Written and recorded by Rachel Coyle, The 36 Group
Hello. My name is Rachel Coyle. I I'm embarrassed with 36 group and today I'm here to talk to you about Section 21. Notice is what has happened since the deregulation act like 2050 Section 21. Yes, it seems like a straightforward enough notice provided you get certain things, right. You're the landlord, and if you are the talent, you might want to watch out for these things. Similarly to a local authority, you also need to be careful on any charities out there. You have probably a little hurdle that you need to consider before serving one, but I'll come to those shortly. Insurgent 21 claims the only defense is available to most hands off. Pretty much touching corn's home has obliged landlords to meet stringent conditions when depriving a tenant of their home with no fault. All the tenants paths important. These conditions are follow. Technical defenses are in the spirit off the legislation. The Deregulation Act 2015 birthday tyrannous. The Deregulation Act has created more technicalities, not fewer on the housing out 2000 for well, they remain applicable today. Those primarily being to do in tenancy deposit, which shortly. The Court of Appeal has described such 21 house and I quote A robust machinery is depends upon district judges rigorously considering doctors which have been filed. Some replies, maybe little more than a play, however genuine for mercy. What's up? On the face of the reply, a matter has been raised which, true, my tightly reined the defense or if the doctor it's filed by the claimant might arguably disclose a defect in his claim that the district judge must necessarily be not satisfied within the meaning of the rules. When that was model out. Memon two 1001 at 33 Hey, Channel 24. You also see that's been the college re in CPR. Fine Point Warm six. So Section 21 notice is the notice. All session 24 notices must give that these two condom months notice from the Date of Receipt Deregulation Act brought in a prescribed form. Obsession 21 notice Any differences between the prescribed form on the notice served on the town should be brought to the court's attention. However, as a little start few notices, the court may be likely to accept notices after in a form substantially to the same effect. I was a case on this called Ravens EFT Properties LTD. And Hall 2001. Needle. You see a sieve 2034 you want also, look a housing report case. There's a case of Tom Diemer Holdings on Ferguson 2032. Hatred are 866 although these cases did concern what was Section 13? This is a time of the housing up to 1988 but never last. The principles to be applied in terms of what the court is are people. I The notice has be substantially the same effect. That's what is set out in Section 28 Housing Act 19 88. But it is worth looking closely up notice because the original statutory instrument the assured short hold tenancy notices prescribed requirements. England Regulations 2015 Assign 2015 won 64 six prescribed a form that had arisen it. Some landlords might be using that for my mistake, so that's going to be wear off. Well, tennis is that were granted before 1st October 2000. Dean. There is no prescribed form. The notice must be in writing on meet the straight four requirements of Section 21 subsection four b, while searching 21 subsection one B 21 for the day has abolished the old requirements that notices had to expire on the last day on the period of tenancy. However, that requirement still applies to contractual periodic tendencies that granted before the first what term styles of the think please see Section 41 subsection two. Deregulation up 2000 15. The notice must have expired when the claim was issued. For many years, it has been common practice for landlords to serve notices at the start of the tenancy that is no longer possible. For post 2015 tendencies, especially 21 will be preclude serves off notice within the 1st 4 months. The tenancy, however, that restriction does not apply to talent. See that have become stepped to periodic water replacement tendencies defined in section 27 out of 10 it sees where the landlord and 10 times same as under the previous tenancy on the premises are also the same or substantially the same. What that means, in effect, is that this 1st 4 months rule only applies to the first tenancy. If the talent remains in occupation after the 1st 6 term has expired. Such 21 or area does not apply the law. It's designed to ensure that's new ST's run premier period were up six months with post 2015 tendencies that takes effect recession, 21 will be the old attempts. See Section 21. Subsection five prohibits the court for making an order that takes effect any earlier than six months after starting initial tenancy. This is not a defense per se because there is nothing necessarily wrong with a Section 21 but expired within six months. Original tenancy. But it is important to ensure that the order for possession is dated correctly, and if it is not, then it might be. The court may set it aside, or maybe very date if you make such an application. One of the more useful Deregulation Act's provisions, however, is the so called musical music renewable section. 