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Property Market Experiencing Record Sales Figures

Sales of homes in the UK has hit almost £150 billion since the start of the year. That’s twice the value of property sold for the same period last year. In fact, the figure equates to one in every 50 homes on the market changing hands between January 1 and April 15 this year. 

Property portal Zoopla revealed the statistics this week, showing the health of the market to date. And it looks certain to stay strong for some time yet, even with the end of the Stamp Duty Holiday looming, say property analysts.

Derth of four-bedroom and family homes

The figures also reflect the desire to move to a larger property, with a severely depleted number of three and four-bedroom family homes currently available. The numbers have actually hit a five-year low, according to Zoopla’s research, with most regions reporting a 20% drop in such larger properties.

They are particularly low in Scotland where there is a 58% drop year-on-year on four-bedroom properties. As far as England is concerned, it’s 44% in the South West and 42% in North West and 40% in the South East, says Zoopla.

And, in fact, the number of homes overall currently available on the market at the moment is 19% lower than in April 2020. It’s not just four-bedroom homes that are suffering either. Property experts believe the government’s recent introduction of 95% mortgages will also lead to a shortage of one-and two-bedroom properties for sale.

Possible future shortage of starter properties

Grainne Gilmore, head of research at Zoopla said: “More flexible working arrangements open up new opportunities for home owners to move to a further-flung location.

“At the same time, the rollout of the 95% mortgage guarantee will mean more demand from first-time buyers, fuelling demand without replenishing supply.”

Meanwhile a study into the effects of the Stamp Duty Holiday has prompted upmarket estate agency Knight Franks to suggest its ending won’t cause too much disruption to the market. That’s because it didn’t really have much effect on lower markets (ie under the £500,000 threshold), says the company’s head of research Tom Bill. He based his report on data from search portal OnTheMarket. 

He said: “With the holiday in place for nine months, buyers and sellers have increasingly factored in the need for price flexibility. All of which suggests the brakes will be dabbed rather than slammed on when the stamp duty holiday eventually ends.”

Glasgow has busiest property market in UK

At the moment those locations with bustling property markets include Glasgow, Bristol, Middlesbrough, Stoke and Nottingham.

The biggest property price increases have been found in Northern and Midlands cities, such as Manchester, Leeds, Liverpool, Nottingham and Leicester – all have more than 5% growth compared to April 2020.

Interestingly, there has been a short let-up in the carousel of property changing hands since the middle of April when lockdown ended in England. This is believed to be down to people catching up with family and friends first before then getting back to the business of property buying and selling.

North of England Has Best-Performing Property Markets

The North of England continues to out-perform property anywhere else in the UK, according to data from both the government and major property portals. What’s more, it doesn’t look there will be any change for some time to come. 

The most recent figures from the HM Land Registry House Price Index showed property in the north-west has risen by 12%. In the north-east the rise was 8.9%, which is slightly less than Yorkshire and the Humber at 8.9%. Property in London rose 5.3% – this is despite the fact there was an exodus in the capital during lockdown as many city dwellers looked for property in the country. At the same time thousands of foreign nationals returned home due to both the pandemic and Brexit restrictions.

Zoopla recorded Manchester, Liverpool and Leeds as the cities with the highest growth in property values at 6.6%, 6.5% and 5.4% respectively. Of their top 10 performing cities, only one has an annual property price of more than £200,000. This means buyers in these cities will benefit from the Stamp Duty Holiday for longer. That’s because the tapering effect after June means buyers of properties valued at £250,000 or less still won’t have to pay any Stamp Duty.

Property sells faster in Wigan

The north-west reigns supreme for fastest selling properties too. According to data from Zoopla, a property in Wigan takes just 26 days to sell (from listing to sold subject to contract). Salford in Manchester together with Redditch near Birmingham, Knowsley in Lancashire, Sheffield and Medway in the south-east are all second equal with a record of 27 days to sell. Property in Liverpool takes 30 days to sell, in Manchester it’s 32 days and in Bristol property sales are concluded within an average of 33 days.

In Wigan the most popular category of property was detached three-beds in the £100,00 to £150,000 price category.

A Zoopla spokesman, said: “With lower property prices than Manchester and great transport links, it’s easy to see why houses in nearby Wigan and Salford are proving popular.

