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Today in Masonic History William Beaumont is born in 1785.
William Beaumont was an American surgeon.
Beaumont was born in Lebanon, Connecticut on November 11th, 1785. In 1811, he began an apprenticeship with a doctor in St. Albans, Vermont.
During the War of 1812, Beaumont enlisted as a surgeon's mate in the army until 1815. After the Army Beaumont moved to Plattsburgh, New York and opened a private practice. By 1819, Beaumont had rejoined the Army as a surgeon. In 1821, Beaumont returned to Plattsburgh to marry Deborah Green Platt in Plattsburgh. Deborah was divorced from the nephew of Zephaniah Platt who founded Plattsburgh during the Revolutionary War.
In 1822, a patient named Alexis St. Martin was brought to Beaumont after being shot in the stomach with a shotgun at close range. Beaumont's prognosis of St. Martin was his wounds were fatal. Beaumont treated the wound and made St. Martin as comfortable as possible. St. Martin pulled through and was left with fistula, a hole in the stomach which never heals.
Since St. Martin could no longer work for the American Fur Company, Beaumont hired him on as a handy man. In 1825 Beaumont was stationed in Fort Niagara. Beaumont realized with St. Martin he had an opportunity for study of the human digestive system. Beaumont began performing experiments. Generally the experiments involved a piece of food tied to a string which Beaumont placed in St. Martin's stomach through the fistula. Every few hours Beaumont removed the food and checked to see how much had been digested. He also removed samples of gastric acid from St. Martin.
Shortly after arriving at Fort Niagara, St. Martin left Beaumont to return to Canada. Beaumont began experimenting with the gastric acid he took from St. Martin and using them to digest food in dishes. Prior to Beaumont's experiment it was believed digestion was mostly a mechanical operation of the stomach. It is largely a chemical process.
In 1831, Beaumont and St. Martin came back to together for Beaumont to conduct some further tests.
In 1833, Beaumont published an account of the experiments as Experiments and Observations on the Gastric Juice, and the Physiology of Digestion. This was while he was stationed in St. Louis, Missouri. The two men parted company after the paper was published. Until the end of his days, Beaumont asked St. Martin to move to St. Louis. St. Martin always refused.
Beaumont passed away on April 25th, 1853 after slipping on icy steps. Beaumont's work earned him the nickname of the "Father of Gastric Physiology."
Beaumont was raised in Harmony Lodge in Champlain, New York on April 11th, 1820.
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Strawbridge v. Bank of NY Mellon: Appeals Court Justice Peter Agnes Gives Judicial Blessing to MERS Assignment System, Rejects Other Foreclosure Challenges
The most recent foreclosure case heard by a Massachusetts appellate court should allow title underwriters and foreclosing lenders to sleep better at night. In Strawbridge v. Bank of NY Mellon, No. 16-P-1244, embedded below, Appeals Court Justice Peter Agnes upheld the MERS system of holding and assigning mortgages in Massachusetts as a “nominee.” Judge Agnes also ruled that the borrower lacked standing to raise defects in the pooling and servicing agreement by which the bank created a securitized mortgage trust, because she is not a party to that intra-lender agreement. This ruling should simultaneously benefit the housing market, while taking away a major weapon for foreclosure defense attorneys.
The case was brought by well-respected foreclosure defense attorney Glenn Russell, Esq. who represented the borrower, Sandra Strawbridge. Attorney Russell’s cases are typically on the cutting edge of foreclosure defense law, and thus, should always be read with interest.
Strawbridge challenged the foreclosure on the grounds that the Bank did not comply with Massachusetts foreclosure law after the SJC’s decision in Eaton v. FNMA which held that a foreclosing lender must establish it holds both the promissory note and the mortgage. (Title companies have issued comprehensive underwriting guidelines after the Eaton ruling). Strawbridge also claimed that MERS’s assignment of her mortgage to the Bank was void because the assignment occurred after a date established in the pooling service agreement (PSA) of the securitzed trust.
Countrywide-MERS Assignment System
In 2007, Strawbridge obtained a $370,000 mortgage from Countrywide Home Loans. The mortgage designated Mortgage Electronic Systems, Inc. (MERS) as the nominee for Countrywide. In 2009, Strawbridge defaulted on her note by failing to keep up with her mortgage payments. In February, 2010, MERS assigned Strawbridge’s mortgage to Bank of New York Mellon which held the mortgage as part of a securitized trust. A MERS “Assistant Secretary and Vice President” executed the assignment, which was notarized and recorded at the appropriate registry of deeds. Later, in March, 2015, a “Second Assistant Vice President” at the Bank’s loan servicer executed an “Affidavit Regarding Note Secured by Mortgage Being Foreclosed.” That affidavit states that the Bank is the holder of the note. In addition, in April, 2015, the Bank’s loan servicer executed a “Certificate Relative to Foreclosing Mortgagee’s Right to Foreclose Pursuant to 209 C.M.R. 18.21A(2)(c),” which certified that the Bank is the “holder of the Mortgage” and “the holder of the Note or is authorized agent of the Note holder with the specific authority to enforce payment and pursue foreclosure of the Mortgage on behalf of such Note holder.” Finally, in July, 2015, the Bank sent Strawbridge a notice of foreclosure sale, informing her that a foreclosure sale would take place in August. The borrower challenged the sale in the Superior Court which ruled against her.
On appeal, Judge Agnes ruled that “MERS’s nominee status does not preclude it from validly assigning the mortgage, or does it limit MERS’s power to exercise a right of [foreclosure] sale.” The Court also rejected the borrower’s argument that the Bank is required to provide a complete chain of assignments of the mortgage, opting instead to hold the Bank to a less onerous standard of merely producing a single assignment directly from MERS, the last holder of record. Lastly, the judge ruled that the borrower lacked standing to raise defects in the pooling and servicing agreement because she is not a party to that intra-lender agreement.
