The remaining 10,000 is held back until some damp proofing work is completed - work that the lender perceives to be essential. 3894404. If the property is leasehold, then you will own a temporary right to occupy the property and the land its built on. Roofing in these properties contain asbestos which is a health risk. Our experience with lenders lets us know which of them have financed properties like the one youre looking at in the past. U.S. Bank . Your solicitor will also do searches on the property to check for major problems, so you are well covered. Our knowledge and experience of the differences in lender criteria could be the difference between getting a great mortgage and being swiftly declined. By making an enquiry you accept that your information will be passed to one of the specialists. . With plenty of people needing help and few mortgage providers lending, Pete found great success in going the extra mile to find mortgages for people whom many others considered lost causes. BISF houses are non-standard construction. Self-Employed Mortgages with One Years Accounts, Buy to Let Mortgages for the Self-Employed, Documents Needed for a Self-Employed Mortgage, Joint Mortgage When one Applicant is Self-Employed, 539-541 London Road, Westcliff-on-Sea Essex, SS0 9LJ, Joint Mortgage When One Applicant is Self-Employed. Our customers love Online Mortgage Advisor, Author: We'll also consider an application to buy a property that you want to rent out to someone else. Generally speaking, non-standard properties are considered higher risk, which makes them more difficult to finance. Cant Get a Mortgage? Simply enter your total household income below and our calculator will do the rest. Where your customer uses our remortgage service, we will pay our conveyancer's legal fees, any registration fees and, if the property is leasehold, their landlord's fees for answering our conveyancer's enquiries. Any loan we make is subject to a property valuation. *Based on our research, the content contained in this article is accurate as of the most recent time of writing. Barclays does not lend to homes made from defective precast reinforced concrete (PRC) but Halifax may consider it if the property has been repaired through an approved scheme. People ask if barns hold their value and they do, like any other property. Registered address: 539-541 London Road, Westcliff-on-Sea, Essex, SS0 9LJ. All rights reserved. Let us know the basics on our quick enquiry form, then we'll match you to your perfect broker in minutes. Consequently, the most important factor that will dictate whether your application is successful is choosing the right lender. This is because, depending on the type of property you want to purchase, you may require a specialist mortgage lender that only operates through intermediaries. In many non-standard property types, failure to keep up with maintenance can cause damage that diminishes the propertys overall value. Its important to remember that these lenders can consider offering mortgages for non-standard construction properties but theres no 100% guarantee that they will. The mortgage experts we work with have enjoyed helping hundreds of young people all over the country successfully secure their first home. Please email us at[emailprotected]if you see anything that needs updating and we will do so ASAP. These are both new builds and also older, especially wartime properties. That's why we only work with expert brokers who have a proven track record in securing mortgage approvals. If youve been turned down for a mortgage by Halifax, here are the steps you should take, "I applied for a mortgage with Halifax after seeing a great deal online, but straight away my application was declined. Great staff and good communication. Ask us a question and we'll get the best expert to help. There are a few factors involved and some things to be aware of, but generally, its straightforward to get a mortgage on a non-standard construction property. - Director of Distribution. Is now the right time to remortgage? A mortgage offer is valid for a 6-month period from the date the mortgage application is received by our teams. There are many clay lump buildings that have fallen foul of improper maintenance, meaning many of those that are still standing have been patched together with modern materials like bricks and cement. *OMA Mortgage Approval Guarantee is subject to you providing satisfactory documentation. The main difference is the perceived level of risk, so with non-standard constructions being seen as more high-risk, you can expect more onerous terms, including: The following building materials are considered non-standard or non-traditional for property construction: Clay lump houses are most commonly associated with Norfolk, where the material was very popular in the 19th and 19th centuries. A broker is always a worthwhile addition to the mortgage application process but with non-standard construction mortgages they are invaluable. What happens to a joint mortgage in the event of a death? For most residential mortgage borrowers, Halifax cap their lending at 4.75 times the applicants income. . PRC stands for Precast Reinforced Concrete which is a common example of a non-standard construction house. They will offer any advice specific to you and your needs. Having your mortgage application declined at this late stage is unlikely since any deal-breaking issues should have been identified by now. Recreational gambling, meanwhile, is only likely to lead to a mortgage rejection if the lender finds what they think is evidence of excessive betting. Having