Buying a home is a big step, but with rising sea levels, heavy rain, and flooding becoming more common across New Zealand, there’s a lot more to consider than just
The Reserve Bank of New Zealand (RBNZ) sets the Official Cash Rate (OCR), after an OCR Review with a primary objective of maintaining price stability over the medium term, and considering the sustainability of house prices.
Here’s a breakdown of the rationale and factors influencing their decisions
We all dream of owning a home, but with skyrocketing property prices in New Zealand, that dream can feel out of reach for many. Fortunately, there’s a solution: buying property
Buying your own home is a big milestone and most likely the biggest financial commitment you will ever make. You put time into researching the market, house viewings, gathering supporting
Are you thinking about investing in a residential rental property to grow your investment portfolio? Here comes the tricky part. Do you go for a brand-new build with that fresh
Buying a home is one of the biggest financial commitments you’ll ever make, and choosing the right home loan is just as important as finding the perfect house. With so
Are you dreaming of giving your home a fresh new look? A sleek kitchen upgrade, a bathroom refresh, or a full-scale extension can add style, space, and value to your
Between lively discussions in corporate boardrooms, and heated debates at the local café, Kiwis can’t get enough of talking about interest rates. It’s a topic that’s always buzzing. Interest rates
Should you fix your mortgage long, or is a short-term rate better, and what about floating?
The reality is that the best fixed term for you will depend on a mixture of the current market conditions and your personal financial situation.
Locking in for too long could mean you end up paying more interest if the rates drop.
But fixing too short may leave you vulnerable to sudden rate increases.
This month, the news from the housing market is actually quite cheerful – at least if you are a buyer. Mortgage rates have dropped again, prices are lower, and there are plenty of properties to choose from.
Don’t panic if you are considering selling though, it’s not all bad news.
Let’s look at the latest news and see what bright spots there are for buyers this month.
Clients often ask if it’s worthwhile obtaining pre-approved finance. They want to know the benefits of going through the process.
The realisation of how hard it is to be a homeowner becomes all too clear when prospective buyers start the process of reviewing their finances, calculating how much deposit is
Buying a home is something that many Kiwis dream about – but it’s a significant financial investment, and many have trouble securing the money to purchase property. Luckily, if you co-buy a home with a trusted ally, you could make your property goals come true.
Managing your debt effectively can be a challenge, but there are comprehensive options out there for New Zealanders searching for solutions to their debt and mortgage issues. Debt consolidation and mortgage restructuring could be the right pathway for you.
Non-bank lending is an option for potential Kiwi homeowners & rental property investors, whether you’re looking to purchase your first home or are interested in making passive income by renting out investment properties. Non-bank lending options are gaining popularity in New Zealand’s financial landscape, offering NZ homeowners & investors an alternative to bank lenders.
As we move towards the end of the year, mortgage interest rate news continues to improve!
The OCR has been cut twice with predictions of further cuts on the radar.
The question that clients often ask is – what do we do in this interim period when rates are tracking downwards yet promise to go lower still?
Should you fix interest rates or should you consider a floating interest rate?
In August 2024, the Reserve Bank (RBNZ) finally did what all mortgage holders were hoping for and cut the Official Cash Rate (OCR).
This triggered a flurry of interest rate cuts from all mortgage lenders.
Many of the longer-term rates are now under 6% which is welcome relief to many borrowers.
So why are the Longer Fixed Mortgage Rates Lower & Are They a Good Option?
The major banks all announced reductions in their floating and fixed term mortgage rates prior to a reduction in OCR in August 2024.
This was exciting news for borrowers and those with mortgage rates about to come up for renewal.
But why was there a drop-in mortgage rates prior to the OCR reduction…
Let’s investigate that now.
Many economists are predicting that interest rates have reached their peak.
People are voting with their actions – 56% of new loans, bank switches and top ups are currently fixed at terms of 1 year or less.
But of course, you never know what could be just around the corner for the economy.
What is the Best Option for you?
Don’t Have A Will?
Is your family full of mind readers?
It is pretty unlikely! So, how will they know what your wishes are if you don’t tell them? Especially if the unfortunate occurs and you are no longer there to tell them yourself.
That is why having a will is so essential.
Here are just a few of the reasons why you should definitely have a will in place…
2023 closed with the promise of interest rate relief hanging in the air.