24 notices in the past on tenses granted before first what 2015. There is no expiry date for notice, however, well new tendencies on all tennis is in existence or 12,000 18 certain Toronto aboard A provides that, and I quite subject to subsection for e proceedings for an order for possession under section in relation to a dwelling house in England may not be the gun. After the end of the period of six months, dealing with data, which is nice, was given with a subsection 14 So why don't we look at what's the various provisions are that you may call crafts. Whether you are a tenant authority, you are a landlord because there are some things you have to consider. Not really. Just what Section 21 notice even is on that is thes the first days retaliatory eviction or rather, that might otherwise be notice whether or not a local authority has actually served a rabbit notice on Animal On the first of October 2015. Section 33 Subsection one off the two 1015 acts, The Deregulation Act revised that in England this is a fickle Wales at a moment in England, but the landlord may not serve attraction 21 notice within six months of being served around Notre. This does not, however, the cars times is granted before the first what 15 but it will fight a war Time, please, or breast What Tomes house 18 Section 33. Subsection 13 of the 2015 acts defines relevant notice of being a and no deserved. On a sexual level of the house natch 1000 War that is improvement notice relating to catch one hasn't to a notice served under section 12 of the attacks on private notes relating to country to husbands. All three. A notice served under Section 40 subsection seven of the act Emergency media action for three of these notices may be served by local housing authority when the local housing authority is satisfied, the Tyler Category one or category to hazard exists on any residential premises and imagine order is not balls. Has it means any risk of harm to the house or safety off actual or potential occupier, rubber dwelling or hate to know which arises from a deficiency in the dwelling Jorge tomorrow, or in any building or land in the vicinity where the deficiency arises. A result construction. Any building on absence of maintenance, more power. Awas, I'm not set out in section to have enough to go to the pool now I'm not going to get you all of the examples of what would be has it. But there are a myriad of potential husbands that make walking such notices. But the reason why I make records to it's actually 33. I don't watch running such 20 more notices is this. The prohibition was to when you can and cannot serve such 21 notice, uh, doesn't apply if the notice is subsequently revoked, quashed or reversed under Section three subsection thanks to hasn't 15 act, but it does remain. However, if no system to being suspended by this, I mean the local authority notice is just a clarification. Secondly, the prohibition does not apply if the conditions of property, which has resulted in the service of around that notice, has arisen from the tenant reaching expressed turn off the tenancy or by failing to use the dwelling house in a tenant like manner, not sexually 34 subsection 1 to 2000 number three. The prohibition does not supply if the White House is generally on the market for sale. I not to someone associates, the Landel said with full subsections. 25 off the 2059 before this prohibition does not apply. If the grand houses left by Irish to social, social housing, land or four subsection six. And she and finally, the prohibition does not apply if a mortgage e has exercised a power of sale Section seven up in 2015. So where does this time? Section 21 notice is well in England, a Section 21 notice that was served on a talent prior to Rather nurse being several. None more may also be calling about it where Section 21 notice is served after tenants complained in writing about the condition of property I'm following House could. Personally, the landlord either did not within 14 days set out in writing what he or she proposed to do to address the complaint. Reasonable timescale within which he or she would do so or so after Section 21 notice and the local without housing authority in response to a complaint to it by the tenant about the same well, substantial same issues. Reprise of Luggage Property says Land would ever notice. Section 63 protection. Of course, the tenant can complain in writing or by email. You can even be Orel if the tenants not know the landlord postal or email address on that section. Three. Poor The section 21 motors may be invalidated. It would deserve before the authority has served a rabbit. Notes on the landlord and the tenant was unable to contact despite taking Always will stop to complain about the petition property and so complaint Best authority as actually 21 nurses or not invalidated if you haven't noticed. Ultimately to suspended the court was not strike out anything. Possession issued by land North of this section. 21 notice relied upon by the Donald has become invalidated by Reason sexual histories in Section two. This does not have replying to turn Steve granted all Ghost total 15. But like with the other version that it will apply to all Tanzi's from best October 2000 clean. So what about the substantive defenses? Well, I'm not going to go into too much detail because it is a whole search, a different kind of words in and of itself. But just so you know what they could be, you've got Firstly, the Equality Act 2010 out, for example. It is clear from the case of Pastor Communities and Ackerman Livingston in 2015 UK Supreme Court between. But the issue of whether there is inequality up argument when raised by talent should be kissers should not be considered summarily. Unless, of course, the court consists. Defense is seriously ill, in which case you can oxidant some early on, but otherwise it is entitled to do so, but that that hasn't really been followed. If you look at cases since act amendments and I speak from experience, courts are very keen, not stealing something summarily, where there's even a slight chance letting over to seriously are people with a slight chance that the Equality Act claim might succeed. And by that I'm referring Teoh the bullets