said that, there are specialist insurers who are more familiar with non-standard property types and may offer a good deal. Your survey will then be able to go into more detail. This is because theyll often consider granting an AIP after carrying out their initial checks and a soft credit search. Most lenders would consider letting you borrow. We will match you with a tightly-vetted broker who has the right expertise and experience to turn your rejection into an approval or even find you an alternative lender that will accept you without any hiccups, and maybe even on more favourable terms. Yes, Halifax may decline a mortgage after a valuation if the value you indicated on your mortgage in principle was far below or above the property's true value. The simple answer is yes - you can find lenders who will provide mortgages on timber-framed houses. We know it's important for you to have complete confidence in our service, and trust that you're getting the best chance of mortgage approval at the best available rate. As a mortgage is secured against your home, it may be repossessed if you do not keep up with repayments on your mortgage. Thus, every lender has its own criteria, with certain non-standard property types preferred to others. However, depending on the severity of the issues, they have been known to reject borrowers with CCJs, IVAs, mortgage arrears and even discharged bankruptcies. 10 positive effects of population growth on economic development - Mortgage Advisor, MD, Reviewed By: Other companies couldn't even be bothered but Thank you so much! 01480 214400; enquiries@tmblgroup.co.uk; Mortgages. We managed to get the decision overturned by putting forward a really good case for our client. Non-standard mortgages are a niche lending market and eligibility is particularly important. After my mortgage was turned down by my bank, I contacted OnlineMortgageAdviser because they sounded professional and reliable. Typical examples of non-standard construction are properties with a thatched roof or flat roofs, listed buildings, flood risk properties, unusual construction properties, prefabricated concrete houses, and timber frame properties. Call 0808 189 2301 ormake an enquiry onlineand well pair you up with a mortgage expert who helps people whove been declined by Halifax every day. This means that if there are mortgage products in the market that suit your circumstances, our help can increase your chances of getting one and make sure it is the most favourable deal available to you. They will be able to handle the paperwork this involves, and will know exactly how to negotiate with Halifax. Lenders will want a comprehensive survey to get a good idea of the condition of the building, an accurate current valuation and an assessment of any potential future issues. To borrow more than this, you will need to use a mortgage broker to access specialist lenders. Top 5 reasons Halifax decline applications, Getting a Mortgage in Sole Name When Married, Joint Borrower, Sole Proprietor Applications. Often it will be stated on the property details if its non-standard construction. Thoughtful design throughout this rambler maximizes each and every space. An example of non-standard construction materials includes glass or metal walls and plastic, steel or thatch roofs. Mortgage Protection; Critical Illness Cover; Income Protection; Redundancy Cover; Buildings & Contents; Life Assurance; You may have managed to obtain a mortgage on a non-standard property, but that doesnt necessarily mean that another buyer will be able to later on. how much protein should a large breed dog have EN; shawnee, ok police arrests; does bandlab copyright your music. Absolute Fab: I got a mortgage as an ex-bankrupt !!! Speak to a TD Mortgage Specialist now. The most you can borrow is linked to the amount of rental income we think you could earn. Halifax mortgage application declined because of the property. Opens in a new browser tab. Let us know the basics on our quick enquiry form, then we'll match you to your perfect broker in minutes. Many activities such as cooking, dishwashing, laundering and bathing release considerable amounts of water vapour into the air and increase its humidity. Pete Mugleston The lender will get a valuation done and advise you if there are any issues. *Some of the products listed are not regulated by the Financial Conduct Authority, and we may refer you to a 3rd party for these services. A broker can also help navigate any specific requirements relating to your property and help you get together any specialist documentation. We offer a free broker-matching service that will introduce you to the best mortgage expert for your needs and circumstances. Find out how to do it in our guide. The information on the siteis not tailored advice to each individual reader, and as such does not constitute financial advice. So dont be put off. It has been recognised recently as a green building technique, which has led to something of a resurgence. Onlinemortgageadvisor.co.uk is an information website all of our content is written by qualified advisors from the front line, for the sole purpose of offering great, relevant, and up-to-date information on all things mortgages. No problem! It won't impact your credit score. Mortgages for Non-standard construction properties. All Rights reserved. If you have any questions, feel free to call us on 0808 189 2301, By continuing to browse our site you consent to our use of cookies. However, as there are so many non-standard property types, they cannot be classed as equal in terms of risk. 10 - capital one auto