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Mortgage Advice Blog

Get the latest news and tips about mortgage finance and the property market. Scott Miller, mortgage broker from Advanced Mortgage Solutions comments on housing and lending.

Christchurch Mortgage Brokers - November's Property Gazette

Published by Scott Miller on Tuesday, November 06, 2012 in

 

Current Interest Rates as at 05 November 2012

Variable               5.60%  
6 Month Fixed      4.95%
1 Year Fixed        4.95%
2 Year Fixed        5.15%
3 Year Fixed        5.60%
4 Year Fixed        5.99%
5 Year Fixed        5.99%
 

Interest Rate Outlook

The growth we enjoyed in the first half of 2012 has slowed somewhat with most economists predicting a slower second half to the year. The positive spin off to this is that inflation is being held low which should result in a stable interest rate outlook for the next 12 months.
 
While it is stable we certainly do not expect any easing of rates although we did notice that across the ditch they felt compelled to drop their rates slightly. The predicated down-turn in Australian looks like it is finally landing.
The slow-down of the Australian economy, together with the unstable environment in Europe should see us return to positive migration numbers in 2013 which will help push the New Zealand economy in the right direction.
 
Additionally, the rural sector looks to be in for another strong year with many international growing markets facing difficult conditions which will see demand for our produce and dairy provide healthy returns to farmers which will flow through the entire NZ economy.
The housing market continues to suffer from contrasting forces, on-going low interest rates and a lack of quality stock sees prices continue to rise and days to sell shorten, however a genuine lack of stock in the hot Auckland and Christchurch markets is really holding the market back.
 
With the recent merge of NBNZ into the ANZ competition for your mortgage amongst the banks continues to heat up. There are all sorts of weird and wonderful deals being thrown at consumers from Galaxy tablets to cold hard cash and we are seeing interest rates at sub 5% levels for the right clients.
 
We still see the sweet spot in the interest rate cycle as the 2 year point, although for the more conservative clients they seem happy to pay mid 5% and lock it in for a bit longer. Our advice is to talk to us as everyone’s circumstances are different and you really need to make your decision based on your own situation.
 

What’s Hot

When a bank loses a client they call it “churn”, when they gain one from another bank they call it “refinance”, the gloves are off and we are seeing some amazing price deals both interest rate wise and in contribution to costs, call us with your client’s needs we are securing great deals!
 

Deal of the Month

In some instances registered valuations are required, in others they are not, this can actually be the difference between being able to do a deal and not, last month we saved a house purchase for all by financing it with no valuation - Call us we deliver!

Christchurch Mortgage Broker - Property Gazette October

Published by Scott Miller on Tuesday, October 02, 2012 in
                                  
Current Interest Rates as at 02 October 2012  

  Variable            5.60%  
6 Month Fixed   4.99%
1 Year Fixed     4.95%
2 Year Fixed     5.20%
3 Year Fixed     5.60%
5 Year Fixed     5.99%
 

Interest Rate Outlook

The term sailing into a head wind would presently typify New Zealand’s economy at the moment. While we have some strong internal momentum it is being constrained by variables largely outside of our control.
 
The housing market continues to perform strongly; prices are progressing upwards with Auckland leading the charge which is a great sign. The average number of days to sell a house last month was at a 4 year low at 36 days. This is primarily driven by a lack of stock in the market which is also pushing house prices up.
 
Trending against our domestic growth are international pressures with our nearest and largest trading partner. Australia is facing some challenges in their powerhouse sector of mining which is facing its first downturn in more than a decade as China (their major consumer of minerals) are slowing their consumption. Interestingly a positive spin off of this is the reversal of people leaving New Zealand to find jobs in Australia which slowed last month and saw NZ enjoy neutral immigration figures. If this trend continues we will see a return to positive migration which can only help our economy further.
 
Last month saw a further small easing in interest rates in the mid-term area of the rate cycle with 2 year fixed rates now being the lowest option in the market. As such we see the current 2 year fixed rate as offering very good value, it is around 0.40% under the carded current variable rate and strong deals are being priced at low 5%. Many people are enjoying a positive spin off of this as they are finding a little extra cash in their hands. The smart move of course is to keep your monthly payments the same which in turn reduces their term, saving you thousands of dollars in interest payments.