The inflation numbers were going in the right direction and all the predictions were for the OCR to drop at some point in 2024, and interest rates with it.
Now, we sit on the morning of the first OCR decision of the year, and we are being warned it could go up.
How did we get here and when will we see the relief we have been promised?
As we approach the Christmas break, I wanted to extend my warmest wishes to you and your family for a very Merry Christmas and happy holiday season.
I also wish to take the opportunity to thank you for your ongoing support throughout 2023.
If you have any immediate requirements throughout the holiday season or wish to explore a scenario, please do not hesitate to make contact via email as I’m always happy to help.
Why Is It Bad to Have High Inflation?
In New Zealand, the target inflation rate is between 1 – 3%. As of October 2023, the current inflation rate is sitting around 6%. Clearly, we are quite far away from the target window.
So, why is it such a bad thing for inflation to be high?
Well, there are several reasons why we can see the Reserve Bank working so hard to bring the rate down.
There has been a lot of talk about fixed interest rates in recent times.
They were super low and now they are peaking at rates that are considered unsustainable for many households.
Fixed interest rates offered may vary between lenders, so it’s advisable to take advice from a mortgage broker to find the most competitive rate for your circumstances.
It seems imminent that the Reserve Bank will impose its debt to income ratio (DTI) restriction tool for new borrowing as early as March 2024.
So, what is a DTI and how will it impact you?
That is exactly what we are exploring today, along with a quick peek at what’s been happening in the property world in the last month.
Are you tired of seeing news article after news article announcing that the Reserve Bank has raised the OCR again?
What is the OCR and what does it have to do with steadily climbing mortgage rates?
Let us look into the answers to those questions now and also take a peek at what’s happened in the world of home loans in the last month.
When you take out a mortgage with a bank, there are two components to the home loan, the mortgage interest rates (cost of borrowing the money) and the principal (the amount you initially borrow from the lender).
Have you ever wondered how the mortgage interest rates (cost of the money) are calculated?
Rather than plucking a number out of thin air, there are several factors that contribute to that rate.
Budgeting and Saving Money. The reality is, with New Zealand’s rising living costs, your dollars might not be going as far as they used to. So, we’ve put together some handy tips for budgeting.
How to access the equity in your home is a common question and client requests show us how big and small items can make a difference to their retirement experience.
A reverse mortgage allows homeowners over 60 years to access the equity in their home with no required repayments.
Inflation, interest rates, property prices, and a potential recession are all playing on everyone’s minds.
So, what are we dealing with?
Is It a Good Time to Buy a New Home? Spring usually brings a bump in the market, but the values don’t seem to be reflecting that this spring.
Are You Planning to Build or Develop? The finance you need will more than likely differ from a traditional mortgage.
Is It Time to Check Your Insurance? Many insurers now use a ‘Sum Insured’ policy meaning they only pay out as much as the owner has historically stated the home is worth.
The OCR is up again, and house prices are still falling, but what does that mean for you? Let’s see what’s happened in finance and property in the last month.
Important Information Included:
*Mortgage Review – Depending on your circumstances, we may be able to offer some repayment relief
*When reviewing your mortgage there is a lot to consider – Ongoing Mortgage Review & Refix Service
*Clients on Discounted Interest Rates for Build Loans – What is the best option?
Spring has sprung! But what does that mean? Will the Spring property market caused a renewal in confidence? Let’s explore what’s going on right now.
It might feel like all you hear is bad news when it comes to property and finances lately.
It’s still not a pretty picture in the housing market, but it’s not all doom and gloom either.
This month we are bringing you some bright spots.
Mortgage rates have dropped slightly, yes, you did hear that right!
Mortgage advisers are unique in that they do an enormous an amount of work upfront prior to being paid for their services. This can be 1-2 months for standard residential purchases or 1-2 years for construction loans.
Any work we do for you will in general not cost you a fee (unless an upfront fee is negotiated for non-bank lenders).
The approach to obtaining a mortgage for self-employed, is much the same as for any potential borrower, however there is more onus on the length of time in self-employment and the verification of the income and any ongoing debts the business may have.
We would all like to be able to get instant finance approvals, but the reality is that each client and property that client wants to purchase has unique characteristics.
