Question:
Dear Dr. Don,
We currently have a 30-year conventional mortgage at 7 percent, with a loan balance of $192,000. We have never, ever, missed or been late on a mortgage payment.
What are the rules regarding refinancing after a Chapter 7 bankruptcy when it has been two full years since the bankruptcy was discharged? What kind of interest rate could we get for a traditional conventional loan vs. FHA for a 15-year fixed rate loan with credit scores of 720 and 665? We would not require any cash out and other than our mortgage, we are debt free.
Answer:
Dear Meg,
Fannie Mae and Freddie Mac require four years from either the dismissal date or the discharge date for a Chapter 7 bankruptcy, so getting approved for a conventional loan just two years out isn't in the cards. The Federal Housing Administration discusses its underwriting standard in a FAQ on its website:
Question:
How does a bankruptcy affect a borrower's eligibility for an FHA mortgage?
Answer:
A Chapter 7 bankruptcy (liquidation) does not disqualify a borrower from obtaining an FHA mortgage if at least two years have elapsed since the date of the discharge of the bankruptcy. Additionally, the borrower must have re-established good credit or chosen not to incur new credit obligations. The borrower also must have demonstrated a documented ability to responsibly manage his or her financial affairs. An elapsed period of less than two years, but not less than 12 months, may be acceptable if the borrower can show that the bankruptcy was caused by extenuating circumstances beyond his or her control and has since exhibited a documented ability to manage his or her financial affairs in a responsible manner.
Additionally, the lender must document that the borrower's current situation indicates that the events that led to the bankruptcy are not likely to recur.
Your credit scores meet the standards for FHA refinancing. These standards were recently updated in "Mortgagee Letter 10-29," which states: "Borrowers with a minimum decision credit score at or above 580 are eligible for maximum financing."
Since you're not looking for cash-out at closing, you should qualify for FHA streamlined refinancing. The Department of Housing and Urban Development Web page "Streamline Your FHA Mortgage" discusses this loan program.
Bankrate doesn't report FHA loan rates, but you can use Bankrate's weekly averages for national mortgage rates to evaluate the rate you're offered on your FHA mortgage.
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четверг, 3 марта 2011 г.
Home prices: up or down?
Hey, does anyone want to buy a house?
Anyone? Anyone?
No? Perhaps not.
Home sales haven't exactly fallen off a cliff at an annualized pace of 5.36 million so far this year, according to the National Association of Realtors. But nor are houses flying off the shelves, or rather, out of the multiple-listing services.
The reasons for not buying a house vary from nonbuyer to nonbuyer, but some intriguing trends can be found in the fourth-quarter Fannie Mae National Housing Survey, which asked 3,004 people a series of questions about housing, homeownership, the economy and their personal finances.
Here are some of the highlights:
* 65 percent of respondents agreed that now is a good time to buy a house.
* 26 percent believe home prices will go up in the next 12 months.
* 52 percent believe home prices will stay the same.
* 19 percent believe prices will go down.
* 39 percent expect rents to go up, on average by 2.8 percent, or $28 per $1,000 of monthly rent.
* 64 percent believe buying a home is a safe investment. (In 2003, that figure was 83 percent.)
* 84 percent believe owning a home makes more sense than renting.
* 28 percent of renters say renting is more sensible.
* 79 percent cite schools and safety as reasons to buy a home.
* 73 percent of delinquent borrowers and 42 percent of renters say their income isn't enough to pay their expenses.
A few comments, courtesy of Fannie Mae Chief Economist Doug Duncan:
More Americans believe that housing prices will remain stable over the next year. We also are seeing encouraging signs in the positive attitudes toward homeownership among younger Americans, despite the severe impact of the housing crisis on Generation Y. But most respondents to our survey continue to lack confidence in the strength of the economic recovery, and they are less optimistic about their ability to buy a home in the years ahead. This sense of uncertainty is weighing on the housing recovery today and reshaping expectations for housing for the future.
So, what's your opinion?
Anyone? Anyone?
No? Perhaps not.
Home sales haven't exactly fallen off a cliff at an annualized pace of 5.36 million so far this year, according to the National Association of Realtors. But nor are houses flying off the shelves, or rather, out of the multiple-listing services.