If in doubt as to the right move please call us to have a chat as the “right” decisions for each client is specific to your own set of circumstances.
 

What’s Hot

The worst kept secret in the banking sector is finally out with ANZ announcing that the NBNZ brand is to cease as they roll the two brands into one across the country – a positive spin off is they are being very generous in pricing to help keep clients. R.I.P the black horse – a kiwi icon!
 

Deal of the Month

Last month we helped a couple onto a house after they had relocated from one region to another, they were only now setting up their new business but thanks to some well-prepared cash flow figures and good security position we were able to help them out - Call us we deliver!

Christchurch Mortgage Broker - Property Gazette September

Published by Scott Miller on Thursday, September 06, 2012 in
  

Current Interest Rates as at 03 September 2012

Variable              5.60%  
6 Month Fixed     4.99%
1 Year Fixed        5.15%
2 Year Fixed        5.30%
3 Year Fixed        5.60%
5 Year Fixed        5.99%
 

Interest Rate Outlook

House sale volume was up 20% year on year for July 2012. Dwelling consents were up 5.70% for July. Mortgage lending was up for July with its strongest month of settlements since October 2009 and we even had net migration on the positive side of the ledger for the first time in a long time.

So is it up, up & away… well, yes, but very slowly and that is not a bad thing. There are many positives in the market currently, none more so than the continued sales activity in the Real Estate market, which is like a racehorse under a tight hold, being constrained by the lack of stock on the market. This of course is pushing many sales to auction, (causing stress for all), driving the number of days to sell down and of course prices up.
This issue is exacerbated by many households continuing to focus on reducing debt while interest rates are at a record low instead of upgrading their house. We still see the market moving conservatively as many consumers feel nervous about the risky state of the European and American economies, so would rather just ‘stay put’ and see how things pan out.

Interest rates remain very stable at record lows with some minor reduction in the 6 month and 2 year parts of the curve seeing all rates in this area lower than actual variable rates. We cannot see value in having any more than a small amount of your debt on the variable rate given it is higher than all rates out to 2 years and shows little sign of reducing any further, of course personal circumstances such as expected length of time holding the asset need to be taken into consideration.

Have a chat to us, we are negotiating some fantastic discounts presently and are happy to share our view on the best structure for you.

What’s Hot

With a lack of stock on the market Auctions are hot, please remember that clients who are pre-approved may require a registered valuation as a condition of approval, if so, they would need to have that valuation complete prior to auction to be able to bid – if you are looking at purchasing at an auction and are unsure about where you stand - ask us.

Deal of the Month

We had an American chap who did not yet have citizenship, he had been limited to a 70% LVR at other banks however we helped him obtain 90% from a mainstream bank and he was happily able to purchase the house he was chasing - Call us we deliver!

Chistchurch Mortgage Broker - Property Gazette August

Published by Scott Miller on Thursday, August 02, 2012 in

 
Current Interest Rates as at 02 August 2012  
Variable              5.60%  
6 Month Fixed     4.99%
1 Year Fixed        5.15%
2 Year Fixed        5.35%
3 Year Fixed        5.60%
4 year Fixed        5.79%
5 Year Fixed        5.99%
 

Interest Rate Outlook

Despite record low mortgage interest rates, sales volumes remain constrained by relatively low levels of stock on the property market. With buyers competing for a limited quantity of available properties, the days to sell have fallen close to a three year low, with prices continuing to trend higher.

Sales volumes in all regions of New Zealand (bar one) are above the levels seen for the same period last year with Auckland and Canterbury remain the hotspots of growth. Strong mortgage approvals suggest momentum in the market will continue. The recovery in residential building activity from historical low levels is also showing similar regional demand in Auckland and Canterbury. Migration numbers remain volatile, but a turnaround in net inflows will support domestic spending and the housing market.

The residential market is delicately poised with low numbers of properties for sale and rising prices demonstrating competing tensions within the housing market. Support continues to come from record low interest rates and aggressive competition across all of New Zealand’s mainstream lenders who are literally buying business at present. However growth continues to be slightly constrained by affordability and consumers desire to reduce their debt while rates are low.

There have been small changes to fixed mortgage rates for terms of 2 years and less over the past month. These changes have "smoothed out" the mortgage yield curve which now has the 2 year rate as its low point. By contrast there have been no changes to the floating rate or fixed rates for terms of 3 years or longer.

