!

 

Understanding where the deposit is coming from

 

We have seen a big shift in what lenders will accept in terms of where deposit money is coming from, but we are still seeing clients being quite cagey about it so I think this is worth reiterating. The specialist mortgage market is changing to keep up with the needs of property investors, which is fantastic. We have lenders who are happy that you are borrowing funds from friends, family or private investors. They understand you will be paying rates similar to bridging, and that often interest will be rolled up and paid on sale or refinance. As long as we know what is happening from the initial enquiry we can find a home for it. What you as an investor need to understand is that the more ‘prime’ (for example high street, low rate) lender are more picky, so you do need a more commercially minded lender and for that you are going to be paying a higher rate. What you need to look at is the over all return on investment – is it worth paying a higher rate to do the deal? We can talk to you about specifics if you would like more information on this.

 

This is similar for when you are looking to refinance a property within 6 months or refurbish and/or convert the property and refinance at the new market value.

 

Legal work and helping speed up the process

 

We generally don’t like to instruct solicitors until at the least the valuation is back, or usually when the case is formally offered as we don’t want to start spending money until we have some certainty that the deal is going to complete. We can of course instruct sooner if that is a priority to you.

 

What you can do in the mean time, especially if it’s a purchase, is to ask your solicitor to order the searches. Lenders will generally need these (except some refinance cases), they aren’t expensive and it will really speed up the process later on. Ask us about using personal searches instead of local authority searches as they may be much quicker.

 

Once we are ready to start the legals, the undertaking needs to be paid as soon as possible so that both solicitors can start work. As the client you are liable for both the lender’s and your own costs, and the lender’s solicitor needs to have the funds held on account at your solicitor in case the mortgage doesn’t complete.

 

Getting the right solicitor

 

Different lenders have different requirements, and it’s important that your broker understands and explains this all to you at the beginning. You need to know whether you will need to visit your solicitor before you instruct them, you don’t want to be trekking half way across the country to sign a legal charge if you don’t need to! You need a solicitor who is part of your power team, and the most important factor is whether they have experience in the type of property and finance you require. In the same way as you need a specialist broker, you need a specialist solicitor who has dealt with the lender you are using before. Your solicitor will make such a difference to your experience, they can make or break your deal.

 

Other legal aspects to consider are whether you will need legal advise, whether your new lender will put a debenture on your limited company (if it’s a limited company transaction) and what other lending is already in place with your limited company. We can help you navigate through all of this.

 

I hope this has given you a snap shot into the type of things you need to consider, and how we can help you get your deal completed as quickly as possible.