The reasons for not buying a house vary from nonbuyer to nonbuyer, but some intriguing trends can be found in the fourth-quarter Fannie Mae National Housing Survey, which asked 3,004 people a series of questions about housing, homeownership, the economy and their personal finances.
Here are some of the highlights:
* 65 percent of respondents agreed that now is a good time to buy a house.
* 26 percent believe home prices will go up in the next 12 months.
* 52 percent believe home prices will stay the same.
* 19 percent believe prices will go down.
* 39 percent expect rents to go up, on average by 2.8 percent, or $28 per $1,000 of monthly rent.
* 64 percent believe buying a home is a safe investment. (In 2003, that figure was 83 percent.)
* 84 percent believe owning a home makes more sense than renting.
* 28 percent of renters say renting is more sensible.
* 79 percent cite schools and safety as reasons to buy a home.
* 73 percent of delinquent borrowers and 42 percent of renters say their income isn't enough to pay their expenses.
A few comments, courtesy of Fannie Mae Chief Economist Doug Duncan:
More Americans believe that housing prices will remain stable over the next year. We also are seeing encouraging signs in the positive attitudes toward homeownership among younger Americans, despite the severe impact of the housing crisis on Generation Y. But most respondents to our survey continue to lack confidence in the strength of the economic recovery, and they are less optimistic about their ability to buy a home in the years ahead. This sense of uncertainty is weighing on the housing recovery today and reshaping expectations for housing for the future.
So, what's your opinion?
вторник, 1 марта 2011 г.
Home-selling tactics to beat the deadbeats
The cloud over foreclosures comes with a silver lining for homeowners looking for an edge when they sell real estate in a strong buyer's market.
The good news for sellers is that foreclosures look risky again. Savvy sellers -- at least, those who have equity and are current on their house payments -- might be able to turn the tables and use the robosigning follies to their advantage, experts say.
"I am not seeing buyers afraid (yet) to buy a foreclosure," says Elizabeth Weintraub, a real estate broker in Sacramento, Calif. "They should be."
The robosigning controversy has led to a slowdown in foreclosures. The lull is likely to be temporary and sellers' advantage from a drop in foreclosures potentially fleeting, with many markets still flooded with distressed properties, according to Katie Curnutte, a spokeswoman for Zillow.com. There might even be a boomerang effect later in the year after banks get back up to full speed again with auctions, she says.
For home sellers, here are some tips on how to seize the initiative during a rare (relative) lull in the foreclosure crisis.
The good news for sellers is that foreclosures look risky again. Savvy sellers -- at least, those who have equity and are current on their house payments -- might be able to turn the tables and use the robosigning follies to their advantage, experts say.
"I am not seeing buyers afraid (yet) to buy a foreclosure," says Elizabeth Weintraub, a real estate broker in Sacramento, Calif. "They should be."
The robosigning controversy has led to a slowdown in foreclosures. The lull is likely to be temporary and sellers' advantage from a drop in foreclosures potentially fleeting, with many markets still flooded with distressed properties, according to Katie Curnutte, a spokeswoman for Zillow.com. There might even be a boomerang effect later in the year after banks get back up to full speed again with auctions, she says.
For home sellers, here are some tips on how to seize the initiative during a rare (relative) lull in the foreclosure crisis.
Refinancing without home equity
Q: Dear Dr. Don,
I bought my house in 2005 for $375,000 and the interest rate on the mortgage is 5.25 percent. I put 10 percent down and pay PMI (private mortgage insurance). The principal that I owe on my house is approximately $308,000. I am thinking about refinancing to a 15-year fixed-rate mortgage. My wife and I earn approximately $180,000 combined a year and have excellent credit. The problems I have are that due to the economy, I don't have 20 percent equity, and I am not sure how long I am going to stay in this house. I need advice.
-- Joe Jericho
A: Dear Joe,
Not having 20 percent equity puts you in the position to need PMI on the refinance as well, assuming you have enough equity to qualify for a mortgage. If you don't, you can consider a cash-in refinancing, where you put additional money down at closing to qualify for the loan. The Bankrate feature, "'Cash-in' refinance activity skyrockets," provides more detail about this approach.
You're paying PMI now, so continuing to pay PMI on the refinancing, while not optimal, shouldn't add much, if anything, to your monthly mortgage payment. Capturing a lower interest rate is the real attraction in moving to a 15-year fixed rate mortgage.