In our view the RBNZ is unlikely to cut the OCR for the balance of 2012. However with 6 month to 2 year fixed rates all lower than the floating rate, borrowers have the ability to "lock in" interest rate cuts by fixing. We therefore believe it makes sense to fix for 2 years – 3 years, not in an attempt to "hide" from the possibility that the RBNZ might raise rates, but simply to save money.


What’s Hot

Specials – depending on the balance of the portfolio of a bank they often run a “special” to try and attract money for a specific term. As an example we have one bank offering 4 year fixed @ 5.79% and a completely different bank offering 5.99% for 5 years fixed – Please call me for more details.

Deal of the Month

We had a client stuck between the purchase of their new dream home and the sale of their pre-loved dwelling, with interest rates at a record low we were able to structure a bridging loan for them that was no more expensive than what they were paying out monthly - Call us we deliver!

Mortgage Broker Christchurch - Property Gazette July

Published by Scott Miller on Tuesday, July 03, 2012 in


Current Interest Rates as at 02 July 2012
Variable 5.50%
6 Month Fixed 5.25%
1 Year Fixed 4.99%
2 Year Fixed 5.35%
3 Year Fixed 5.60%
5 Year Fixed 5.99%

Interest Rate Outlook

Activity in the property market continues to show positive signs of improvement, particularly in Auckland and Christchurch. However, there are some mixed signals that continue to permeate across the market. Client debt serviceability and a net migration outflow is keeping strong growth across New Zealand at bay.

Low interest rates remain the key stimulating factor, though consumers are still moving cautiously with many still focusing on reducing their debt while interest rates are low. Aggressive competition amongst banks for business is allowing us to negotiate substantial interest rate discounts for our clients.

The New Zealand economy remains caught between positive factors such as low interest rates, the Auckland housing market, and Christchurch’s earthquake rebuild versus headwinds from a volatile and worrying global scene. This alongside a weak national balance sheet is providing mixed economic signals. Meanwhile as the unemployment rate continues to drift down over the coming year we should see an improving and evolving labour market, helping households to remain focused on rebuilding their savings buffer.

Fixed mortgage rates edged lower this month, with floating rates at levels not seen for 50 years. The 1 year rate is still the cheapest, and all fixed rates up to 3 years remain at, or below the floating rate. Given these considerations, we see merit in fixing; anywhere from 1 – 3 years.

What’s Hot

There is currently quite a disparity between banks and their individual credit appetites; we are seeing regular examples of one bank declining a client with the next bank happy to write the loan. Often this is driven by the weighted Loan to Value Ratio in a bank’s portfolio, as such your clients are best to talk to us as “No” does not always mean “No” - Refer to us!

Deal of the Month

Last month we had a self-employed borrower who had recently signed a large contract, significantly boosting their income going forward, with the re-emergence of Lo Doc lending we were able to help fund this guy into a new house which he had been told was not possible – he was delighted when we got him sorted (Not to mention the Referring agent) - Call us we deliver!

Christchurch Mortgage Broker - Property Gazette June

Published by Scott Miller on Sunday, June 17, 2012 in


Current Interest Rates as at 15 June 2012  

Variable                       5.50%  
6 Month Fixed             5.25%
1 Year Fixed                4.99%
2 Year Fixed                5.25%
3 Year Fixed                5.35%
4 Year Fixed                5.85%
5 Year Fixed                6.10%


Interest Rate Outlook


It’s a crazy world we live in. As the European economies continues to implode and the impact is being felt all the way down in little old New Zealand. Interest rates are now at a 50 year low in New Zealand and who knows where it will stop. We thought the best rates had landed some 6 months ago, only to see a further fixed interest rate cuts.

The world’s financial problems did not disappear in 2008 when the whole “junk mortgage bonds” episode was exposed. Despite governments printing more cash all this did was delay the ripple effect of this meltdown which is now coming home to roost across Europe.

Locally, we are seeing month on month increases in lending with some of the highest levels of borrowing for over 3 years. The property markets in Auckland and Christchurch are bubbling away with average time to sell in their low 30s (days), however outside of these areas it is still quite subdues as migration outflows continue to hinder growth across the country (less people = less houses required).