Everyone’s situation is unique. We need to get to know you and your requirements prior to making specific recommendations. Each lender markets their suite of home loans differently, so it appears to consumers that there are many types of home loans to choose from. This makes if difficult when selecting the most appropriate home loan for your requirements.
Following are some tips on how to get finance for first home buyers, with perhaps less than 20% deposit who want to make sure they are in the best possible position to apply for mortgage finance.
It’s no secret that the Credit Contracts and Consumer Finance Act (CCFA) was not loved by many. It has been widely criticised for bringing in too much paperwork and causing issues for capable borrowers. Less than two months after the rules came in, a review was ordered and after submissions changes have now been announced.
For real estate agents, I can ensure clients are pre-approved or at least qualified for the property they are interested in purchasing. This service does not cost anything and will ensure you are working with clients that can complete.
For Lawyers, you may have clients that are interested in purchasing but have not yet attended to their finances. Talking with a broker is like talking with 20 banks and a vast number of lending products. We can either help your clients now or point them in the right direction so that we can help them in the future.
With the Reserve Bank raising the OCR to 1.5% in April, it is no surprise that interest rates are on the rise again.
Oh, and the eagerly awaited changes to the CCCFA are expected to be announced soon (watch this space).
But, what else has changed since our last update?
What’s happening with property prices, mortgages and the cost of living?
Home loan deposit explanations.
The 1st is the Upfront or Holding Deposit used when purchasing a property.
The 2nd is the Equity Deposit which is the amount of deposit (equity) a lender will require depending on current lending criteria, the type of property being purchased and the end-use of that property.
In a rising interest rate market, refixing your mortgage can be time-sensitive. Banks no longer offer advice when you are refixing with online banking or phone apps. As a mortgage broker, I will continue to offer a mortgage review & refix service. In fact, I am paid to do this – some lenders pay me a small fee (or trail income) to provide this service. I often know your mortgage plans so can help you keep on track.
A Mortgage Broker will help and prepare new & existing homeowners to obtain competitive mortgage solutions for their unique situations.
Detailed advice and coaching on the recommended steps toward homeownership are provided to ensure a full understanding of the process.
1. Why do we need a Mortgage Appointment? 2. What is a Home Loan Pre-approval? 3. What is a Conditional Approval? 4. Why do I need a Solicitor? 5. What is an Unconditional Approval? 6. What is a Home Loan Structure Meeting? 7. Why do I Need to Meet with the Bank? 8. What is Document Signing? 9. Why do I need Property Insurance? 10. Why do I need Personal Risk Insurance? 11. When is Settlement Day?
First home buyers often ask if it’s worthwhile using a mortgage adviser and whether obtaining pre-approved finance is a good idea.
They want to know the benefits of going through the process.
Here are my top Nine reasons why first home buyers should use a mortgage adviser and obtain pre-approval for a home loan
Sitting in front of a broker is like sitting in front of 20+ lenders with hundreds of loan products, rather than having the options from just one bank.
The words ‘Mortgage’ and ‘Home loan’ are often misunderstood, and both are often used to describe money lent to a new homeowner by a bank to purchase a property.
There is confusion regarding the terminology and what the terms mean in theory and in practice. The mortgage & the home loan are separate legal obligations.
Autumn brings cooler mornings and evenings, but is it also bringing a cooler property market with it?
We’ve definitely seen a shift in the way the market is behaving.
But, what does that mean for you?
And, what impact has the change in lending regulations had on New Zealanders?
Let’s explore the answers to those questions now.
A Land Information Memorandum (LIM) is a report that provides a summary of all the information that the local authority has on file.
A Pre-purchase Building Inspection report is a detailed property survey and includes a visual inspection of the components of a building, i.e. the interior, exterior, outdoor, roof and site areas.
A lawyer or conveyancer will protect your interests, in other words, they will act independently as their purpose is to work for you.
Get to Know you Meeting, Set up for Mortgage Application Success, Summary and Action Steps, First Time Home Buyers Checklist, Options for Deposits, Home Ownership Budget, Home Buyers Financial Assessment,
Is The Property Market Finally Trending Down? The property market might finally be starting to climb down from its peak. However, many things are still impacted by Covid and its associated response. And let’s not forget that inflation and lending criteria are all playing a part in the current situation.
With the media going crazy with reports of declining mortgage approvals, is it harder to get a mortgage right now? We answer this question and more here.