actual quality duty that Section 149 which applies to pull except bodies. I also usual discrimination claims he like. So you got your sexual 15 about disability discrimination Section 19 about indirect discrimination Section 20 about direct discrimination on Section 35 in terms of the management of services. So that is a whole new set and kind of worms that I would happily discourse. But it's not really for this particular weapon, are you? Do you have any questions? Please. Do you get in touch with Dave through with myself, I'm sure we can put something together. There is also the Children after 2000 and four, principally section 11. You may or may not be for the cases on an essay. It's quite well known case now, but essentially, the court said that certain fuel of authority or even involved in social housing might be a racial provider social housing. Then you are under a duty to consider the welfare of Children both if there's more than one child than those Children as individuals, also collectively. But it's not merely a tick box exercise. You have to rigorously do it on this, the same as it would be in a homelessness case. For example, Part seven housing at 1990 six. There is also some that the charities need to be aware of any of you out there, and that is that before you try and claim possession, when it probably starts with deserving of a Section 21 notice, you need permission from the Charges Commission before doing so on. I would suggest you do that before racial times. ERM such 21 and finally do excite accelerated possession proceedings and then realize that you haven't got permission. The charges commission. You want to do that. And if you do have any defense, battery inside or defense list or anybody on the side representing the talent, it's possible if they know it, that they will have not realized that's neutrality. That may well apply. But of course, for those of you out there who do absent the turn it side of things, being aware of any of those that are not charities are exempt and actually know incorporated society. The Charities Act does not refer to them. They do not need commission charges. Commission. We are talking about just plain simple registered charities, so let's go to section 20 one million Section 21 B. This is in relation to the prescribed requirements. Defenses relating to gas safety certificates of energy performance difficult talking to lately are potentially very useful because it might be impossible the landlord to rectify they have failed to comply. Registration is unclear. It's worth setting out like this. Session 21 a saves a notice on this with section one or four of Section 21 may not be given in relation to destroy your hotel, etc. Or dwelling house in England at a time when the landlord isn't breached. That's the key bit at a time when the landlord is in breach off prescribed requirements. So basically, does that mean that you don't need to worry about it and you can actually serve it after observed section front or notice, or because it really is a matter or just you just not allowed to serve section, turn to one until you've actually got me stupid girls Youngster is Get those tickets before you serve Section 21 nighters, because if you are in breach of time, you serve a Section 21 notice it's invalid. You not complied with requirements. A nice prescribed clients set out in regulation, too off the shore to hold tenancy notices on prescribed requirements. England Regulations 2015 and I'm not going to stop. The tower is choir mint provision, but essentially there are two things that you need to think about. First is if you see requirement. The second is that gas safety requirement. On 1/3 is the hard to rent booklet. The A P C requirements is that the relevant person shall make available free off charge. A valid energy performance to cut two on the word is any prospective buyer or tenant dirtiest opportunity and, in any event, no nicer than whichever is the earlier off. In the case of person, your question makes probability the time which rather person makes a bail. Any information in writing about the buildings, the person or, in the case of person, who makes a request of you building the time at which the person views the building First, the key phrases we got state requirement is that not withstanding subsection five of regulation to every lamb build shall ensure that a copy off the record made pursuits requirements of paragraph three C is given to each existing talent off premises to which the record relates within 28 days of the date of chuck. And secondly, a copy off the last record made in respect of each client's of flu is given to any tenant. Any new talents, letters or premises to which the record relates before that's talent occupies those premises, save at in respect to turn whose right to occupy those promises were a period not exceeding 28 days and copy the record made stuff be probably displayed in their promises. So what does this mean? This means the gases to occur. The last record that you have has to be given to them. You fool, they occupy. Now it might be that you have a judge that isn't so bothered by that, but it is set out very clearly before that turn occupies his premises. I have been, in many cases where judges seem to brush over that. But then you do get some judges. You do wise up to what the wording of the actual regulations say, and then in what they say, it's absolutely no good servant. It, after someone has already started to live in. You know what the regulations permit? So what is the landlord in breach? Arguably, in the case of the PC, your she's and continuing breach when he or she has felt make available at nearest opportunity? Well, when this 100 use a building