“The search for space is also playing a role, with the pandemic influencing what home hunters are searching for and a new importance placed on features like additional bedrooms and gardens.”

A forecast by upmarket estate agent Savills recently insists the north-west, together with Yorkshire and the Humber will remain the most buoyant areas for UK property for the next five years. They expect to see growth of 6% in both regions next year and 5.5% by 2023. In 2025 they predict that growth to be around 4.5% (with the north-west having gained slightly in 2024). What this means is that Savills predict house price growth in the north-west region to be 28.8% over the next five years and 28.2% in Yorkshire and the Humber. 

As a result of such growth, together with more regeneration taking place in the north of the country, it’s expected that the difference in property value between the north and south will start to gradually narrow over the first half of this decade.

The Changing Map of Britain’s Property Popularity

We knew people were leaving their city pads – and London in particular – to head into the country last year as a result of coronavirus. We just weren’t exactly sure where they were heading. Until now, that is.

The results show that actually, many of them were heading to Cambridge, and the commuter town of Huntingdon in particular. Further north, Pontefract in West Yorkshire was also popular and so too was the Norfolk seaside town Great Yarmouth. 

Those were the top three locations (in order) for property purchased during 2020 in England and Wales according to government statistics and research carried out by specialist mortgage company Haysto.

Paul Coss, specialist mortgage broker at Haysto confirmed Covid-19 had altered the landscape when it came to UK property. 

He added: “I truly believe that when we come out of lockdown and the economy starts to bounce back, this could be a good year to move or get on the property ladder.”

Also hitting the high popularity spots were (also in order) Preston, Chichester, Chorley, Doncaster, Bury St Edmonds, Spalding and Bedford.

The top 10 table was based on the number of properties sold per 10,000 people. The numbers for Huntingdon, with a population of 26,000 people, was 400 properties per 10,000, Pontefract was 328 and Great Yarmouth, 320.

Cities losing out to countryside yearnings

Interestingly, all of the places featuring in the top 10 property popularity purchases – with the exception of Preston and Doncaster – all had populations of less than 100,000. Whereas bigger cities such as Birmingham, Manchester and Portsmouth saw demand for housing fall in comparison. 

The desire to move to more rural locations as a result of increased flexible working and a change of lifestyle, was also noted by popular property portal Rightmove last week. They announced that the most searched for location on its search engine in February was Cornwall, closely followed by Devon. In fact, searches for the village of Stithians near Truro was up 224% compared with last year, just before the pandemic in the UK. Other areas proving popular include the Isle of Skye, Norfolk and quiet villages in neighbouring East Sussex.

Exodus to country affecting commercial property

And it’s not only residential properties in further-flung locations that are proving popular – owners of commercial property have also witnessed a move from city to country. Office space company IWG had noted an additional one-fifth of queries concerned offices in country locations and as much as one-third for suburban offices. In contrast, demand for city offices had fallen by as more than one-tenth.

Whether this continues once lockdown is lifted remains to be seen. Although, new government legislation espousing flexible working is expected to be announced at some point later this year. The Bill, which makes flexible working the default position for companies, was announced in the Queens Speech in 2019. 

It’s believed this will include logging in from home and other forms of remote working. What it means in effect is that companies will have to come up with a good reason not to allow employees to work flexibly. And that can only mean more interest in property in quieter, countryside locations.

Sellers Still Riding High in Property Stakes

Those looking to sell their current property are perfect placed in the market right now – provided they already have somewhere to move to.

That’s because the latest House Price Index from the property portal Rightmove shows the biggest gap between supply and demand in more than a decade.

It also reveals the website received seven million visits a day last month – an increase of 40% on February last year and before the pandemic and first lockdown had begun to kick-in.

Around 17 viewers per property in Wales

Rightmove executives say there is more buyer interest per property than there has been since 2011 – 34% more, in fact, compared to the same time last year. And in Wales, there are 17 viewers for every property on the market. 

This means, of course, that asking prices have once again increased. Last month they rose 0.8% on the previous month, with the average property in England now sitting at around £321,000. It’s worth noting though that the Rightmove Index bases its scoring on asking prices, rather than what buyers paid for the property. 