Just about every first home buyer will ask the question ‘can I use kiwi saver’. The following blog will outline important information to answer this question. Eligibility for Kiwi Saver
Why use a mortgage broker? – A Mortgage Broker will help and prepare new & existing homeowners to obtain competitive mortgage solutions for their unique situations. We do this by
When you purchase a new home and take on a mortgage the bank will lend money to you for a fee called interest. The interest costs are calculated annually with
Initially, we all want to know what are the best mortgage interest rates on offer from the lenders.However, going with the lender that has the best mortgage interest rate may
The question, what does your income need to be to get a mortgage has no straight forward answer. There are many factors that come into play.The income you will need
There are a number of costs to be aware of and plan for so that you know how much it costs to get a mortgage.Using a mortgage broker generally means
Property Market 2022: Our Predictions. The major changes to the Credits Contracts and Consumer Finance Act are heavily impacting the lending scene, so is it harder to get a loan now? And what will 2022 have in store for us when it comes to all things finance?
Finally, could the winds in the property market be changing and shifting to a buyer’s market?
A Focus On Property Investment Property Investment Residential property investment is one of the most popular types of investment in New Zealand. It is accessible to many people in the
As 2021 enters its final weeks, there is no shortage of financial news and property developments. We know that interest rates are on the rise. But are property prices still
Even if you don’t have your ear to the wall in the finance and property world, you’ll have heard whispers about the state of the economy in New Zealand lately.
What’s Happening In Finance and Property Right Now? Amidst the rollercoaster of lockdowns and the ongoing restrictions in our largest city, life goes on in the world of finance and
The Government has released the draft legislation outlining details of the policy limiting the deductibility of interest costs on residential property investments. [Source] A property with a code compliance certificate
Tighter Lending Restrictions As house prices continue to soar throughout the country, the Reserve Bank has taken steps to combat the rise. They are wanting to further restrict the low
There’s been some significant data released in the last month – we have a record-breaking inflation rise and a forecasted OCR increase. Homebuyers are responding to an uncertain economy, with
There has been lots of news about how the property market is going crazy. House prices are rapidly rising, by as much as 20% in a year. And there are
Tips & Tricks – A Quick Review of Changes for Rental Investors – July 2021 PERSONALISED SUPPORT FOR YOU, AND YOUR FAMILY My newsletter this month included a quick review
First Home Loans – 5% Deposit (and Welcome Home Loans) It’s easier to own your own home with a First Home Loan (Welcome Home Loan). Finding the deposit for your
Tips & Tricks Newsletter – June 2020 PERSONALISED SUPPORT FOR YOU, AND YOUR FAMILY As we move into a new phase of level 1 lockdown, the property market is freeing up
Whether you are starting out investing in real estate or adding to your already-substantial portfolio, here are some things to consider when buying a rental property. Do the numbers stack
Mortgage Strategies for 2020 Tips & Tricks Newsletter – March 2020 It’s very hard to describe what has happened over the last few days and to know how to prepare
A Focus On Property Investment PERSONALISED SUPPORT FOR YOU, AND YOUR FAMILY Tips & Tricks Newsletter A Focus on Property Investment Is now the right time to consider purchasing a
A Focus On Property Investment Owner Occupier / Landlording Boarder Income – This is a cost-effective way to start making money from property. It’s often an option for younger homeowners
A Focus On Property Investment Buying Investment Property for Yield Yield-seeking investors are looking for the income they can make from rent. Gross yield is simply the annual rent divided
A Focus On Property Investment Property Investment Residential property investment is one of the most popular types of investment in New Zealand. It is accessible to many people in the
A Focus On Property Investment Property Investment – The Good & The Not So Good Property is a popular, and desirable, investment for Kiwis, and can offer excellent returns over
A Focus On Property Investment Owner Occupier / Landlording Boarder Income – This is a cost-effective way to start making money from property. It’s often an option for younger homeowners
A Focus On Property Investment Understanding the Risks of Property Investment Property investors are exposed to risk for a longer time, so it’s important to understand the risks before you
A Focus On Property Investment Why Should You Consider Other Types of Investment? If property is your only investment, you’ll have little or no diversification, which increases your risk if