The impact of this decision is a reaffirmation that the MERS system of assigning mortgages remains legal and binding in Massachusetts. MERS mortgages account for the vast majority of conventional mortgage financing in Massachusetts. This ruling will also make it more difficult for distressed homeowners to challenge foreclosures, clearing the way for banks to sell REO property. I spoke to Attorney Russell about the case, and he indicated that he is considering taking an appeal up to the Supreme Judicial Court. So this may not be the last word on the matter.
Major Change To Current Practices | Expect Delays and Bumpy Road Starting Oct. 3
I just finished yet another closing where a national lender issued the closing documents the morning of the closing, and worse, issued a revised TIL (Truth in Lending) disclosure during the middle of the closing! Under the new TILA-RESPA Integrated Disclosure Rules (TRID) set to start on October 3, this too-common practice would have resulted in a closing delay of up to 7 days, to the dismay of everyone in the transaction.
The new TRID rules are game-changing regulations which threaten to disrupt and delay closings across the country. The new rules, already pushed back once due to industry outcry, go into effect in about 60 days on Oct. 3. I am very worried that lenders, Realtors and closing attorneys are not at all prepared for one of the most significant changes in how we do business. Experts are predicting that closings will be delayed, 60 day loan approvals will be the new normal, and new forms will bewilder buyers. “Expect a one- to two-week delay in closings,” said Ken Trepeta, director of real estate services of the government affairs branch for the National Association of Realtors, when describing the impact of TRID.
Currently, we are finishing one of the strongest spring markets in a decade, but I’m quite concerned that come Fall, the new TRID rules will put the fall market into an ice bath. The best thing that every real estate professional can do is get educated and get prepared now for these changes. August is typically a slow month, so use it to get ready. My team will be doing a roadshow Powerpoint seminar to any local real estate office to explain the new changes. Contact me at [email protected] for more info.
New Closing Disclosure Replacing the HUD-1 Settlement Statement: 3 Day Rule
Under TRID, there will be a new settlement statement called a Closing Disclosure, which must be issued to the borrower at least 3 days prior to closing. If that does not occur, the closing will be delayed for up to 7 days. We are hearing that lenders will require that the information contained in the Closing Disclosure (all fees, closing costs, taxes, insurance, escrows, credits, etc.) be finalized as early as 20 days prior to closing, to give them enough time to generate the new Closing Disclosure in a timely fashion and to account for delays.
What does that mean for us professionals? It means that everything will need to be pushed up and done faster than before. That goes for titles, CPL’s, broker commission statements, invoices for repairs, insurance binders, condo fees, recording fees, title insurance, everything. And it means we can all expect delays as everyone adjusts to the new timetables and rules.
Lenders will require the new Closing Disclosure (embedded below) be signed by the borrower at closing. However, although the Closing Disclosure was intended to replace the current HUD-1 Settlement Statement, the geniuses at CPFB neglected to put a signature line for the sellers on the new Closing Disclosure. I’m not making this up. And we are no longer supposed to use the “old” HUD-1 Settlement Statement. Thus, our title insurance companies are telling us that there may be three settlement statements signed at closing: a Closing Disclosure for the buyer, a Closing Disclosure for the seller, and a combined Closing Disclosure. ALTA has created a new Combined Settlement Statement which can be found here.
Bank of America was asked whether it would require the use of the ALTA model forms, and it stated in a June 9 memo that it prefers the ALTA model if a closing attorney chooses to use a settlement statement to supplement the Closing Disclosure (CD), but specified that the settlement statement figures must reconcile to the CD and a copy of the settlement statement must be provided to the bank. The bank also stated that all revisions to fees and costs will require bank approval and an amended CD. In other words, closing attorneys will not be allowed to revise fees and costs by simply supplementing the CD with a settlement statement.
60 Day Approvals/Closings The New Normal?
With any historic change to how lenders disclose fees and approve loans, there’s going to be a steep learning curve — and delays. You can count on that. Industry insiders say the days of 30 and even 45 day loan approvals may be over, at least temporarily. Sixty (60) day approvals may be the new normal, and agents should build the longer timeframe into their offers and purchase and sale agreements and educate their buyers and sellers accordingly.
Repairs and Walk-Throughs
Since lenders will require all fees and credits finalized 7-10 days prior to closing, this will significantly impact how we handle repairs and credits. Agreed upon repairs also affect how the appraisal is conducted which will further impact the timelines. Experts are suggesting that Realtors consider doing walk-throughs at least 14-21 days prior to closing instead of the typical day before or day of walkthrough, because all repair issues and credits should be set in stone at least 7-10 days prior to closing and changes in fees and credits on the day of closing will not be permitted by the lender. Some experts are even saying that agents should do two walkthroughs, one within the TRID timelines and one immediately prior to closing. Also, under TRID paid outside closing (POC) items will be discouraged by lenders.
Take-away: Realtors should be warned that repairs contained in the purchase and sale agreement will have the potential to delay closings under the TRID rules. Ensure that any repairs are completed 14-21 days prior to closing. Better yet, don’t have the seller make repairs at all; use closing cost credits instead.
No More Back to Back Closings?
Due to the high potential for delays caused by TRID, back-to-back or piggyback closings may be a thing of the past, at least for now. A delay with a closing obviously has a domino effect on a back to back closing. The best practice, at least for the first few months of the new TRID era, is to schedule closings at least 3 days apart. Seller/buyers will have to prepare for this reality with bridge loans, use and occupancy agreements, or temporarily staying with your nearest relatives.