The extension of the Stamp Duty Holiday provided impetus for UK property as a whole, while the imminent ending of lockdown is resulting in more sellers – as well as buyers – coming to market. After June the ‘no stamp duty on the first £500,000 of a property’ rule will be amended to the ‘first £250,000’ for a further three months, before reducing to the standard £125,000 in October.

Only in Scotland will the Stamp Duty Holiday end at the end of March, as Chancellor Rishi Sunak originally intended. Finance Secretary Kate Forbes explained that the ‘Holiday’ was introduced in order to ‘shore up’ the property market. That had indeed happened, she said, so there was no need to continue the initiative north of the border. Even during the original ‘Holiday’ period, the threshold for Scotland was only half that of England and Wales, at £250,000.

Housing deficit continually pushing prices up

As has been the case for so long, there remains a housing shortage. This, coupled with continued buyer demand for gardens and bigger homes, is giving sellers the upper-hand. Traditionally Spring has always been the best time to sell and this year looks as if it will be no exception.

Ongoing low interest rates and the introduction of the 95% mortgage initiative – where the government is encouraging lenders to provide high loan-to-value mortgages – is helping to fuel the demand. As well as first-time buyers, the mortgages will also be made available to second steppers looking for a larger home.

Rents income ‘up’ – except in London

Last month a report by upmarket property company Hamptons revealed an 8% increase in rental income in all areas of the UK with the exception of London. That was the highest rise in nearly a decade. 

Rents had actually fallen in the capital by 17.7%. They also fell in Greater London, although to a lesser degree at 0.2% in comparison to the same month in 2020.

Lloyds is Latest High-Profile Landlord

Lloyds is the latest familiar High Street name to announce plans to expand into the private rental sector. 

The banking group’s landlord scheme, referred to as Project Generation, involves buying and renting out properties to individuals and families throughout the UK. They intend to have their first tenants moved in by the end of the year.

Low interest rates have hit the banking sector hard in recent months and it’s believed the landlord initiative is a bid to find alternative income to boost profits – in the form of high rental yields and capital appreciation.

According to a recent report in the Financial Times newspaper, senior management at the bank want to become major players in an industry which is regarded by many as ‘fragmented.’ They also believe they can provide a more professional, and quality service than that which currently exists in much of the private rental sector.

The paper reported a Lloyds spokesman saying: “As we stated in our full-year results and our strategic review last week, we are committed to broadening access to home ownership and exploring opportunities to increase our support to the UK rental sector.” 

An opportunity to ‘cross-sell’ products

Lloyds, which owns other well-known financial brands such as the Halifax, Bank of Scotland and Scottish Widows, plans on cross-selling loans and insurance to its tenants. 

The company isn’t completely unfamiliar with the housing market, having previously funded small developments. Many of its mortgage clients are also some of the UK’s largest housing developers.

Following in John Lewis’ footsteps

The Lloyds move is following in the footsteps of retail giant John Lewis who announced their intention to become private landlords last October. Again, this was in response to low profits – this time in the failing physical retail sector.

And, like Lloyds, they also have a form of cross-selling in mind where they will furnish the properties with John Lewis products and locate them near existing Waitrose stores (which they also own). The idea is renters will then shop at the supermarket too. 

Unions concerned for bank’s reputation

The Lloyds move hasn’t got everyone’s approval within the company. Independent banking union BTU, which represents many of the bank’s staff, say the landlord move could prove disastrous for Lloyd’s reputation if tenants had unpleasant experiences with those managing the rental properties.

Room for expansion in UK property

Around 5.4m homes in the UK were recorded as privately rented last year. And that figure is only expected to increase over time – despite the government’s new homes’ funding initiatives.

The current biggest provider of private rental property in the UK at the moment is Grainger. It recorded a 45% growth in its rental income in 2019, bringing the figure to £63.5m, with a 30% rise in pre-tax profits sitting at £131.3m. 

The group has developments in Bristol, Manchester and Sheffield. It also has a large presence in London, with a joint venture with Transport for London to create 3,000 new rental homes. It altered its business strategy in 2016 to build on its private rental portfolio, more than doubling its rental stock between then and 2019.

Tapered Tax Break for Buyers in Budget

The tax break for those buying property continues for another three months, Chancellor Rishi Sunak confirmed in his budget today. 

As we predicted last week in this column, thousands of people who were mid-transaction will benefit from the extension of the Chancellor’s popular Stamp Duty Holiday scheme until June 30. It was originally due to end on March 31.