A Focus On Property Investment Non-Direct Property Investment So, you don’t want to be a landlord and have the day-to-day headaches of managing tenants, managing cash flow and property maintenance
By Nick Goodall, head of research at CoreLogic NZ Nick has dusted off his data and analytics-driven crystal ball, and present to you his 2019 property and economic outlook. Here’s
A Focus On Property Investment Direct Property Investment Residential property investment is one of the most popular types of investment in New Zealand. It is accessible to many people in
By Nick Goodall, head of research at CoreLogic NZ Nick has dusted off his data and analytics-driven crystal ball, and present to you his 2019 property and economic outlook. Here’s
Application Fee Banks and lenders all have their own fee structure, as well as the interest rate charge. The Application Fee is a fee that lenders charge borrowers to assess
Reviewing the mortgage It’s a good idea to check things like your level of repayments and interest rate from time to time. It pays to do it every year or two, or
Completing your Refinance – Do you have questions? Continue reading below or Book a time that suits you to have a quick chat over the telephone. Click ‘Here’ and I
Preparing for a Refinance – Do you have questions? Continue reading below or Book a time that suits you to have a quick chat over the telephone. Click ‘Here’ and I will
Things You Need to Evaluate Before Refinancing Once you have a clear goal in mind, you’ll want to evaluate your financial situation. There are four keys things to look at:
Reasons to Refinance – Do you have questions? Continue reading below or Book a time that suits you to have a quick chat over the telephone. Click ‘Here’ and I will call
First Home Loans (and Welcome Home Loans) It’s easier to own your own home with a First Home Loan (Welcome Home Loan). Finding the deposit for your first home can
1. Start a budget The secret to financial security isn’t making lots of money, but sensibly managing the money you have. A budget is the best way to start doing
The ballots for the 18 KiwiBuild apartments in the Auckland suburb of Mt Albert have opened! If you’re interested in buying one of these stylish new homes and you haven’t
What to do when the bank says NO!Under increasing external pressure from the Reserve Bank, and internal pressure from credit-tightening measures, banks are limiting borrowing. This in turn has led
KiwiSaver for Previous Homeowners If you are applying for a KiwiSaver first-home withdrawal determination as a previous homeowner, do you meet the following: You have not previously withdrawn your KiwiSaver
KiwiSaver HomeStart grant Published Housing NZ: 27 July 2018 How does the HomeStart grant work? After three years of regularly contributing to KiwiSaver (of at least the minimum allowable percentage
How to Use KiwiSaver for your First Home Purchase An Overview of KiwiSaver What do I need to do to apply for a first-home withdrawal? What do I need to
Tips & Tricks Newsletter & Money Week 2018 Welcome to my Spring newsletter & Money Week 2018 – It’s been a long winter and I’m looking forward to more daylight
Mortgage Borrowing Strategy Commentators seemed to have flat-lined their OCR forecasts and feel that there is a chance that the next move in the cash rate is actually a cut.
The Property Finance Center Tips & Tricks Newsletter (Money Week 2018) Welcome to my Spring newsletter & Money Week 2018 – I’m looking forward to longer and warmer days – they’re
Personal Risk Resilience Tips Explained Life certainly can be unpredictable. How well would you weather one of life’s storms? What can’t you afford to happen? We hope you find this
Mortgage Resilience Tips Explained Home or property ownership plays a big role in the financial lives of most Kiwis. So giving yourself some time to ponder your personal situation is
Quotable Values NZ https://www.qv.co.nz/property-insights-blog/insurance-premiums-in-2018-up-up-and-away Levy Spikes and Market Hardening In 2018 we’ll see a general hardening of the market. Insurers face increased losses against a backdrop of increased global re-insurance
KiwiBuild Pre-Qualify KiwiBuild Pre-Qualify online portal is now open. That means New Zealanders like you, who have registered an interest in owning a KiwiBuild home, can now apply online to
Foreign Exchange (XE) Achieving best practice starts with education and awareness. Often the starting point for your journey is education – providing insight into the range of options available and
Comprehensive Construction Checklist To help you maintain control over your house construction – and be another set of eyes for mistakes – we’ve put together a comprehensive construction checklist. Some
KiwiBuild Pre-Qualification & Eligibility Thank you for registering your interest in KiwiBuild. Thousands of Kiwis want to buy an affordable home of their own and you will soon be able
Kiwibuild Frequently Asked Questions Where will kiwibuild homes be built? How much will kiwibuild homes cost? Do I need a deposit to apply for kiwibuild? How many properties in the
Next steps to a KiwiBuild home Thank you for registering your interest in KiwiBuild, just like thousands of other Kiwis who want to buy an affordable home of their own.