Most mortgage rates are lower this month than last, only the floating and 6 months fixed rates remain unchanged. We are now seeing sub 5% rates in the one year fixed space and sub 6% rates as far out as fixed for 4 years now.

So what is the best option?

It really is difficult to tell, we do not believe we will see any rate rises from the Reserve Bank this year but with the 1 & 2 year rates lower than the variable it is hard to see any value in remaining floating unless you believe that rates will fall further in NZ.

Currently we favour the 2 or 3 year rates in the early to mid-5% range, although we are seeing (particularly with investors) home loans being locking in for  4 years @ 5.95% giving them some long term security around their investment. Everyone’s circumstances are different and this dictates their borrowing strategy, talk to us so we can assess each individual on their own merits and advise accordingly.


What's Hot

Free Money! As the banks squabble over market share they are throwing cash at clients to win their business. Depending on the LVR and loan size we are seeing cash incentives to clients of anywhere between $1,000.00 - $2,000.000, crazy stuff, but great for the clients - Refer to us!


Deal of the Month


It happens, ugly matrimonial splits, last month we helped a client arrange funding for a new home while also arranging finance to pay out their partner until the matrimonial home sold, not easy but achieved, leaving both partners happy (well as happy as they can be) Call Advanced Mortgage Solutions - we deliver!

Mortgage Broker Christchurch - Lending Criteria

Published by Scott Miller on Thursday, June 07, 2012 in

                Lending Criteria

 

Over the last couple of weeks I have noticed a change in the appetite for lending over 80%.

Only 2 weeks ago lenders were offering substantial contributions to legal fees, waive Lenders Mortgage Insurance, and providing large discounts to clients placing as little as 10% or even 5% as a deposit on a property. What are the same lenders offering now for these types of loans………. almost nothing.

So what’s happened?

What I believe has happened (although I do not know for sure) is the lenders have been given the hard word from the Reserve Bank. My guess is they have been told to balance their over 80% Loan to Value Ratio loans with their under 80% Loan to Value Ratio loans.

In New Zealand when a loan has a Loan to Value Ratio of above 80% the lenders need to pay for Lenders Mortgage Insurance (every lender has their own name for this insurance, so you may be familiar with it under a different name). This is to insure themselves and not the person lending the money.

When the lender needs to secure funds from overseas they have to declare their level of loans with Lenders Mortgage Insurance (or mortgages that have a Loan to Value Ratio of higher than 80%). This is asked by the overseas lender so they can assess the New Zealand lenders level of higher risk loans and charge an appropriate interest rate for the funds required.

It is here that the Reserve Bank is applying pressure. With Europe in trouble, America’s spending coming back to haunt them, and China and Australia’s economies slowing the Reserve Bank wants New Zealand lenders to look in good shape if we head into another Global Financial Crisis (GFC). It was in the last GFC that showed the world how quickly funds for lending dried up.

So how does this affect you?

If you currently have a preapproval for a loan where your deposit is less than 20%, I STRONGLY recommend you purchase a property before the preapproval runs out of time. I say this because what is being offered in your existing preapproval will not be available if you need to reapply because you ran out of time.

If you are looking at purchasing a property with a deposit of less than 20% then contact your mortgage broker first as there are some products still available in the market.

This could be a flash in the pan, but something tells me it’s something a little more serious. At Advanced Mortgage Solutions we are always here to help so please feel free to contact us if you need assistance.

Property Gazette - April

Published by Scott Miller on Thursday, April 12, 2012 in

           Client News - April 2012

 Welcome to April’s Property Gazette.

This month has seen the completion of Advanced Mortgage Solutions Facebook page. Feel free to have a look around our page by clicking here – please remember to push the “like” button as this helps us get found!


Interest Rate Outlook

We could be excused from feeling like it is a case of “last one out turn out the lights” with the outflow of migration being the highest it has been in NZ since 2001. Yes, there is an outpouring to the perceived ‘lucky country’ in Australia, with some 38,000 leaving our shores last year, however this is offset somewhat by the inflow of 35,000 from other parts of the world, creating only a slight migration deficit - which is nowhere as bad as it may appear.

The outflow of Kiwis to Australia is certainly contributing to the stalling of our economy but the reality is nowhere near as bad as the perception. Of course, one of the things that our Kiwi cousins need to consider is the higher cost of property and living on the other side of the ditch, and while employment opportunities may be more plentiful the cost of getting into property can offset this benefit.