Partner with Trusted and Verified Providers
Now more than ever, Realtors are going to want to partner with lenders and closing attorneys who have been vetted and verified as fully compliant with the TRID rules, so there will be minimal disruption and delay on their transactions. Realtors and loan officers should ask their closing attorneys whether they are compliant with the ALTA (American Land Title Association) Best Practices, which is quickly becoming the standard for TRID compliance. Under the ALTA Best Practices, the attorney will have passed an intensive initial due-diligence screening, a third-party internal audit, background and credit check, extensive review of applicant’s experience, business model and policy loss history, and licensing verification. The closing attorney should also have secure document encryption capabilities and privacy/technology policies in place. My office has been vetted and verified by Stewart Title which has a comprehensive website on the TRID rules. If your buyer wants to use his personal attorney who does not specialize in real estate, explain to him or her why that is a mistake which could ultimately delay the closing.
Bumpy Road Ahead?
In my opinion, the TRID rules are the biggest change to the industry in 20 years, and will be much more difficult to implement than the new GFE and 3 page HUD of several years ago. As discussed above, my team will be doing a roadshow Powerpoint seminar to any local real estate office to explain the new changes. Contact me at [email protected] to schedule your complementary seminar.
Feds Hope New Low Down Payment Will Boost Housing Market
Ho, ho, ho, early Christmas and holiday presents are coming to first time home buyers courtesy of Fannie Mae! Hoping to broaden the pool of home buyers and boost the real estate market, Fannie Mae and Freddie Mac are launching mortgage programs with down payments as low as 3%. The new loan program, unveiled Monday, reverse a trend of tighter lending standards by the government-sponsored mortgage giants since their taxpayer-financed bailouts. To qualify, at least one of the borrowers (if a couple) must be a first time home buyer.
This is great news for the 2015 real estate market!
Like the holiday gift flyers, expect to see mortgage professionals waiving the 3% down payment banner in the months to come.
Up until now, the only game in town for low downpayment loans has been FHA. But FHA mortgage insurance (MIP) costs have risen to dizzying heights in the last few years, so first time buyers have stepped back to assemble more down payment and qualifying virtues to secure conventional financing.
Enter 3% down payment conventional mortgage financing and the landscape changes dramatically. Conventional financing does not handcuff borrowers to mortgage insurance forever like FHA loan programs. Once equity targets (20% – 22%) are reached, current appraisal supported value can eliminate conventional PMI (Private Mortgage Insurance). Not so with FHA, once you get it, the only way to get rid of it is to refinance out of the FHA loan or sell the house.
In other words, boom does the dynamite for first time buyers! If you are interested in how you can obtain a 3% down payment loan, send me an email to [email protected] and I can put you in touch with a great mortgage banker.
Say the word “QM” (short for Qualified Mortgage) to any mortgage banker these days, and watch their reaction. If they were smiling, they will stop. Better yet, lock the doors to prevent them from jumping off the nearest bridge.
“QM” refers to the new Qualified Mortgage rules passed by the Consumer Financial Protection Bureau under the Dodd-Frank Act which went into effect on January 10, 2014. The Dodd–Frank Wall Street Reform and Consumer Protection Act was passed as a response to the late-2000s recession, and has brought the most significant changes to financial regulation in the United States since the regulatory reform that followed the Great Depression.
Seeking to prevent the sub-prime meltdown earlier in the decade, the new QM rules — through stricter underwriting guidelines and debt-income ratios — require lenders to ensure that the borrower has the ability to repay the loan today and into the future. In exchange, lenders will be protected from borrower lawsuits.
According to a recent ComplianceEase study, 20% of today’s mortgages would not meet the new qualified mortgage standards and would be rejected. According to most loan officers who I’ve spoken to, the general consensus is that the QM Rules will make for even stricter underwriting, more loan application rejections, especially for the self-employed, and even higher interest rates for certain loans.
Debt to Income Caps
For a loan to be considered a qualifying mortgage, the borrower’s debt-to-income ratio can be no more than 43%. This means that if a borrower has $4,500 in gross monthly income, his total debt payments including his new mortgage cannot exceed $1,935 per month. Previously, some lenders had been willing to go up to 45%.
Fee And Term Caps
Lenders will be less able to make creative loans, as well. Loans that meet the QM rule can be no longer than 30 years in length. They also cannot have closing costs and fees that exceed a cap of 3% of the loan’s balance.
Self-employed borrowers will also take a hit under the QM rules. In addition to two years of personal and business tax returns — the typical requirement and now the official standard — self-employed borrowers should also be prepared to produce a profit-and-loss statement and a balance sheet. A declining income trend will require explanation, because lenders need to establish the stability and continuity of the income source. Although capital losses and net-operating-loss carry-overs cited on a tax return could previously be added back to the income, their re-inclusion under the new rules will make the loan a nonqualified mortgage. The problem for self-employed people, as always, is that they want to minimize their tax liability, but some of the ways they do so impact their ability to borrow.
Less Availability Of Higher Risk Loan Products
The QM rules will also have a negative effect on the availability of non-QM loans with higher debt to income ratios, stated income loans for self-employed, and over 30 year term loans. Non-QM loans will be subject to significant legal risk under the Ability to Repay (ATR) rule and the liability for violations is draconian, according to Jack Hartings, President and CEO of The Peoples Bankat a House hearing panel. Mr. Hartings also noted that non-compliance with QM rules could also serve as a defense to foreclosure if the loan is deemed not to be a QM loan and small community banks do not have the legal resources to manage this degree of risk. Thus these banks, he said, will not continue to make some of the loans they have made in the past such as low dollar amount loans, balloon payment mortgages, and higher priced mortgage loans.