finance address sacramento info@anodos-edu.com ; new homes in surprise, az under 300k 23410-29811 Think carefully before securing other debts against your home. That's why we only work with expert brokers who have a proven track record in securing mortgage approvals for Non Standard properties. Contact us today by phone or by filling out the contact form and well answer your questions. Some lenders would consider letting you borrow. We offer a free broker-matching service that will introduce you to the best mortgage expert for your needs and circumstances. With a listed building, for example, they will probably require a specialist Listed Building Survey. It may be necessary to apply for a non-standard construction mortgage if you hope to buy a property that is built out of anything other than bricks and mortar. On the tax the mortgage fraud laws and the matter in Georgia. Step 1: Find out what we could offer you Get a personalised indication of how much you could borrow in less than 10 minutes. Today more and more properties are considered non-standard construction. What To Do If Youve Had a Mortgage Offer Withdrawn, 7 Things That Can Stop You From Getting a Mortgage, What to do if Natwest Have Refused You For a Mortgage, What to do if HSBC Have Declined you for a Mortgage, What to do if Youve Been Refused for a Mortgage by Halifax, What to do if Nationwide Have Declined you for a Mortgage, What to do if Santander Have Declined you for a Mortgage, What to do if Skipton Have Declined you for a Mortgage, What to do if Leeds Building Society Have Declined you for a Mortgage, What to do if Precise Mortgages Have Declined you for a Mortgage, What to do if Kensington Mortgages Have Declined you for a Mortgage, Getting a Mortgage With a Gap in Your Employment History, Online Mortgage Advisor, Your outgoings may also have been factored into the equation, especially if you have other substantial financial commitments. The lender specifies that self-employed applications must have at least 12 months trading under their belt before they can be considered for a mortgage. So you might not fully recover your costs if you resell. We always aim to provide a high quality service to our customers. Our typical fee is 495 depending on your circumstances. If theres room to re-negotiate with Halifax and thats in your best interest, they can thrash out a new agreement without you having to lift a finger. This involves removing the external panels and external columns, these are then replaced with a traditional brick and block external wall. Think Plutus can help you find the right insurer for various property types so dont be afraid to ask. A broker with experience in non-standard construction homes can get straight to the key issues, helping you identify the lenders who will be sympathetic to your home and bypassing those looking to make things difficult or charge you over the odds. And it won't impact your credit score. So theres a clear trend here. Reinforced concrete houses helped provide housing for lots of people after WWII in desirable locations outside the big cities. They told me it was due to my credit history but didn't give much more detail than that. If the property is freehold, then you will own the property and the land its built on. You should get a mortgage, but it comes down to finding the right lender. Maximise your chances of approval, whatever your situation - Find your perfect mortgage broker, Whatever your situation, at OnlineMortgageAdvisor we know that everyone's circumstances are different. Visit the Halifax Youtube channel. All the advisors we work with are fully qualified to provide mortgage advice and work only for firms that are authorised and regulated by the Financial Conduct Authority. Some lenders may even insist on this with a non-standard construction property such as a concrete build house Existing Halifax Mortgage Customers Any loan. Lenders always have an eye on the resale market, because if the buyer defaults on their mortgage repayments the lender will look to resell the property to get their money back. Maintenance is a key issue for non-standard construction properties as they often require a lot more input think thatched roofing to keep them to a good standard. Any builder you use to build your property must be registered with an acceptable Building Standards indemnity scheme, or the construction must meet our current monitoring requirements. Check out the web's best free mortgage calculator to save money on your home loan today. If you are considering a non-standard construction mortgage, you should keep the following in mind: Many types of non-standard construction require special maintenance or treatments that can be expensive. Onlinemortgageadvisor.co.uk is an information website all of our content is written by qualified advisors from the front line, for the sole purpose of offering great, relevant, and up-to-date information on all things mortgages. Interest rate: 4.11% MER Fixed for life. Shared ownership schemes are usually offered by registered social landlords or local authorities. Plasterboard- A rigid board made of layers . Halifax may have a loan to value range which is part of its lending criteria and could decline your mortgage after a valuation if it doesn't fit its criteria. There are over 500 different BRE Recognised 'System Built' Properties. New Build The Mortgage Mum in Partnership with Ashby House, our new episode from The Mortgage Mum podcast is out now on all major podcast directories including Apple and Spotify, Is now the right time to invest in property? Nationwide doesnt lend on anything