By incorporating the cost of the PMI into the refinancing decision, you can still use a refinance calculator to estimate whether it makes sense to refinance, given the amount of time you plan to be in the house. Bankrate's refinance mortgage calculators will help you with that calculation.
You could also look into a Federal Housing Administration, or FHA, mortgage. You can qualify for this mortgage with a lower down payment. You still have a monthly mortgage insurance premium, or MIP, and will pay an insurance premium at closing for this type of mortgage. The FHA Frequently Asked Questions page on the Department of Housing and Urban Development, or HUD, website will give you an overview on this type of mortgage loan.
I bought my house in 2005 for $375,000 and the interest rate on the mortgage is 5.25 percent. I put 10 percent down and pay PMI (private mortgage insurance). The principal that I owe on my house is approximately $308,000. I am thinking about refinancing to a 15-year fixed-rate mortgage. My wife and I earn approximately $180,000 combined a year and have excellent credit. The problems I have are that due to the economy, I don't have 20 percent equity, and I am not sure how long I am going to stay in this house. I need advice.
-- Joe Jericho
A: Dear Joe,
Not having 20 percent equity puts you in the position to need PMI on the refinance as well, assuming you have enough equity to qualify for a mortgage. If you don't, you can consider a cash-in refinancing, where you put additional money down at closing to qualify for the loan. The Bankrate feature, "'Cash-in' refinance activity skyrockets," provides more detail about this approach.
You're paying PMI now, so continuing to pay PMI on the refinancing, while not optimal, shouldn't add much, if anything, to your monthly mortgage payment. Capturing a lower interest rate is the real attraction in moving to a 15-year fixed rate mortgage.
By incorporating the cost of the PMI into the refinancing decision, you can still use a refinance calculator to estimate whether it makes sense to refinance, given the amount of time you plan to be in the house. Bankrate's refinance mortgage calculators will help you with that calculation.
You could also look into a Federal Housing Administration, or FHA, mortgage. You can qualify for this mortgage with a lower down payment. You still have a monthly mortgage insurance premium, or MIP, and will pay an insurance premium at closing for this type of mortgage. The FHA Frequently Asked Questions page on the Department of Housing and Urban Development, or HUD, website will give you an overview on this type of mortgage loan.
Famous, fabulous and homeless?
How does Nicolas Cage get behind on his mortgage payments? The same way other rich and famous people do.
"They've stretched themselves higher than they probably should have," says John Anderson, owner of Twin Oaks Realty in Minneapolis and a National Association of Realtors expert in foreclosures. Some couldn't keep up when the rates on their adjustable rate mortgages shot up, Anderson says. Price drops at the high end of the market were so steep that a sale wouldn't cover the debt. In other words, high-end homeowners face the same problems that plague the not-so-rich-and-famous.
Here are five of the biggest names on the of list homeowners falling to foreclosure. We've included a bit of info about the current markets where these stars once lived. You know, in case you'd like to hunt for a foreclosure deal in one of those tony neighborhoods.
"They've stretched themselves higher than they probably should have," says John Anderson, owner of Twin Oaks Realty in Minneapolis and a National Association of Realtors expert in foreclosures. Some couldn't keep up when the rates on their adjustable rate mortgages shot up, Anderson says. Price drops at the high end of the market were so steep that a sale wouldn't cover the debt. In other words, high-end homeowners face the same problems that plague the not-so-rich-and-famous.
Here are five of the biggest names on the of list homeowners falling to foreclosure. We've included a bit of info about the current markets where these stars once lived. You know, in case you'd like to hunt for a foreclosure deal in one of those tony neighborhoods.
воскресенье, 27 февраля 2011 г.
Home equity lenders may block refinance
As homeowners try to refinance their mortgages at lower rates, their home equity lenders are telling them, "Not so fast."
Home equity lenders are throwing roadblocks in front of their clients who want to refinance their primary mortgages. In some cases, they delay refinances for a month or more; in other cases, they block homeowners from refinancing altogether -- all because of something called "resubordination."
"It can completely blow a refi out of the water," says Christopher Cruise, senior loan officer for GOTeHomeLoans.com in Bethesda, Md.