Loan officers, I would love to hear your thoughts about the new QM rules. Realtors, were you even aware of these rules coming down the pipeline which may affect your buyers?
CFPB Issues Long Awaited “Know Before You Owe” Mortgage Disclosures, Replacing Truth in Lending, Good Faith Estimate, and HUD-1 Settlement Statement
As part of a continuing overhaul of the home mortgage market, the Consumer Financial Protection Bureau today issued a final rule to bolster fairness and clarity in residential lending, including requiring a new good faith estimate of costs for homebuyers, Truth in Lending disclosure and a new HUD-1 Settlement Statement.
The new Loan Estimate will replace the current Good Faith Estimate (GFE) and the current Truth in Lending Disclosure (TIL). The new Closing Disclosure will replace the current HUD-1 Settlement Statement. The new forms are embedded below.
Initial Impressions, Did The CFPB Finally Get It Right?
Overall, I would say that the forms are a major improvement over the existing disclosures, especially the Truth in Lending disclosure. I always joke that the Truth in Lending disclosure should be called “Confusion in Lending” (which usually gives the borrower a chuckle) as it’s nearly impossible to explain even for a trained attorney and sophisticated borrower. That may be rectified now with the new forms — although I still may employ the joke!
The new HUD-1 Closing Disclosure is a longer and more involved form, but it basically just reorganizes all of the information now contained in the current 3 page HUD-1 Settlement Statement, and it appears to be easier to read and explain at the closing table.
The CFPB says that the new forms will replace the existing forms, resulting in a decrease in pages to review — which is a minor miracle in and of itself. A common complaint from borrowers is the sheer number of forms and disclosures signed at the closing, so this is welcome news.
3 Business Day Rule May Be Problematic
As Bernie Winne of the Massachusetts Firefighters Credit Union testified at the announcement hearing today in Boston, the new requirement that the Closing Disclosure (new HUD-1) be provided to the borrower within 3 business days of the closing may pose a problem in some transactions and will certainly result in a major adjustment in current practices. There are often last minute changes in closing figures, seller credits, holdbacks, payoffs, etc., which result in last minute changes. Hopefully, the CFPB will realize this in the upcoming implementation period and relax the rules in certain circumstances. There has already been significant chatter on Twitter and the blogosphere about this new requirement.
Another encouraging note was CFPB Director Cordray’s comments today about the agency pushing for more electronic closings. Fannie Mae has done squat to push e-closings, so hopefully CFPB will take the lead in this important area!
Loan Estimate Disclosure
The new Loan Estimate will combine the disclosures currently provided in the Good Faith Estimate and the initial Truth in Lending statement.
Lenders must provide the Loan Estimate 3 business days after an application is submitted by a consumer, excluding days that the lender is not open (e.g., Saturdays). However, it is not clear based from materials available thus far when a consumer has submitted sufficient information to constitute an “application.”
The Loan Estimate will conveniently provide for the monthly principal and interest payment, projected payments over the term of the loan, estimated taxes and insurance (escrows), estimated closing costs, and cash to close.
It will provide for a Rate Lock deadline.
The Annual Percentage Rate (APR) appears on page 3, despite requests by consumer advocates that it appear in a prominent location on the first page. In addition, it appears that the Bureau did not adopt the proposal to revise the APR calculation to include more items in the finance charge and thereby potentially increase the number of loans that would fail the Qualified Mortgage’s points-and-fees test or would be treated as “high cost” or “higher priced.”
The Closing Disclosure will combine the disclosures currently provided in the HUD-1 settlement statement and any revised Truth in Lending statement. It is now a 5 page document compared to the current 3 page document.
Critically, the Closing Disclosure must be provided at least 3 business days before the closing. Lenders and closing attorneys will have to adapt to this new requirement as currently we usually get the final HUD approved by the lender 24-48 hours before the closing.
Page 1 of the Closing Disclosure carries over much of the Truth in Lending information previously found in the TIL form.
Page 2 and 3 replicate the existing HUD-1 Settlement Statement (pages 1 and 2) outlining the fees and closing costs, adjustments, and commissions charged to the buyer and seller. It also contained a more extensive section on Cash to Close which will be helpful to explain.
Page 4 contains a nice easy-to-read section on the escrow account which is often challenging to explain to borrowers.
The last page is similar to the current page 3 of the HUD-1, providing a quick summary of the loan terms, interest rate, total payments and APR.
I’ve been glued to CNN in recent days, watching incredulously as those buffoons in Washington grind our government to a halt. I though for sure that a midnight deal would have been struck, but I woke up this morning with the dreaded news that the government has indeed shutdown. I’ve been trying to get a handle all morning on how this is going to affect the Massachusetts and national real estate market, and here’s what I have so far. (Updated 10/1/13 at 4:30pm below).
Tax Transcripts/SSN Verification Delays
Virtually all federally back mortgage lenders request copies of borrower’s tax transcripts through the IRS and social security numbers through the SSA. According to my friend Rick Moore, loan officer at Lendmark Loans in Framingham, and media reports, the shutdown will apparently either stop or hinder the federal agencies’ ability to issue those verifications, resulting in mortgage approval delays across the board. I know that lenders were furiously ordering tax transcripts and SSN verifications last week, in preparation for the shutdown. If your loan is in the middle of underwriting, speak to your loan officer now. You may be facing a delay in getting a clear loan commitment and a resulting delay in your closing date.
Federal Housing Administration (FHA)
The shutdown’s impact on FHA loans appears to be not as bad as originally thought. HUD’s Contingency Plan states that FHA will endorse new loans in the Single Family Mortgage Loan Program, but it will not make new commitments in the Multi-family Program during the shutdown. FHA will maintain operational activities including paying claims and collecting premiums. Management & Marketing (M&M) Contractors managing the REO portfolio can continue to operate. You can expect some delays with FHA processing.