given that the statue instrument refers to prospective tenants, there's also no evidence that the E. P. C must be served before the tenancy commences. Now the legislation doesn't set out how an are called correct, a failure to stir vpc if they fail to do so us opportunity or when a ton of you building or since the tendencies be perspective. So there is an argument. Breaches irredeemable no is more straight for gas. It's tough cuts. It must be provided before the turn off property. That analysis is right. The tender has an effect in the short tenancy. Certain 21 b obliges the landlord to serve the how to rent the checklist for renting England BOOK. This is online available. Nine. Do make sure you check yourself to brighten up to date version? It's all the larger You may well have not bothered trying to comply with. Section 20 More has to be the most upstate virgin. There is no timeline on compliance, but you can't serve. I noticed watching all the games don't breach for Rahman, the guard may only be served by email that the term has notified the landlord agent that he or she is content to accept service of notices. It would off, and it seems quite unusual for landlords and agents to ask tenants where they will accept service off notices by email. And I'll probably need to be quite expensive. You still cut CPR six a abstraction, part of 4.1. To know that, so it is worth checking the tenancy documents carefully. Otherwise, it must be served in hard copy. There is no need to serve in your guides for each replacement tenancy enough to cause a new version has come out in force since last command. However, if the neutrality have been granted or a new fixed term agreed First Auto Self Dean, The guide must have Bean served at some point. So what about tenancy? Called its eyes? A nice, deep topic. I'm sure we've all encountered that at some stage in practice, why is to protect the deposit will provide the prescribed information. 30 days. What? What does this mean? What do you need to do? So what is that? Is that the question? Perhaps one rule of thumb. It's the way to get around it. Nine times out of town. You've got a decent judge who understand your situation, and your client is receptive. If you're for the landlord is to just return deposit. If you know you're not complying with anything, just return it on tightly to speak, and if you return it by check, then on It's in the Post, recalled confirmation of sentence in the Post. Where is casting or not? Uh, the theory behind it? Certainly rumors in court today. Is that a bit like Purcell? Really, Once it's in the post on its have Bean signed, I check has been fined. Then it touches that return it. And if the times that one tracks up all they fell to cash in and that's going to be the problem, you have perfected the return, the deposit to them. Now some people might argue that that's not very fair course. It might know what like might well, not bay, especially if obviously that means that you can't member on a defense in in Section 21 case because this Duplantis depositing 10 return to you. But radically if you receive it because it on my way of check in the same way that was back transfer just you should probably go in cash it, and then if it's because they have no baby and under orders not actually protected deposit within the safe today or whatever it might be, then you might want to run out a counterclaim for three times the amount of that that deposit the penalty there still potentially liable that even they do return it here. So just a little food for thought that who I continue so essentially 21 notice may not be given if it turns. Deposit has been paid in connection with a short hold tenancy on a The deposit is not being held in accordance with North rice scheme. Be the landlord has protects deposit but did not comply with initial requirements of the scheme. With 30 days and deposit being received or three, the landlord has felt by turning in information prescribed by housing turns deposits was granted. Makes more or less one because it has been returned to the 10 to full or with deductions that are agreed. Palatinate What to the tenant has made an application to the court for an order under Section 204 teams of 31. I worry three times penalty claimant, or were the product returned or protected and applications either being determined by the court? What is being withdrawn? We'll settle Section 215 1 subsection two, as was actually a on the 2004 up that is the house now the purpose is off section 215 off the house and up. 2004 Rent payment months is not a deposit on the coast of factors. Johnson and Old 2013 PwC a city or by Andi in both. I am New Girl and Swindles In 2012. Eagle, you see a 7 17 89 and Sir Cleary and Niece 11 even hate HC 2003 Queens bench. The quarter appealed High Court, stressing forces of attendant receiving prescribed information. The fact that enamel provided some but not all the prescribed information does not prevent by Section 21 nice from being invalid. Basically, it's all or nothing social. 21 nighters, which is served before deposits protected or the tenants is provide with prescribed information, will be valid. However, provide deposit is protected. Prescribed information given with a 30 day to the deposit being received in the cases are torment and running Counter court house with multi Would you eat? Do you hate? See 1039? That states. That note, however, that from 1st October 15 respected new tendencies. Fashion 21 notices We're not married. A certain first, once a tenancy in Charlotte Gerson irk in 2014. Eagle, you see a seven 16 year or the quarter appeal held that this prohibition applied. He creates deposits that had been paid before sixth of April 2017. It make him a 2007 I People 2000 for human schools. 