Resubordination comes into play when a homeowner wants to refinance a primary mortgage and keep the second mortgage in place -- either a home equity loan or a home equity line of credit. Before the refi can happen, the home equity lender has to agree to let the second mortgage remain where it is -- in second position -- instead of moving up in line and becoming the primary mortgage. That agreement is a resubordination.
Think of the situation as a restroom queue at a concert. Your name is Primary, and you're at the front of the line. Behind you is someone named Equity. Then your friend Refi runs up and needs to go -- really bad. You ask Equity if it's OK if Refi takes your place. If Equity denies permission, or takes too long to grant it, there can be messy consequences.
A bank's refusal to resubordinate can be costly to the homeowner. Caleb Shaffer has two mortgages on his duplex in Oakland, Calif. Both loans are with SunTrust. A credit union offered to refinance the primary mortgage at a lower rate, saving roughly $250 to $300 a month. Shaffer says he couldn't go through with the refinance because SunTrust refused to resubordinate the second mortgage. (SunTrust has received $5 billion in TARP funds from the federal government, or $34.13 for every working American.)
Shaffer says he was told that he could refinance with SunTrust, but not with another lender. "They're saying their policy is they don't subordinate unless it's within the family of SunTrust," he says.
SunTrust offered to combine his two mortgages and refinance them into one loan. But if the loans were combined, he would end up with a higher-rate jumbo mortgage, with much higher monthly payments. The point of getting two mortgages (of $500,000 and $100,000) was to avoid getting a jumbo loan, with its higher rate.
A SunTrust spokesman denies that there's a policy requiring borrowers to refinance with SunTrust. "While I can't comment on specific individual relationships, in general, we do consider resubordinations of second liens on a case-by-case basis taking into account numerous factors," spokesman Hugh Suhr says.
Undoubtedly one of those factors is loan-to-value ratio. Shaffer paid $670,000 for the duplex in March 2008. He borrowed $600,000. Zillow estimates its value now at $644,000. The loan-to-value ratio was about 90 percent when Shaffer got the loan, and now the ratio is around 93 percent. Nowadays, lenders are reluctant to let people borrow more than 80 percent of a home's value, and 93 percent is really pushing it.
Pay off equity loan
You would think that a home equity lender would welcome a refinance of a primary mortgage if the refi results in a lower monthly payment. But from the equity lender's perspective, the optimal outcome would be for the borrower to pay off the equity loan and close the account. "They probably figure if they play hardball, they'll get paid off," says Matt Hackett, underwriting manager for Equity Now, a mortgage bank headquartered in Manhattan.
Jeff Lazerson, president of MortgageGrader.com, an online brokerage based in Southern California, says equity lenders want borrowers to close their accounts "because then they can get the cash back that was in the account, and their balance sheets look better."
If lenders are trying to pressure borrowers into paying off their home equity debt, they're not coming out and saying it. They expect borrowers to figure it out themselves. Anyway, in Shaffer's case, paying off the $100,000 home equity loan isn't an option.
Delays and fees
Loan officers and mortgage brokers say it's not unusual to wait for more than a month for a resubordination decision. One broker says it took more than six weeks -- from Dec. 26 to Feb. 10 -- for Wells Fargo to approve a resubordination request. (Wells Fargo has received $25 billion in TARP funds, or $175.93 for every working American.)
"So many lenders have been swamped by these -- and they're frankly not a priority," Cruise says. "Even those that are not being denied are taking 30 to 45 days, and can cost $50 to $250, depending on how much the lender wants to charge."
Not only do lenders charge fees to process resubordination requests, but borrowers incur even more fees when they have to extend rate locks in response to resubordination delays.
In many cases, lenders require rate locks of 45 days or more on refinance applications requiring resubordination.
But for homeowners in this situation, there aren't many options. They can pay off the home equity loan or consolidate the loan with the same mortgage lender. And if neither of those is feasible, there's no chance of refinancing.
Home equity lenders are throwing roadblocks in front of their clients who want to refinance their primary mortgages. In some cases, they delay refinances for a month or more; in other cases, they block homeowners from refinancing altogether -- all because of something called "resubordination."
"It can completely blow a refi out of the water," says Christopher Cruise, senior loan officer for GOTeHomeLoans.com in Bethesda, Md.