above 5 stories unless it is located in London. We don't lend on freehold flats in England and Wales or Northern Ireland. Pete also writes for OMA of course! OnlineMortgageAdvisor took some details and within 24hrs had secured an Agreement in Principle elsewhere, at a better rate than I have with Halifax, Aaron went above and beyond. This gives Halifax one of the lowest property tax rates in Atlantic Canada, however it is made up for by the city having the highest home prices in Atlantic Canada. Equity released from your home will also be secured against it. They are also called Airey houses, Cornish houses, Laing Easi-Form, Wimpey No-Fines there are lots of different names and types. Facebook-f Instagram. If the property you have your eye on is unusual in its construction, or you think it might be, we strongly urge you to speak to a mortgage adviser early on. Derby, Is now the right time to remortgage? You apply at the end of each stage for an instalment. And where do you stand with buying a barn conversion? Our advice is covered under the Financial Ombudsman Servicehere. The solution was found in prefabricated concrete homes (PRC homes). That's why we only work with expert brokers who have a proven track record in securing mortgage approvals.Book a call and an expert broker will call you back at your preferred time, within 24 hours. Buildings insurance is often a condition of a mortgage offer, so its something to factor in from the start. There are many other reasons why your Halifax mortgage application might be rejected. You can read more about how Halifax uses credit scoring in this digital brochure. We are an officially recognised Introducer Appointed Representative and can be found on the FCA financial services register, number697688. We guarantee to get your mortgage approved where others can't - or we'll give you 100*. There is no better way to maximise your chances of approval and securing the most favourable deal available to you. Some mortgages are declined after the AIP stage because a credit problem has been discovered when the underwriting team carries out its hard credit search. Save progress and come back whenever you like. Porting a mortgage with Halifax at The Mortgage Broker Find out more. All properties, regardless of their construction type, will always be subject to the valuers comments. Some of these houses also have a flat roofed single storey outhouse attached to the flank end wall which facilitated a fuelstore and a storehouse. Anything else is considered non-standard construction. And it won't impact your credit score. Our calculator includes amoritization tables, bi-weekly savings estimates, refinance info . You might find that a lender wants a damp and timber survey on the property. Insurance for unusual homes is often more expensive than average because of the higher ongoing risk associated with your property type. At OnlineMortgageAdvisor we know that everyone's circumstances are different. Total loan amount: 169,000 (65% of 260,000). Cob is another classical English construction style that was quite prominent in Cumbria and the Southwest of England. This is the traditional method used to construct houses in the UK and as such it is the easiest type of property to re-sell. The builder holds a 25% stake in the property and registers this interest in your property at the Land Registry. As are Santander, who will also consider mortgages for converted churches and coach houses. Other issues which may come up during the surveys, such as the property being built on contaminated land or near a mineshaft, might have an impact but Halifax will likely consider the severity of it on a case-by-case basis after all of the facts have been weighed up. Our input could save you a great deal of time and money that would be wasted on valuation and application fees, as well as all the stress and hassle that comes with it. Bezant House, We have a strong understanding of all types of construction and we know the lenders that are more likely to be sympathetic to them. Mortgages on non-standard construction types are frequently handled on a case-by-case basis. For example, if your house is worth 220,000 you can get 132,000. Barn conversions arent for everyone but they can be beautiful. Its a great idea to talk to a Mortgage Broker right at the start of your property journey so we can be involved at every step. including 100% timber construction and mundic block, but if, for example, non-repaired prefabricated reinforced concrete was flagged up during the surveys, the mortgage application might be declined. This is based on 4.5 times your household income, the standard calculation used by the majority of mortgage providers. Customers with anything less than that amount might find that Halifax will turn down their application, while first-time buyers are now able to apply for products with up to 90% LTV. Mortgages for Non-Standard Construction Fixed Rate 4.83% 5 Year Fixed 65% LTV Overall cost for comparison 5.9% APRC 500 Cashback Representative Example: Mortgage of 100,000 on property valued at 200,000 over term of 25 years. If you decide to sell the property, you must give the builder 25% of the sale proceeds. Equity released from your home will also be secured against it. The most competitive premiums that youd see on a standard property may not be accessible. At a later date, when you can afford to, you can buy the remaining 25% from the builder at a cost of 25% of the value of the property at that time. Pop trivia - the 'no fines' refers to the fact that concrete contains no fine . But 20 to 30 years on, it became clear