2nd 250 A of the 2000 for ACT, which came into force on 20 March 15 now deals with those types of cases I won when a deposit was received before six People 2007 to the fixed terms going to an antenna statue. Periodic tenancy rhythm three or party cause. It is held in connection with periodic tenancy and four landlord to stock. Applied initial requires the scheme within 30 days of deposit be received Well, that's about to provide the turning of the prescribed information. Section 215 a subsection one. So Web Station 200 Depay one applies that I don't have 90 days from 20 March 2015 to protect the deposit and plan initial requirements. Skin on provided to help describe information section 200 feet Ice was three. This does not apply If I have the tenancy is no longer in existence. All the deposit is no longer held in connection with periodic tenancy. In such cases, the requirement for treated as having me complied with Section 2 50 a subsection four provide the landlord has complied with the steps. The prohibition on certain exceptions until notice does not apply such 215 states. Obsession Warm and see if the strike limited in Rodrigo's 2013 you do you see a sieve 66 9/4 peal. How that's a landlord came on an obligation to protect the deposit, which have been received and clashed with fixed term tenancy before sixth of April 2007. Wants to start tree tree period of 10 0 absent, stable and, as they have built stay so they were unable to service. Section 21 night have been argued as a result of secret strike that landlords were also under an obligation to research the prescribed information on a tenant whenever a new start compared it 10 zeros in effect originally done. So the victim was granted. Fortunately, session turns 15 Beta 2000 for act now provides if a deposit has received and continues to be held by my Lord. It's touched. Apparent 20 place original fixed term provide that one could deposit is protected and to south to provide described information. The landlord is not required to observe prescribed information on a tenant that Section 215 b subsection one. Well, if that's the case, because it gave everyone of it's for headache. Nazi Strike case As with section 250 i Section 213 Bank is retrospective on that section 200 Consumer says that a lot of cannot, however, appeal or societal a previous order using him or her possession that was laid before section 215 came into force. So finally, what about hate to known Isis is what's the relevance of this? Well, you need to make sure you have one. If you need to have one under the under the part to the house in 2014 don't you can't serve a second time to on Notre until you dio and also you might open up a whole can of worms there. Anyway, he'll have an older represent, and I'm not, because the local authority might be quiet to take further action. Acutely felt to get hit to my license when you should have had one. Two of the housing at 2004 makes provision for licensing off houses in multiple occupation. My presently hate to most to find us one. Any part of it comprises three story. The mark two is occupied by five or more persons. Country is occupied by persons living in two or more single households. These lost the license and that set out in Article three of the licensing of houses in old, proper patient prescribed descriptions England Border 2006 and also sexual, 55% to a off the 2004 hours. The husband. Well, I hate tomatoes not prescribed and Secretary of State, maybe subject off additional light. And if my authority sized designated. Other descriptions of hate to low have been required to be licensed within the district or a part of the district. If they consider that a significant proportion or page moments are, and I quote sexual 50 62,004 acts being managed efficiently and effectively as to give rise for to be likely to give rise to one or more particular problems, either for those occupying the hate tomatoes or members of the public, not three. The 2004 act also makes provision for local housing authorities to introduce selective flight. And this is what houses you. Please Flat, which I'm not hate to make it on authority may designate their district will part on it, have bean subject to selective licensing not set out in Section eight. In general turns the purpose of the designation must either be to address low housing demand, unapproved the social economic conditions in the area that unexpected break or to address anti social behaviour contributed to by the very land to take action to combat. It's actually a to subsection six. A lot of older premises that's required to be niceness originals. Lecter May Not serve procession country. One notice So long was a property the license Section 25 a Section 98 to govern for AC. This does not prevent along more from optimized premises recording possession after he or she a service at night. So you haven't got hate to my license. We have not slept. License everything About seven Section eight notice. Of course, you might then find a South based with counterclaims. Do disrepair on. But of course, if you call excise monitor ground families, none other than you might find a court, exercise its discretion and be really nice. Not in our possession of different grounds. Time. 11. Because, frankly, that's three grounds. I see a lot. I'm, frankly, ground eight. Very difficult if you got a counter plane for disrepair, because if it is successful nine times turn, you will bring the rent arrears to below the two months rent arrears period, which you need to establish around a thin again. If you're successful striking it out, then you are entitled to try and go or possession without old around