A ‘slow down’ rather than a halt

After June buyers will continue to save on property up to £250,000 until October when the threshold will go back to £125,000. 

But the extension of the current threshold of £500,000 means buyers in England and Northern Ireland will continue to benefit from up to £15,000 savings. Those in Wales and Scotland will benefit from paying no tax on properties worth up to £250,000.

The gradual nature of the extension allays fears that the ‘cliff edge’ nature of the original ending of the scheme would result in a disaster for the market, leaving thousands of property transactions to fall through. Now property portal Rightmove are predicting another 300,000 property sales before the end of October. 

Around 150,000 individuals – including many industry professionals – had signed an online petition urging the chancellor to think again about ending the scheme abruptly in March. Much of this has to do with a log jam where surveyors and solicitors have been unable to keep up with demand and transactions are taking longer than usual – up to 20 weeks, rather than 12.

Estate agents’ regulator Propertymark today put out a statement saying they were pleased with the chancellor’s move.

Policy Adviser Mary Hayward pointed out such a move would have meant members losing out on up to £4,000 per property sale.

House prices to benefit from continuation

The Stamp Duty Holiday extension will also have an effect on house prices, which are expected to increase in line with buyer demand. So far, the price of the average property has increased by as much as £20,000 as a result of the Stamp Duty Holiday.

But not everyone agrees with the beneficial effect of an extension. Auction house owner, Mark Peck, Director, Cheffins warned the property industry would need to “brace itself for further pandemonium throughout the summer months.”

He added: “Whilst the stamp duty holiday certainly allowed the property market to continue with full force throughout the coronavirus pandemic and ensure that property sales continued at a fast pace, it has created an unhealthy scenario with values increasing at unsustainable levels within a short space of time.”

New scheme to incentivise mortgage lenders

A new Help to Buy scheme means 95% mortgages will once again be back on the table. Only this time, it’s not just restricted to first-time buyers. Anyone will be able to make use of the scheme, including existing home owners. The scheme will be available for property worth up to £600,000 – although not for investors.

Some analysts though are worried that these high loan to value mortgages will only serve to inflate house prices – as evidenced in the past. 

Portfolio landlords hit by corporation tax

Portfolio landlords operating as a limited company may be amongst those hardest hit from the budget. That’s because from April 2023, corporation tax will increase from 19% to 25%. 

Small companies earning less than £50,000 profit will continue to pay the current rate of 19% but it will increase gradually over that sum. Only those earning more than £250,000 in profit will have to pay the full 25% tax.

More Power to Pets in Tenancy Rights

From today landlords will no longer be able to refuse a tenant with a pet from renting their property – unless they have a very good reason.

Changes to the government’s new Model Tenancy Agreement puts an end to blanket bans on cats, dogs, rabbits, guinea pigs and other animals. Most landlords automatically exclude pets when letting out their house or flat on the grounds the animal may cause damage or annoy neighbours. Now they will no longer be able to do this.

Landlords have 28 days to lodge pet objection

That’s because from today, the right for a tenant to live with a pet will be the default position. A landlord who insists he or she doesn’t want their tenant’s pet in their property will have 28 days to write to their tenant and outline why they feel this way. 

But that reason has to be a good one, such as the property being too small to house a large dog or the sheer impracticality of having a pet. A continually barking dog annoying neighbours may also qualify as a justifiable reason.

Only 7% of tenancies ‘pet-friendly’

At present, figures show more than 50% of householders have a pet and yet only 7% of private landlords advertise their property as ‘pet-friendly.’

The move was introduced by Housing minister, Rt Hon Christopher Pincher who noted that over the past year in particular pets have brought comfort to many householders.

 “But it can’t be right that only a tiny fraction of landlords advertise pet friendly properties and, in some cases, people have had to give up their beloved pets in order to find somewhere to live,” he said.

He went on to add: “This strikes the right balance between helping more people find a home that’s right for them and their pet while ensuring landlords’ properties are safeguarded against inappropriate or badly-behaved pets.”

Move applies to “responsible” owners 

Pincher pointed out the ruling is for “responsible” owners with “well-behaved” pets. Landlords will still be able to claim compensation through the tenancy deposit for damage caused by pets, such as chewed skirting boards and torn curtains etc.