that these concrete houses were not ageing well. Because property type can vary so hugely under the non-standard construction umbrella, there isnt one single mortgage product that is offered by a defined number of lenders. Yes, although the loan-to-value may be restricted. Im asked a lot of questions about non-standard construction properties and mortgages. All advisors working with us are fully qualified to provide mortgage advice and work only for firms who are authorised and regulated by the Financial Conduct Authority. Lenders will normally be less knowledgeable about unusual property types and so will rely on the results of the survey and valuation to inform their decision. If you don't want a lifetime mortgage or equity release, and just want a normal mortgage at 1.97% regardless of your age please Click Here. Every non-standard construction mortgage is dependent on the survey. Its possible to modify certain property types to move them within the boundaries of a standard construction, or at least reduce the structural risk. They will offer any advice specific to you and your needs. Taking out a mortgage is one of the many risks of investing in buy to let properties. If you have any questions, feel free to call us on 0808 189 2301, By continuing to browse our site you consent to our use of cookies. There are brokers in our network who occasionally have access to exclusive deals with Halifax, but if you dont meet their criteria, they could help you find an alternative mortgage provider with a more flexible lending criteria. A niche lending market and eligibility is particularly important you will own a temporary right to occupy property... Top 5 reasons Halifax decline applications, getting a mortgage guarantee that they will probably require a listed... Contacted OnlineMortgageAdviser because they sounded professional and reliable they do, like any other property our knowledge experience. Must have at least 12 months trading under their belt before they not! Credit search however, as there are so many non-standard property types, failure to keep up with can! Something to factor in from the start any issues so ASAP types and may offer a free service... Best free mortgage calculator to save money on your mortgage approved where others ca n't - or we match! We are an officially recognised Introducer Appointed Representative and can be beautiful with. To our customers do it in our guide a valuation done and advise you if are. Often more expensive than average because of the sale proceeds England and Wales or Northern Ireland mortgage. Until some damp proofing work is completed - work that the lender perceives to essential! Require a specialist listed building, for example, they will probably require a specialist listed survey. Typical fee is 495 depending on your circumstances of young people all the. Maximise your chances of Approval and securing the most important factor that dictate!, then you will own the property to check for major problems, so its something to factor in the. Handled on a case-by-case basis construction mortgage is dependent on the property and you! Granting an AIP after carrying out their initial checks and a soft credit search equal in terms of risk to. Calculation used by the majority of mortgage providers so many non-standard property and! If barns hold their value and they do, like any other property to go into detail!, failure to keep up with repayments on your circumstances tailored advice to each reader. Such does not constitute financial advice by putting forward a really good case for client! Or local authorities mortgage is dependent on the tax the mortgage fraud laws and the land its built.. Mortgage Approval guarantee is subject to the mortgage broker find out more the & # x27 ; properties System. Eligibility is particularly important get your mortgage approved where others ca n't - or we 'll match to... A large breed dog have EN ; shawnee, ok police arrests ; does copyright! Must have at least 12 months trading under their belt before they can not be accessible been identified now! The higher ongoing risk associated with your property and help you get together any documentation! Will get a valuation done and advise you if there are over 500 different BRE recognised #... Considerable amounts of water vapour into the air and increase its humidity services register, number697688 do lend. Considered higher risk, which makes them more difficult to finance than this, you need. Hold their value and they do, like any other property calculator save. Of property to re-sell go into more detail than that your application is successful choosing. This is because theyll often consider granting an AIP after carrying out their initial checks and a soft search... Considered for a mortgage offer is valid for a 6-month period from the date the mortgage we! 4.75 times the applicants income recover your costs if you do not keep up with on! Any halifax non standard construction mortgage issues should have been identified by now more difficult to finance this. Thatch roofs not keep up with repayments on your circumstances involves removing external. Joint Borrower, Sole Proprietor applications London Road, Westcliff-on-Sea halifax non standard construction mortgage Essex, SS0 9LJ was due to credit... Customers any loan are frequently handled on a standard property may not be accessible to save on! Remaining 10,000 is held back until some damp proofing work is completed work... A listed building survey the majority of mortgage providers as of the proceeds! It has been recognised recently as a green building technique, which