VA Loan Guaranty Program
Lenders will continue to process and guaranty mortgages through the Loan Guaranty program in the event of a government shutdown. However, borrowers should expect some delays during the shutdown.
The Federal Emergency Management Agency (FEMA) confirmed that the National Flood Insurance Program (NFIP) will not be impacted by a government shutdown, since NFIP is funded by premiums and not tax dollars. Changes to the flood insurance program scheduled to take effect on Oct. 1 will be implemented as scheduled.
For USDA loan programs, essential personnel working during a shutdown do not include field office staff who typically issue conditional commitments, loan note guarantees, and modification approvals. Thus, lenders will not receive approvals during the shutdown. If the lender has already received a conditional commitment from the Rural Development office, then the lender may proceed to close those loans during the shutdown. A conditional commitment, which is good for 90 days, is given to a lender once a USDA Underwriter approves the loan. If a commitment was already issued, the funds were already set aside and the lender may close the loan at its leisure. If Rural Development has not issued a conditional commitment, the lender must wait until funding legislation is enacted before closing a loan.
It is important to note that the traditional definition of “rural” for qualifying communities for assistance will be continued in effect during the shutdown. We expect that language to continue the current definition will be included in whatever funding measure is eventually enacted.
Government Sponsored Enterprises
Fannie Mae and Freddie Mac will continue operating normally, as will their regulator, the Federal Housing Finance Agency, since they are not reliant on appropriated funds.
The Making Home Affordable program, including HAMP and HAFA, will not be affected as the program is funded through the Emergency Economic Stabilization Act which is mandatory spending not discretionary.
Updated (Oct. 1 at 4:30pm). Memo from national mortgage lender:
“There has been no progress today toward a resolution to the government shutdown. Fortunately, the initial impact of the shutdown on mortgage originations has been small. The biggest concerns are obtaining transcripts from the IRS and social security verifications from the SSA. Certain Government produced economic reports will not be available. The Construction spending report due out this morning was not issued. The Non-Farm Payrolls report due on Friday may be affected. The impact on the mortgage market of this lack of data is difficult to anticipate.
At this time, Fannie, Freddie, and Ginnie say they will continue to operate as normal. VA says that they, too, will have no disruptions in services. FHA, however, expects delays due to reduced staffing. Origination companies, correspondent banks, and warehouse lenders may react differently as they access the risks associated with an extended shutdown.”
Special Considerations For Drafting Two and Three Family Massachusetts Condominium Conversions Documents
Avid readers of this Blog know that I’m a huge Seinfeld fan. One of my favorite episodes is the “Serenity Now” episode where Kramer went a little nutty after being tormented by neighborhood kids, muttering “serenity now, serenity now” outside his toilet papered apartment.
Serenity is a good topic when it comes to condominiums. Condominium living can often bring out the worst in people. I’ve written about the infamous case where a disgruntled unit owner dropped bags of dog poop labeled with the name of the condo board president in hallways and gave the “bird” to condo trustees. There are others, too many to mention here, where dysfunctional trustees have brought condominiums to financial ruin and chaos.
Despite this discordance, condominium conversions of two and three multifamily homes in and around Boston, Cambridge and Somerville continue to be a popular way to cash in on the hot real estate market. A lot of these homes are owned and occupied by extended families, some of whom stay in the new condominium, and some who leave for greener pastures. Smaller condominiums, however, can be a recipe for disaster without careful planning and drafting of the legal documents which govern them. I’m going to outline some important considerations in drafting Massachusetts condominium conversion documents which will put into practice the saying that “an ounce of prevention is worth a pound of cure.”
The Master Deed
The Master Deed is where it all starts. Condominiums are a “creature of statute.” That is, they are a special legal form of property ownership enabled only through a special law called the Massachusetts Condominium Act, General Laws Chapter 183A. The owner of the property must “submit” the property into the condominium regime through the recording with the registry of deeds of a master deed.
The Master Deed sets forth what is part of the units and what is part of the shared “common areas.” Units are typically defined as all of the interior space from the lower surface of finished ceilings, surface plaster of walls and the sub-floor in, while common area consists of the innards behind the walls and buildings, the roof, most common HVAC/plumbing/heating systems, yards, and exterior of the home, among other things.
The use of “limited common areas” or “exclusive use areas” are especially useful in two and three family condominiums. Limited common areas are technically common area space but reserved for the exclusive use of the unit owner which it serves. Examples include private decks, porches, roof decks, parking spaces, and storage areas. The drafter can be flexible and provide that limited common areas must be repaired by either the condo association or the unit owner.
The master deed will often impose restrictions upon the use of units or rights of first refusal for the trustees or other unit owners. Care must be taken here to ensure that the units remain marketable while also protecting the serenity of unit owners. Rights of first refusal are discouraged these days.
Declaration of Trust and By-Laws
The second component of creating a condominium is the Declaration of Trust, also referred to as the By-Laws. The declaration of trust creates the condominium trust association and a board of trustees which govern the condominium.
For smaller condominiums between 2 and 5 units, the key is crafting the provisions so as to prevent dead-locking on major decisions. I almost always provide for super-majority voting on all major issues. For 2 unit conversions, I recommend unanimous voting on all major issues. And for all condos I use a mandatory arbitration clause to mediate any deadlocks.
In the case of non-payment of condo fees, which can be financial disaster for two and three unit condos, I provide for the right of the paying unit owners to be granted authority and power to start condo lien proceedings against the non-payor and recover attorneys’ fees and costs.