Landlord and estate agent representatives, such as Mark Hayward, chief policy adviser at Propertymark, admitted having a pet in a property would probably encourage a tenant to stay there longer. 

Landlord agent question tenancy deposit cap

But he questioned whether pets being the default position in a Tenancy Agreement was a good idea considering the government’s current cap on a tenant’s deposit. 

“…even the best-behaved pets will have an impact on a property,” he said. 

He also objected to the blanket ban saying the issue was far more complex and that it should really be determined on an individual basis. Concerned landlords, he said, should approach their letting agent for advice.

At present the changes to the right for tenants to own a pet when renting apply only to tenancies in England. However, they may also be rolled out in Scotland, Wales and Northern Ireland in due course if the move proves successful.

The 2 Million Forgotten Property Sellers

While many investors these days get caught up in the whirlwind that is the UK property market, there are the would-be sellers sitting mournfully at the side lines.

These are the home owners who are the most desperate to sell. And there are around two million of them. They either can’t get mortgages because of cladding issues, or they are stuck in a freehold nightmare and facing escalating land rents.

These are also the individuals who must find the latest statistics on property price rises, in particular, incredibly galling. Many of the homeowners whose apartment blocks have ‘dangerous’ cladding have been told their homes are now ‘worthless.’

Cost of average UK property up more than £15,000

So, what are the latest rises? Well, take a look at this month’s Halifax building society statistics. They have just declared that the average UK property has increased by £15,409 since the summer (June). Their figures are based on the number of mortgages approved.

Other House Price Indexes, including government property sales figures, tell a similar story of a buoyant property market.

The estate agency body NAEA Propertymarket, for instance, announced via its latest survey that the number of prospective property buyers was the highest ever for the month of October ie since records began back in 2006. An average of 12 sales were agreed per estate agents. Not only that, but the number of first-time buyers also increased – from 19% in September to 21% in October.

Grenfell sales legacy looms large

Campaigners from the End Our Cladding Scandal group say there are a huge 1.93 million homeowners in England unable to get their homes sold and move on. No-one wants to buy their property, mortgage lenders won’t entertain them and, as you might expect, home insurance is through the roof.

For those high-rise apartment dwellers whose homes are surrounded by safe cladding, they have a long wait ahead of them to prove it. An EWS1 form will do this, but the waiting list is huge, and it doesn’t come cheaply either. This EWS1 form is part of new government regulations introduced following the Grenfell Fire Tragedy in 2017.

Freehold scandal of developers is binding

And what of the unfortunate leaseholders who don’t own the land on which their property is built? It’s reckoned there are around 100,000 such homeowners – most of whom bought a New Build from either Barratt Developments, Countryside Properties, Persimmon and Taylor Wimpey. Their ground rents double every 10 years or so. To buy the freehold themselves costs thousands and, understandably, deters potential buyers.

An article in the Telegraph newspaper points out that if these two million “mortgage prisoners” were added to the sales figures, with a selling price of £000, then the average property valuation would be down. Not only that, but instead of a 4.9% increase, it would be a 7.4% fall year-on-year. Not such a ‘buoyant’ property market now. Will it all unravel when the Stamp Duty Holiday comes to an end? There are increasing calls for Rishi Sunak to extend this beyond the March 31 deadline. Watch this space…

House Flipping is Fashionable Again

There was a time when we couldn’t get enough of all those property renovation shows. Sarah Beeney’s home make-over series and Homes under the Hammer brought out the interior designer and ‘would-be’ builder in all of us. 

But then refurbs went out of fashion for a while. Now, it appears the love of buying old properties and ‘doing them up’ then selling on for a profit, is well and truly back. But if that’s you, beware of investing in a dilapidated flat. 

That’s because most of the profit this year has been made renovating houses. Only 5% of property sold in the UK since May has been flats. 

A total 23,000 properties ‘flipped’ this year

According to a recent report by estate agents Hamptons International an astonishing one in 40 homes in England and Wales this year have been bought, done up, and sold within 12 months. 

The report’s analysts reckon it will bring the total number of refurbs sold this year to around 23,000 properties. And so far, the national average profit for investors per refurb is £40,995. That’s £10,000 more than the figure for 2019. Rolling up our sleeves to update kitchens, bathrooms and whip out paint brushes, it appears, is well worth the hassle.