Resubordination comes into play when a homeowner wants to refinance a primary mortgage and keep the second mortgage in place -- either a home equity loan or a home equity line of credit. Before the refi can happen, the home equity lender has to agree to let the second mortgage remain where it is -- in second position -- instead of moving up in line and becoming the primary mortgage. That agreement is a resubordination.
Think of the situation as a restroom queue at a concert. Your name is Primary, and you're at the front of the line. Behind you is someone named Equity. Then your friend Refi runs up and needs to go -- really bad. You ask Equity if it's OK if Refi takes your place. If Equity denies permission, or takes too long to grant it, there can be messy consequences.
A bank's refusal to resubordinate can be costly to the homeowner. Caleb Shaffer has two mortgages on his duplex in Oakland, Calif. Both loans are with SunTrust. A credit union offered to refinance the primary mortgage at a lower rate, saving roughly $250 to $300 a month. Shaffer says he couldn't go through with the refinance because SunTrust refused to resubordinate the second mortgage. (SunTrust has received $5 billion in TARP funds from the federal government, or $34.13 for every working American.)
Shaffer says he was told that he could refinance with SunTrust, but not with another lender. "They're saying their policy is they don't subordinate unless it's within the family of SunTrust," he says.
SunTrust offered to combine his two mortgages and refinance them into one loan. But if the loans were combined, he would end up with a higher-rate jumbo mortgage, with much higher monthly payments. The point of getting two mortgages (of $500,000 and $100,000) was to avoid getting a jumbo loan, with its higher rate.
A SunTrust spokesman denies that there's a policy requiring borrowers to refinance with SunTrust. "While I can't comment on specific individual relationships, in general, we do consider resubordinations of second liens on a case-by-case basis taking into account numerous factors," spokesman Hugh Suhr says.
Undoubtedly one of those factors is loan-to-value ratio. Shaffer paid $670,000 for the duplex in March 2008. He borrowed $600,000. Zillow estimates its value now at $644,000. The loan-to-value ratio was about 90 percent when Shaffer got the loan, and now the ratio is around 93 percent. Nowadays, lenders are reluctant to let people borrow more than 80 percent of a home's value, and 93 percent is really pushing it.
Pay off equity loan
You would think that a home equity lender would welcome a refinance of a primary mortgage if the refi results in a lower monthly payment. But from the equity lender's perspective, the optimal outcome would be for the borrower to pay off the equity loan and close the account. "They probably figure if they play hardball, they'll get paid off," says Matt Hackett, underwriting manager for Equity Now, a mortgage bank headquartered in Manhattan.
Jeff Lazerson, president of MortgageGrader.com, an online brokerage based in Southern California, says equity lenders want borrowers to close their accounts "because then they can get the cash back that was in the account, and their balance sheets look better."
If lenders are trying to pressure borrowers into paying off their home equity debt, they're not coming out and saying it. They expect borrowers to figure it out themselves. Anyway, in Shaffer's case, paying off the $100,000 home equity loan isn't an option.
Delays and fees
Loan officers and mortgage brokers say it's not unusual to wait for more than a month for a resubordination decision. One broker says it took more than six weeks -- from Dec. 26 to Feb. 10 -- for Wells Fargo to approve a resubordination request. (Wells Fargo has received $25 billion in TARP funds, or $175.93 for every working American.)
"So many lenders have been swamped by these -- and they're frankly not a priority," Cruise says. "Even those that are not being denied are taking 30 to 45 days, and can cost $50 to $250, depending on how much the lender wants to charge."
Not only do lenders charge fees to process resubordination requests, but borrowers incur even more fees when they have to extend rate locks in response to resubordination delays.
In many cases, lenders require rate locks of 45 days or more on refinance applications requiring resubordination.
But for homeowners in this situation, there aren't many options. They can pay off the home equity loan or consolidate the loan with the same mortgage lender. And if neither of those is feasible, there's no chance of refinancing.
More than 2m using plastic to pay mortgage/rent
A report from the homeless charity, Shelter, has revealed that in the last year, 2.6 million Britons have paid their mortgage or rent on their credit card.
The figure represents a rise of 50% on the previous year and reveals the extraordinary lengths some are going to in order to keep a roof over their head.
The charity has previously warned families about the dangers of using credit cards to make repayments on their mortgage or rent and is urging people struggling with their repayments to seek expert advice immediately.
Campbell Robb, Shelter‘s chief executive, said: “This research brings into sharp focus how keeping a roof over their head has become a daily struggle for millions across the country.