The declaration of trust should also contain all of the unique rules and regulations of the condominium. Important note: If these are not attached and recorded with the declaration of trust, they are not binding on unit owners. Rules should be drafted in consultation with the owners and can cover anything from satellite dishes, pets, smoking, signs, preserving architectural integrity, noise, quiet hours, parties, trash, etc.
The declaration of trust should also have standard Fannie Mae/Freddie Mac provisions which will ensure that future buyers can obtain conventional financing on their units.
Annual Budget, Condo Fees and Real Estate Taxes
The condominium should have a written annual budget and monthly condo fees established. A separate condominium bank account should also be set up with checks, deposit slips, etc. For small projects, the budget can be rather simple, encompassing the master insurance premium, water/sewer, landscaping, maintenance, and a small capital reserve fund. The monthly condo fee is calculated as the annual budget divided by the number of units divided by 12.
With respect to real estate taxes on a condo conversion, the building will continue to be assesses as a single dwelling until the tax assessor catches up to the conversion. A tax letter agreement should be prepared so that real estate taxes are prorated and properly assessed and paid by each unit owner after the conversion until each unit becomes separately assessed.
Also don’t forget that in the City of Boston, a “Trager” excise tax of $500 per unit starting with the second unit will be assessed on all new conversions. The master deed must have a “Trager” stamp before being accepted for recording.
Unit Floor Plans and Site Plan
All new condominium conversions must have prepared unit floor plans, and in Boston, a surveyed site plan. Unit floor plans will detail each unit’s gross living area, and delineate common areas, limited common areas, exclusive use spaces, and units.
How Much Does All This Cost?
Even for two unit conversions, the cost is a fair amount. Legal fees range from $2,500 – $5,000 and upwards, depending on the complexity of the project and the attorney. Recording fees and Boston excise taxes run over $1,000 and upwards. Architect and survey fees range from $2,500 and upwards. And you always get what you pay for, so keep that in mind!
Richard D. Vetstein, Esq. is a seasoned Massachusetts condominium conversion attorney. Please contact him at [email protected] or by phone at 508-620-5352.
Put Your Best Offer Forward & Get Pre-Approved Beforehand, Advise Local Experts
Well, it’s official now. With buyers back in droves, an abnormally low inventory of good properties, and bidding wars popping up all over the place, the Greater Boston real estate market has now made full circle into a seller’s market. As the Boston Globe recently wrote, the market is “desperately seeking sellers.”
For prospective buyers in a seller’s market, the strategies to succeed and find your dream home are very different from just a year or two ago. To help you navigate these unfamiliar waters, I’ve asked Cambridge-Somerville Realtor, Lara Gordon of Coldwell Banker, and Brian Cavanaugh, Senior Mortgage Banker at RMS Mortgage, to join me in this “round-table” discussion about how buyers can succeed in a seller’s market. Lara and Brian were both featured in this month’s Boston Magazine Best Places to Live 2013.
Q: Laura, what are you seeing out there on the streets in terms of inventory, pricing, and respective bargaining power between buyers and sellers? Has the tide really shifted back to sellers?
A: (Lara Gordon) Yes—in a very big way. When sellers have 5-10 offers to choose from, which is typical for most listings in Cambridge & Somerville right now, they are really setting the terms, and some buyers are willing to accommodate just about any request they make, from waiving the inspection to offering a sale-and-lease-back if the seller needs time to find a new place. My listing at 27 Osgood Street, Unit 7 in Somerville (pictures to the right) is a good example — 6 bids.
Q: Lara, I’m hearing about bidding wars on well-priced, good condition properties. What are you seeing out there, and what’s your best advice on getting that winning bid?
A: (Lara Gordon) I always tell my buyer clients this: if you know you’re going into a multiple offer situation, you should put your best foot forward from the start. Some people feel nervous about coming in high on their offer, thinking they need to leave some room to come up during negotiations, but that is a mistake. If a seller receives one offer that is significantly stronger than the others, they may well accept it without going back for a “best and final” round.
And again, price is just one aspect of the offer, so have a good pre-approval from a respected lender, do the best you can with the downpayment, be willing to work with sellers’ preferred dates, and make sure your agent is “selling” you as a knowledgeable buyer, reasonable to deal with, and committed to seeing the transaction through.
Q: What do buyers need to do in terms of making their best and most competitive offer? Are we back to buyer’s writing a personal appeal to sellers and that sort of thing?
A: (Lara Gordon) Some buyers do write letters to sellers, but it’s the list agent’s job to keep them focused on the strengths of the respective offers, so an emotional appeal really only gets a buyer so far. Buyers really need to put their best foot forward. This starts with price, downpayment, a solid pre-approval from a respected lender, tight contingency dates and as much as possible accommodating the sellers’ preferred timeframe for closing. Beyond that, list agents and sellers are looking for a deal that will proceed smoothly and will “stick” through closing, so buyers’ agents really need to “sell” their clients as educated on the market, realistic about the home inspection and committed to seeing the deal through.
Q: Brian, I hear that buyers are coming to you at all hours and weekends for pre-approvals. When buyers come to you for mortgage approval, what sort of documentation should they have ready to go and how quickly can you close loans these days?
A: (Cavanaugh). Well, I’ll start off by staying that the pendulum has definitely swung around. When the market favored buyers, you would go look for houses, get an offer accepted then go to your mortgage banker for an approval. Now it’s the other way around. You need a mortgager approval in hand when you are out looking for homes. And that means from the start you need a very firm grasp on exactly what you can afford, how much to put down, etc. You need to work with a mortgage banker with a strong grasp of Fannie and Freddie guidelines.