Hamptons based the data for its report on none other than the government’s Land Registry figures – a list of properties sold. So popular is the practice becoming, that more refurbs have been bought and sold this year than in more than a decade. It’s the highest number for 12 years, in fact. And this is despite the shutdown back in March due to coronavirus. 

Then again, Chancellor Rishi Sunak’s Stamp Duty Holiday will no doubt have played a part, especially when buyers could instantly save up to £15,000 on a £500,000 property.

North and Midlands top the ‘refurb’ league

Also referred to as ‘flipping’ the practice of renovating run-down properties and selling on is most common in the North of England – and Burnley, in particular (where property is more affordable than in the South). There, one in 12 properties snapped up by keen buyers were, in fact, terraced refurbs. That was 8.2% of all properties sold and with an average profit of £20,643. 

Next most popular location for flipping was a tie between County Durham in the North East and Rutland in the East Midlands. In both places 5.8% of properties were refurbs. In County Durham average profits per property were only £6,780, but in Rutland it was a much more impressive £45,269 per property.

Investors in Rutland, Walsall and Hyndburn profit most

Other areas where the property market also showed a high prevalence of flipping were (in order) Middlesbrough, Stockton-on-Tees, Wolverhampton, Hyndburn in Lancashire, Merthyr Tydfil (the only Welsh town mentioned), Darlington and Walsall in the West Midlands. Of all these places, the biggest profit on refurbs was in Rutland, with Walsall and Hyndburn next. There investors pocketed £27,536 and £26,410 per property, respectively.

Property Market Propels Forward Despite Lockdown 2

Confused over what Lockdown 2 means for the property market in England? We’re not surprised. But, the good news is – it’s still ‘open for business’ – albeit with strict social distancing rules in mind.

According to Secretary of State for Housing Robert Jenrick, viewings and valuations can still take place when Lockdown 2 kicks in on Thursday, November 5. At the same time, house moves with hire vans and removal firms and can also go ahead, so long as all parties involved wear masks. This includes renters as well as property owners.

Rush to beat stamp duty deadline

This means that buyers keen to save thousands by getting the keys to their new home before the end of March 31, will still be in with a chance since surveyors and conveyancers will still be working (albeit from home). Many are speculating too that because of Lockdown 2 the Stamp Duty Holiday may be extended. 

It’s not yet known, however, whether those who already have most of the sale in progress can still go ahead with completion or have to wait until December 2 when Lockdown 2 is due to end. During the last lockdown they were advised to put it on hold until the market opened again. A ruling over this is expected from the government later this week.

It may simply be academic though since its unlikely completions would go ahead within a reasonable timescale anyway. This week, a Rightmove report shows a huge backlog of UK property completions. In Glasgow, 71% of sold properties still have to be completed. Sheffield is next highest with 67% of sold properties waiting to complete. Bristol, Plymouth, Leeds and Nottingham also have big backlogs, according to the number of properties sold on the site.

Physical viewings may still be available

Similarly, we will hear in the next couple of days whether or not estate agents will be able to conduct physical viewings with prospective buyers (otherwise, legally an offer can’t be put in). Just like the first lockdown though, most viewings will be virtual. If it’s allowed then a physical viewing will be merely for ‘finalising’ a prospective buyer’s decision.

Many agents are using their smart phones to talk potential buyers through a property using video, similar to them being there in person. Others have 3D cameras, allowing viewers to conduct their own online tour through a property.

New property continues to be built

There will be no change to the construction industry. Employees can still go on site, builders’ merchants will remain open and tradesmen can enter homes. Jenrick confirmed this week that the government’s plan to build 300,000 homes a year was still “very much on.”

Mortgage holiday extended

House owners who haven’t applied previously for a mortgage holiday from their lender can now do so, for up to six months. Those who have already deferred can continue until they reach the six-month limit. Interest will still accrue over this time.

Landlords given blanket eviction ban over Christmas

Tenants can’t lose their rental property over the Christmas season from December 11 to January 11. At present they must be given six months notice of an eviction – unless particular circumstances prevail ie anti-social behaviour, domestic abuse etc. Tenants living in high-risk coronavirus locations ie those in Tier 2 and Tier 3 can’t be evicted at the moment.

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