So we have immigration working against us and there is still a focus from Kiwis on deleveraging their balance sheet (or in layman’s terms repaying debt before entering into new purchases) which together with a continued lack of housing stock attributes to holding our growth back.

However, the stock that is hitting the Real Estate market is certainly moving quickly, particularly in Auckland and Christchurch, where average days to sell in both areas is now under 30, which is the lowest in over 2 years.

In relation to interest rates, we continue to enjoy historic lows which are helping with mortgage affordability. There is currently little to no difference between floating and 2 year fixed money and it is only if clients look to fix for longer than 2 years that there is an increase in interest rates carrying a small cost for the extra certainty of a long term fixed rate.

So what to do? It really depends on your personal circumstances, however we do see great value in being able to lock in low-to-mid 5% rates for 2 to 3 years. The only caveat is that you need to be 100% certain that you are not looking to sell your house or make large lump sum principal reductions during the fixed period.

Please contact me to go over your personal circumstances as interest rates have never been lower and are not likely to become lower than they are today.


Authorised v Registered

You may be aware that the financial services industry is now regulated - which is a great thing for you the consumer as it is all about protecting your rights.

There are two categories of Advisers, Authorised & Registered. Essentially, the main difference between the two is that only Authorised Advisers can give you advice in relation to Investment products while both Authorised & Registered Advisers can provide advice in the areas of Mortgages, debt and Insurance.

The most important thing to know is I am fully registered with the Government, (it is illegal to operate and not be registered). To check this out just go to www.fspr.org.nz  and type in Scott Miller. This will quickly confirm that I am able to approach New Zealand lenders on your behalf.


Reduce Payments or Keep Them the Same?

This message is definitely getting through, and more and more of our clients now enlist us to negotiate with their bank on expiry of their fixed interest rate. It is part of our on-going service and costs you absolutely nothing - in fact, the opposite applies in that we are able to negotiate the very best rate for you from your bank.

A question asked of us regularly when a client’s interest rate reduces is “should I reduce my payments or keep them the same?” If you can afford to keep them the same this is definitely a wise thing to do. Let’s look at a simple example to illustrate this.

We have a client with a $200,000.00 mortgage over a 30 year term currently on an interest rate of 6.50%, paying $1264.00 per month. If this rate expires today it is safe to assume we could re-fix in for at least 5.50%. This could drop the payments to $1135.00 per month -or if we kept the payments the same at $1264.00 this would reduce the term from 30 years to just over 24 years and save $51,921.00 in interest – not a bad option for most of us!

As mentioned above please contact me while interest rates are low.


Does a Line of Credit Work?

We are often asked by our clients whether a line of credit loan is a good option for them with their mortgage. Of course the answer is that it does depend on your own set of circumstances.

The main benefit of using a line of credit is that it allows you to run your income through your mortgage (while not losing access to the funds) and because banks calculate interest on a daily balance, any time funds offset your mortgage balance (as an example in the form of your wages) it will save you interest.

Often, the better option is to have only a portion of your mortgage on line of credit, with the balance on a standard principal & interest loan. This provides the flexibility many clients want, the benefit of being able to run your income through your loan, and the ability to enjoy the very sharp fixed rates that are currently available for principal & interest loans.

You are best to talk to me to understand the benefits of a line of credit and whether or not this option is best for your own circumstances.  
   

Interviewed by The Advisor - Emily Mclean

Published by Scott Miller on Thursday, March 08, 2012 in

                         From shaky grounds to solid rewards

 

Since enduring a devastating earthquake a little over a year ago, the Christchurch property market has been on shaky ground. As thousands of residents have sought to evacuate the city and properties have been deemed un-liveable, mortgage brokers have been forced to find new and opportune ways in which to market their businesses.

 

Since the disaster social media has been become a crucial tool in marketing. Whilst businesses were forced to move locations an online site provided an unmovable medium. This allowed brokers a direct link to their customers whilst their physical location was in the midst of chaos and relocation. 

 

Director of Advanced Mortgage Solutions, Scott Vaughn Miller, said moving into the social media industry was hugely beneficial. “I used a bit of everything, Facebook, Twitter, and linked-in as well as my own website. At least fifty percent of the referrals I have now come from clients seeing me online”. As a result of this, Miller’s business has now increased to the point where he is taking on new staff and referring work to other brokers.