As for the paperwork, you need 2 years of tax return and W2’s, 30 days of pay-stubs, one year of bank statements, statements for your 401ks, IRAs, and investment accounts. A lot of first time buyers use gifts of downpayment from their parents, which are particularly tricky. I tell them to get those monies into your account ASAP. You will need a gift letter executed by all parties involved and verification of funds.
Currently, we can close a single family loan in 45 days, and a condo purchase in about 60 days, since condo mortgages require more extensive FNMA approval.
Q: How much are sellers looking at buyers’ financing? Are cash buyers winning out over financed buyers? What are the ways to ensure a seller that a financed buyer is of no greater risk that a cash buyer?
A: (Lara Gordon) Cash is definitely an advantage in that it takes one element of risk out of the equation. For sellers in a rush to close, a cash deal is also appealing because it can close a lot faster than when a lender is involved. But if timing isn’t a big deal and there are good comps for the property, there’s no reason a seller shouldn’t consider a good offer from a buyer who will finance. Of course, the size of the downpayment has become increasingly important as bidding wars drive prices up and appraisals become a concern.
Q: How are you dealing with contingencies in a seller’s market? Are buyers waiving inspection or even financing?
A: (Lara Gordon) There are certainly buyers out there waiving both financing and inspection contingencies, but it’s not always a good idea. While it’s fine for buyers to waive the financing contingency if they’re prepared to pay cash, I personally, would never advise someone to forego a home inspection. The key is to approach it as educational and a way out in case of a major issue, and not as a tool for renegotiating the price.
A: (Vetstein) I’m going to weigh in on this topic as it deals with legal issues. I would STRONGLY advise a financed buyer to resist the temptation to waive the financing contingency in the hope that it will make an offer more attractive. In this day and age of strict underwriting and frequent delays, this is simply a recipe for losing your deposit. I don’t care if a handful of lenders have told you that your file is a slam dunk — you could get laid off a few weeks before close and you’d be DOA for the closing. Same goes for the inspection contingency. Sellers know that buyers want to check the home’s bones beforehand. Trust me, it will cost you a lot more money down the line if you wind up buying equivalent of the “Money Pit.” Tightening the deadlines, that’s fine. Waiving them, that’s just asinine.
A: (Cavanaugh) I would echo Rich’s sentiments. In this day and age of tight lending guidelines, I would hate to see a buyer lose his deposit because he was under the assumption that he could qualify for a mortgage he really couldn’t qualify for. Again, talk to your mortgage banker before you make the offer.
Q: Last question guys. I always recommend that my buyers use a Realtor. But please tell the readers exactly why having a Realtor can greatly increase your chances of succeeding in a seller’s market?
A: (Lara Gordon) I’m glad you asked this question, Rich, because some people think that they will do better if they go directly to the list agent, but given the nature of the market right now, it just doesn’t make sense to try to go it alone.
A: (Cavanaugh). When my borrower works with a Realtor, it always makes the transaction run smoothly. I operate under a “team” concept with the agents, so I’m used to constant contact with both the buyer and listing agent to ensure we get access for the appraisal and all the documentation in place for the loan commitment and closing. When there’s a team of professionals involved in a transaction, it’s a win-win for everyone.
A: (Vetstein) A low inventory/seller’s market is precisely why you want a Realtor who knows the market inside out and can be your salesperson/spokesperson on your side. In a market where perception is everything, I think it’s fair to say that a listing agent/seller will take you more seriously if you are working with a top notch Realtor, rather than sauntering solo into an open house in your Bean duck boots. Not to mention that the buyer does not typically pay an agent commission in Massachusetts. Also, selfishly, working with a client with a Realtor is less stressful for the attorney.
Q: Lara and Brian, any final words of wisdom as we head full bore into the busy spring market?
A: (Lara Gordon) I guess I’d just like to acknowledge that this is a tough market for buyers, and I totally understand the stress and frustration many people are feeling. In an ideal world, you’d find a great house, take some time to think things over, maybe visit a few times, then make a fair offer in a non-competitive situation, and you’d have a new home. But buyers need to accept the reality of the market we’re in: we’ve got low inventory and high demand, and you won’t necessarily get the first house you bid on. Maybe not even the second or third. But if you are qualified financially, have realistic expectations, are patient and persistent, and know how to play the game, you will ultimately find a home.
A: (Cavanaugh). I would urge would-be buyers to talk to a mortgage banker as early as possible in the process. We still have near all time mortgage interest rates. Affordability may never be as good as now, so hang in there in terms of bidding wars and a seller’s market. RMS Mortgage is well known brand and people either know me by reputation or have worked with me. So you have some instant credibility with the listing agent who can vouch for a smooth and successful transaction, and that’s very important in this seller’s market.
Court Uses Novel Equitable Assignment of Mortgage Theory
In what could be the first test case of a new theory to clear up defective foreclosure titles — and much welcome news for property owners stuck with toxic titles — Massachusetts Land Court Judge Gordon Piper has ruled that the theory of equitable assignment of an improperly foreclosed mortgage can be used to clear title of an improperly foreclosed property.
The case is Cavanaugh v. GMAC Mortgage LLC, et al., 11 MISC 447901 (embedded below) and was recently appealed by noted foreclosure attorney, Glenn Russell, Esq., who represented the prevailing homeowners in the landmark U.S. Bank v. Ibanez case. The case will now go up to the Massachusetts Appeals Court, or, given its importance, perhaps taken up by the Supreme Judicial Court on direct appellate review.
In this case, GMAC Mortgage foreclosed a mortgage given by Maureen Cavanaugh of Fairhaven, then granted a foreclosure deed to Fannie Mae. The foreclosure, however, was defective because notice of the foreclosure sale was not published in the local newspaper as required by Massachusetts foreclosure law. Fannie Mae later sold the property to Timothy Lowney.