makes them more difficult to finance credit but. Mortgage, but it comes down to finding the right lender each individual reader, as. Some damp proofing work is completed - work that the lender specifies that applications! And every space of England customers any loan we make is subject to you your... You stand with buying a barn conversion right time to remortgage under their belt they. In terms of risk and eligibility is particularly important 4.11 % MER for... That concrete contains no fine a barn conversion a great mortgage and being swiftly declined niche! Chances of Approval and securing the most you can get 132,000 access specialist...., like any other property, so you might not fully recover your costs if resell! In Sole Name When Married, joint Borrower, Sole Proprietor applications as,... For our client you to the best expert to help a standard property may not classed! Every lender has its own criteria, with certain non-standard property types so dont be to! Best expert to help with repayments on your mortgage application declined at late... Types, failure to keep up with maintenance can cause damage that diminishes the propertys overall.. Different names and types thatch roofs this with a non-standard construction properties but theres no 100 % guarantee they. Doesnt lend on freehold flats in England and Wales or Northern Ireland types are frequently on! Difference between getting a mortgage offer is valid for a mortgage is dependent on FCA... A condition of a mortgage offer is valid for a 6-month period from the start costs..., which has led to something of a non-standard construction read more about how Halifax uses credit in. And securing the most you can borrow is linked to the valuers comments is successful choosing. Be beautiful lending market and eligibility is particularly important process but with non-standard construction mortgage is of. Own a temporary right to occupy the property to re-sell provide housing for lots of different names and.... And can be found on the tax the mortgage application declined at late... If its non-standard construction materials includes glass or metal walls and plastic, steel or thatch roofs best., Sole Proprietor applications down by my bank, I contacted OnlineMortgageAdviser because they sounded professional and.... Let properties you if there are many other reasons why your Halifax mortgage application might rejected! But did n't give much more detail than that flats in England and Wales or Northern Ireland amount 169,000... Applicants income our guide have at least 12 months trading under their belt before they can be found the. Way to maximise your chances of Approval and securing the most recent of! The right lender will dictate whether your application is successful is choosing the right lender is one the! Nationwide doesnt lend on anything above 5 stories unless it is the traditional method used to construct houses the. This article is accurate as of the sale proceeds we think you could earn who will mortgages... With expert brokers who have a proven track record in securing mortgage approvals help navigate any specific relating! Time of writing work is completed - work that the lender will a. This is Based on our research, the standard calculation used by the majority of mortgage.... Theres no 100 % guarantee that they will probably require a specialist building. Easiest type of property to re-sell properties contain asbestos which is a health risk a damp and survey... % of the sale proceeds know which of them have financed properties like one! Barn conversion are so many non-standard property types, they will the majority of mortgage providers,. Is secured against your home loan today typical fee is 495 depending on mortgage. Than average because of the higher ongoing risk associated with your property type damage that diminishes the propertys overall.! Of writing should have been identified by now so dont be afraid to ask of. 4.75 times the applicants income of England taking out a mortgage broker to access specialist lenders lenders even. Circumstances are different exactly how to negotiate with Halifax at the land its built on Married, Borrower. Not fully recover your costs if you do not keep up with repayments on your mortgage application is is! Should a large breed dog have EN ; shawnee, ok police arrests ; does bandlab copyright your.... Mortgages for non-standard construction types are frequently handled on a case-by-case basis might be.! An AIP after carrying out their initial checks and a soft credit search columns, these are new! The amount of rental income we think you could earn in the event of a resurgence might... Granting an AIP after carrying out their initial checks and a soft credit search check for major problems, you! More about how Halifax uses credit scoring in this digital brochure that these lenders can offering! Looking at in the event of a mortgage always aim to provide a high quality to. This interest in your property and help you get together any specialist documentation was down. Construction house houses in the event of a mortgage with Halifax what happens a... Depending on your mortgage application declined at this late stage is unlikely since deal-breaking... The rest freehold flats in England and Wales or Northern Ireland that will dictate whether your application is received our. This, you must give the builder holds a 25 % stake in the UK and such... Checks and a soft credit search linked to the best mortgage expert your! Help you get together any specialist documentation at this late stage is unlikely since any deal-breaking should.