“It is one we fear could see thousands more pushed into the spiral of debt, eviction or repossession and ultimately homelessness” he added.
A report late last year, also by Shelter, revealed an increase in the number of mortgage holders who are struggling to meet their monthly repayments.
The survey showed that three million people are struggling each month with their mortgage repayments – a staggering increase of 80% compared with a year ago.
Finally, the Council of Mortgage Lenders is forecasting that 40,000 families will have their homes repossessed during the 2011 year.
The figure represents a rise of 50% on the previous year and reveals the extraordinary lengths some are going to in order to keep a roof over their head.
The charity has previously warned families about the dangers of using credit cards to make repayments on their mortgage or rent and is urging people struggling with their repayments to seek expert advice immediately.
Campbell Robb, Shelter‘s chief executive, said: “This research brings into sharp focus how keeping a roof over their head has become a daily struggle for millions across the country.
“It is one we fear could see thousands more pushed into the spiral of debt, eviction or repossession and ultimately homelessness” he added.
A report late last year, also by Shelter, revealed an increase in the number of mortgage holders who are struggling to meet their monthly repayments.
The survey showed that three million people are struggling each month with their mortgage repayments – a staggering increase of 80% compared with a year ago.
Finally, the Council of Mortgage Lenders is forecasting that 40,000 families will have their homes repossessed during the 2011 year.
CML: Mortgage lending down 13% in December
The Council of Mortgage Lenders (CML) has today reported mortgage lending remained weak in January.
Mortgage lending fell by 13% in January compared with December to £9.2 billion – the lowest level for a year, according to the CML.
However, it was a 5% rise on January 2010 levels – the first year-on-year increase since August 2010, said the Council.
The CML has previously said the housing market will remain subdued in 2011, due to uncertainty surrounding the economy and the ongoing mortgage rationing by lenders.
Mortgage lending fell by 13% in January compared with December to £9.2 billion – the lowest level for a year, according to the CML.
However, it was a 5% rise on January 2010 levels – the first year-on-year increase since August 2010, said the Council.
The CML has previously said the housing market will remain subdued in 2011, due to uncertainty surrounding the economy and the ongoing mortgage rationing by lenders.
BBA: Mortgage approvals down 29% on year in January
The British Bankers’ Association (BBA) has today revealed a further fall in the number of new mortgages approved by the major banks in January.
According to the BBA, the number of new mortgages approved in the month stood at 28,932 – marginally better than December’s levels but 29% lower compared with January 2010.
The figures suggest mortgage lending will remain subdued this year after the Council of Mortgage Lenders (CML) also reported mortgage lending remained weak in January.
Mortgage lending fell by 13% in January compared with December – the lowest level for a year, according to the CML.
In the meantime, the BBA said 28,907 remortgage loans were approved during January – a 28% rise on levels a year ago.
Commenting on today’s figures, BBA’s statistics director, David Dooks, said: “We are seeing little change in the borrowing environment for households or businesses at the start of 2011.”
The figures come shortly after HM Revenue & Customs (HMRC) revealed a slump in the number of homes sold in January in the UK.
According to HMRC, just 54,000 homes worth at least £40,000 or more were sold in the month – the lowest number since January 2010.
Earlier this week, property website Rightmove said most of the UK property market faced “paralysis” this year.
According to the BBA, the number of new mortgages approved in the month stood at 28,932 – marginally better than December’s levels but 29% lower compared with January 2010.
The figures suggest mortgage lending will remain subdued this year after the Council of Mortgage Lenders (CML) also reported mortgage lending remained weak in January.
Mortgage lending fell by 13% in January compared with December – the lowest level for a year, according to the CML.
In the meantime, the BBA said 28,907 remortgage loans were approved during January – a 28% rise on levels a year ago.
Commenting on today’s figures, BBA’s statistics director, David Dooks, said: “We are seeing little change in the borrowing environment for households or businesses at the start of 2011.”
The figures come shortly after HM Revenue & Customs (HMRC) revealed a slump in the number of homes sold in January in the UK.
According to HMRC, just 54,000 homes worth at least £40,000 or more were sold in the month – the lowest number since January 2010.
Earlier this week, property website Rightmove said most of the UK property market faced “paralysis” this year.
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