 

Director of Bev Dickey Mortgages, Bev Dickey, agrees with Miller. She said her website has been invaluable over the last year. “I am reaping the rewards of a great website. This is because it’s approachable with no babble and has the right colours and layout. My advice to any broker is to get a great web designer.”

 

The great saying ‘think globally, act locally’, has re-emerged following the quake. Mortgage brokers are realising the power that a community can generate and brokers such as Miller and Dickey are using this to their advantage.

 

“Advertising locally and being a visible part of the local community means clients feel one step closer to their broker…it’s therefore easier to quickly gain that level of trust that’s vital” said Dickey. She reinforces that gaining trust as a broker is crucial as people then feel comfortable opening up about their whole financial situation.

 

According to Miller though, gaining a step up on the local competition comes down to referrals from pre-warmed leads. “I approached lawyers and accountants who already had a large sphere of influence over the local community. They were therefore able to refer large numbers of their trusted clients to me”.

 

While Christchurch residents are ‘keeping on keeping on’, so are the mortgage brokers. “Keep on persisting is the best piece of advice I would give any broker seeking to expand their business” said Miller.

 

Dickey encourages every broker to take a good look at what is and what isn’t working for them. “If it’s not working for you then change it” she said.

 

In the midst of a city in constant turmoil, persistence and a willingness to change is something these two brokers have had to take on board in increasing measure - but their businesses are reaping the rewards.

 

Emily Mclean - The Adviser

Property Gazette - February

Published by Scott Miller on Monday, February 06, 2012 in

        

    Welcome to February's edition of AMS's Property Gazette.

I would like to start by announcing the Advanced Mortgage Solutions has moved! We have now opened an office at 6 Burdale Street, Riccarton Christchurch.

Please click here to see our new address on Google Maps.

The process of finding an office has been a while in the making as the recent earthquakes in Christchurch made it harder to find suitable office space. Please feel free to drop by if you are in the area - I would love to show you around.

  What's happening in February?

Current interest Rates as at 1 February 2012

  Variable                 5.60%  
6 Month Fixed         5.45%
1 Year Fixed            5.55%
2 Year Fixed            5.65%
3 Year Fixed            6.10%
5 Year Fixed            6.90%

Interest Rate Outlook

It would appear that 2012 has kicked off with some continued momentum from late last year as have noticed a broadening trend of being a lot busier over the last 4-5 months.

December continued on the strong trend of November in house sales, with consecutive strong months seeing increases in sales of circa 5% each month. It would appear the extended period of historic low interest rates is finally starting to push some confidence across to property purchases. This, together with the nation waking from its rugby world cup hangover, is driving the strongest level of activity we have seen for a couple of years now.


The Real Estate market is still being held back though by a genuine lack of quality stock across the country (with a particular emphasis in Christchurch) and this is seeing the average days to sell a house drop (now down to 39 days). We believe this will continue to ease further over coming months, giving the market some momentum.

Approximately 60% of Kiwis are currently sitting on a variable rate mortgage, which gives the Reserve Bank great confidence that they can actually influence consumer behaviour with interest rate movements if and when they have to. That said, they have signalled that they do not expect to have to push interest rates up until the 2nd half of this year.

As the 1 & 2 year rates fell in the latter part of 2011, we now see this flattening from the variable rate through to the 2 year fixed rate. As such there is little to no difference between the current variable and 2 year fixed rates. Given that we anticipate small increase in variable money later this year, the current 2 year fixed rate holds appeal for us as a sound borrowing strategy - or for the slightly more adventurous splitting the funding into 2 accounts of part 2 year fixed and part variable will ensure not missing out on any variable rate discounts if they were to come on offer. All in all, quite an attractive time to borrow money!          

What's Hot

2012 has kicked off right where 2011 finished. Competition is hot among the banks for business and right now the rate they are all sharpening is the 2 year fixed. We are seeing cases of 2 year rates being offered as low as 5.49% - that is cheap money! Refer your clients now!


Deal of the Month

Last month we helped a more unusual client request, coming from a 70 year old gent buying a modern retirement unit. He was short of the full purchase price and we were able to fund him on an equity release loan for the shortfall, not requiring any monthly payments - call us we deliver!

 


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