eight grams. I'm fine. You obviously do. You have to do with the rest. And that's something that I have managed to myself on our recommended Lee practitioners out there that really do scrutinize there's counter planes and talents and very to represent parents. Make sure that you do set out a counterclaim. Do you particular rise it as what she possibly can. And perhaps more importantly, do you actually set out that you were intending to set up? You'd be surprised, Harmon defenses. I see. Well, counter claimed, I see that just failed to mention that it's a settle. You have to do that if you're setting it out in a counterclaim, and that's what will happen a counterclaim achieve. Otherwise you'll be just treats like a cross appeal. And that's closer time CPR anyone. So I would really recommend that to both sides. We need to look, I'm having are sent to both sides. That's that's my experience to date. I know it's been a whistle stop tour. Do hope that's bean Have enough. Some benefit to you. The main thing is, take away is protected deposit you often on Lord, if you haven't protected in the first days, we haven't provided scram information. Just make sure you give them the time of the deposit back breast tediously today. But ideally, do that before you send Section 21. Notice just makes it less complicated. Secondly, watch out when you're Italian. Prediction really in. Truly if you start sentence and I know that who turned my hopes bringing disrepair claim or have been raising issues and worries other haven't got round to it. We don't think it's an issue. It might be that they might go to local authority in which case time and against you, because as soon as they said that NATO so that private nights or otherwise you're going to be times stretches to what you could do. You went beyond service. I have 12 96 months receiving that. No to us. And that might get you credit restraint. If you so look out for that talents, their talents, it might be that if your client comes in through the door and they reckon they might get Victor to my touch other disrepair. But they get to know whether, with their land model Herbert might be, it's beats. A local authority might buy your clients in time. Nothing else. Thirdly, look out for any issues with license in landlords. Do you make sure you write Plasticine Place? Tell it's from cow for the possibility that your family my heart right, nice since and finally make sure searching underwater it is actually valid. Is it signed by the right parties? And there's little hint for tenants and something also manicure upset Kourtney should be aware of. You might want to make sure about the actual Section 21 notice is signed by the right party because it does happen with limited companies. The comedies at 2006 appears to apply to certificate required under paragraph two G seven. Will A. In other words, this is a document at that is to certify a legal purpose on Essentially, you have to have two signatures. No such a 21 nighters, according to the company's out 2006 in order to be not appropriates, keeps before more legal document innocence to Section 21 notice it has to be by to authorized complicity signatories or by directly signature attested to by witness and actually is honorable. Justice, hanky See described. This is a trap from wearing landlords. It's country, very often corporate mammals. You must be open to doubt that very many of them Scientist office records section Portugal becomes act down six. And he said that in the case of barley, a manic well company limited of Central County court with teeth break well last year. There are four supervisors, which is firstly that session. Watch board is not a political rush. The disease on also work out with us have been properly executed. It is necessary to look around communal provisions of the jurisdiction in which Donald is registered and secondly, the deregulation up to 15 search the falling amendment in a case where initial requirements will authorize scheme have been complied with in relation to deposit by a person at all the numbers. Behalf motions, tenancy references to Paradise one, BG two and 672 Handled off the record references. Hismanal initial agent that this is really to allow detonators to science difficult, But if you don't have detonated yet more big limited company, it's morning, it's coming. You wanted to make sure that your signature have some Iraqi dignitaries on bond. They need to be commuted. Victory that motorized you really want to witness as well. So just something to be wary of companies out there. Tenets. It might listen to watch out Well, because there are more and more of these tractors Vandals now on. I am increasing to see that they're not sighing. The Section 21 notice is they are getting their one of their administrates to do it. And so on. International. My signature brilliant defense to run. Yes, it's technical, but their rules and their rules reason that designed to protect tenants, there's an to make sure I don't do things by the book population I need some managing agents is on. So unless I could be of any further assistance, in which case Dio bob me a email on you know how to date a law that concludes, my weapon are please. You have a look at the evaluation questions I have set. Hopefully, you'll have found 11 or useful and will be Otto and today's questions. But like I say, it has been with the stock told there is a lot to come out in this area. I took all day about section 24 nights is, But this is just what the stock torso do. Drop me a line. If you need any information on similarly do let date, you'll notice anything particularly like Web Nora. Thank you very much the time
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