Kiwibuild Homes – The path to affordable home ownership. The first step is to check whether you’re eligible for a KiwiBuild home. When we get closer to KiwiBuild homes being
The Property Finance Centre Tips & Tricks Newsletter Welcome to my midwinter newsletter – I hope you are keeping warm and dry. A quick market update: As we move through
These steps will provide you with the best possible return on time and money invested when it comes time to sell your home: 1. Painting You should paint bathroom ceilings
When you are about to negotiate the biggest purchase of your life so far it’s important that you know how to avoid making a costly mistake. As the excitement builds
Low Deposit Home Lending What does loan-to-value ratio (LVR) mean? When you take out a home loan, the loan-to-value ratio is the amount you borrow as a percentage of the
Clients often ask if it’s worthwhile obtaining pre-approved finance. They want to know the benefits of going through the process. Here are my top Nine Reasons and the Benefits of
Credit reports, Credit History & Credit Scores – How credit history and scores work Credit reports, Credit History & Credit Scores – We’re getting identified more and more by our
Pre-Settlement Inspection – What To Check One of the more contentious steps in buying a house is the pre-settlement inspection. Purchasers have a right to inspect the house prior to
As a Mortgage Adviser, I help and prepare new & existing homeowners to obtain competitive mortgage solutions for their unique situations. I do this by providing detailed advice and coaching
Mortgage Adviser Bridging finance offers a fast way to find finance which “bridges the gap” between the sale of your old property and the purchase of a new property. The
Refinancing a home loan is popular, as people juggle their finances to take advantage of competitive interest rates and hopefully, pay off their mortgage sooner. But there are a few
LTC for the Rental Property Investor If you own one or more rental properties, you could save money by setting up an LTC. The LTC structure allows you to transfer
Sometimes things go pear-shaped. If an earthquake strikes, our house burns down, our car is in a crash or we fall ill, we might be faced with large costs that
Family Trusts – The idea with a family trust is to protect the ownership of our assets. Here’s how trusts work: we transfer the legal ownership of our assets to
Why do we need a will? Why do we need a Will? – People mainly use them to write down family members they want to provide for if they die,
An Enduring Power of Attorney (EPA) is when you (the ‘Donor’) appoint a trusted person (the ‘Attorney’) to act on your behalf. It is acknowledged that setting up an EPA
For these types of properties, developers must secure a certain number of pre-sales before banks will let the development go ahead and mortgage lending can be approved. Which is why
Following are some tips for first home buyers, with perhaps less than 20% deposit who want to make sure they are in the best possible position to apply for mortgage
Insuring your home House insurance is a condition of your home loan. It covers loss and accidental damage from fire, water, burglary and natural disasters, including earthquake and landslides. There
How to be mortgage-free at 27 by NIGEL PILKINGTON Complaints by 20 to 30-somethings about being locked out of the housing market seem to have multiplied recently. Everybody’s circumstances are
Discuss with your solicitor the most appropriate for ownership structure. If you are purchasing in your own name and there is to be more than one owner, you should consider:
If this property is on a cross lease or composite title, the purchasers should be aware that any external changes or additions made to the existing building or outbuildings will
Once you’ve found the home you want it’s time to take the plunge. It’s an exciting time but you don’t want to get carried away by emotion. You’ll need to
Once you’ve found a home you’re interested in you’ll want to check it out carefully. It really is a case of buyer beware. You don’t want to end up with
There are a lot of hidden requirements when you first start your journey to homeownership. Having a trusted team on your side is a big help. A good lawyer is
Set your property investment goals: Keep asking yourself “why are you investing”. Keeping sight of the end rewards can help you stay motivated. Understand your current situation: Get a detailed
There are various methods of contracting someone to build your home and below are some common examples. Self-managed labor-only contract You get the house designed, the plans drawn and specifications
So should you fix? Should you float? Or do a bit of both? If you’re toying with this question you’re certainly not alone. Homeowners across the nation are debating what’s
There’s a lot to think about and remember when you’re buying your first home – so here’s a quick Property Purchase Checklist covering the main points. The following Property Purchase
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