Ms. Cavanaugh sued the lenders and Mr. Lowney in a Land Court “quiet title” action to re-claim her property back. This is essentially the same situation as presented in the Bevilacqua vs. Rodriguez case where a property owner was stuck with a defective foreclosure title. The Court in Bevilacqua suggested an alternative theory to solve the defective title by using the conveyance of the foreclosure deed as an equitable assignment of the original mortgage, so the new property owner could foreclose and obtain clear title in the process.
Judge Piper used this equitable assignment theory in the Cavanaugh case, ruling that Lowney, the new buyer, holds the GMAC Mortgage through equitable assignment, and may now foreclose upon Ms. Cavanaugh, thereby clearing the way to get clean title. Equally important, Judge Piper ordered GMAC and Fannie Mae to assign the underlying promissory note from Ms. Cavanaugh to Lowney so that he holds both the note and the mortgage as required by after the important Eaton v. Fannie Mae case several months ago.
This is an important and much-needed judicial development for assisting homeowners who have been unable to refinance or sell their properties due to “Ibanez” and other foreclosure related title defects. This case also illustrates the importance of obtaining an owner’s policy of title insurance which appears to have provided coverage to Mr. Lowney in this matter.
The new Consumer Financial Protection Bureau has just issued what it deems “one of its most important rules to date.” It’s called the Ability To Repay Rule. The rule will ensure that a borrower should be able to afford their mortgage payment. Sounds like common sense, right? Yes and no, according to the agency. The CFPB is trying to prevent the subprime and predatory lending crisis of several years ago by requiring that lenders jump through several strict underwriting hoops for “fail-free” loans.
“When consumers sit down at the closing table, they shouldn’t be set up to fail with mortgages they can’t afford,” CFPB Director Richard Cordray said in a statement. “Our Ability-to-Repay rule protects borrowers from the kinds of risky lending practices that resulted in so many families losing their homes. This common-sense rule ensures responsible borrowers get responsible loans.”
The Qualified Mortgage (QM). The key feature of the new rule is the establishment of a “qualified mortgage” — with no risky loan features – such as interest-only payments or balloon payments – and with fees that add up to no more than 3% of the loan amount. In addition, these loans must go to borrowers whose debt does not exceed 43% of their income. These loans would carry extra legal protection for lenders under a two-tiered system that appears to create a compromise between the housing industry and consumer advocates.
End of No-Doc Loans. In the past, lenders could get away with offering low- or no-doc loans (they required few financial documents, if any, from the borrower and then could sell off the risky loans to investors). With the new rule, lenders must do a proper financial background. That means sizing up borrowers’ employment status; income and assets; current debt obligations; credit history; monthly payments on the mortgage; monthly payments on any other mortgages on the same property; and monthly payments for mortgage-related obligations.
Risky borrowers will have a harder time securing a loan. The lender must prove the borrower has “sufficient assets” to pay back the loan eventually. According to the CFPB, that’s determined by calculating debt-to-income ratio of no more than 43%.
Bye-bye to teaser rates. Lenders love to roll out juicy low introductory rates on mortgages to lure borrowers in, but under the new rule, they must calculate a borrower’s ability to repay his loan based on the true mortgage rate –– including both the principal and the interest over the long-term life of the loan.
The rule does not go into effect until January 1, 2014. This new rule has the potential of really shaking up the mortgage industry. We will be tracking future developments. We appreciate comments from mortgage professionals below.
Yesterday my firm sponsored a very informative breakfast seminar with veteran real estate journalist Scott Van Voorhis of Banker & Tradesman and Boston.com who offered his predictions on the 2013 Massachusetts real estate market. The presentation included a lively question and answer session with the 40+ Realtors attending from all over the Greater Boston area. Here are some take-aways from the seminar (in no particular order):
“Bright and sunny early, but with a chance of severe job cuts later.” According to Mr. Van Voorhis, the Fiscal Cliff and upcoming Debt Reduction negotiations may be the biggest obstacle remaining in the path of a sustained real estate recovery. At stake are anywhere from 50,000 – 70,000 jobs in Massachusetts if the current slate of proposed budget cuts pass — to defense (i.e., Raytheon), health care, hospitals, and medical research, and tech sectors. If Massachusetts sees severe spending cuts by the federal government, the Route 128 corridor will be most impacted. The current impact is of “wait and see” with defense contractors and tech companies waiting to see how the federal budget battle with be resolved. They are putting new hires on hold and bracing for possible cuts. The fact that Congress will likely wait until the last minute to resolve these important issues doesn’t help the market any!
We’re back…. Median sale prices in many suburbs are now back to 2005 levels. Natick’s median price is $418,500, just off from its ’05 high. Needham has surpassed its ’05 record with a median price of $670,000. Burlington has broken its ’05 record at $407,000 median price. A major driver of the real estate recovery is the tech-sector, with Route 128 lab space expanding by 50%, or 3.5 million square feet of space, since 2007, enough to fill three Prudential Towers of space. Shire in Lexington and Genzyme in Framingham have led with way.
Tear-Downs On The Rise. Builders are doing tear-downs instead of large scale subdivisions, where financial risk is minimal. Early data indicates increasing market activity in tear-downs in Lexington, Newton and Needham, for example.
Low Inventory of Move-In-Ready Homes. The attending Realtors lamented about the dearth of move-in-ready homes in the sought after towns. As we know, there is hardly any buildable land in Massachusetts, and builders have not been doing subdivisions for several years. The agents say bidding wars are back in a big way for these properties, which creates problems with potentially low bank appraisals as the “comps” must catch up with new sales data. The low inventory also affects potential home sellers, especially the empty nesters who are “paralyzed” as one agent described, waiting on the best time to sell.
Buyers’ Lack of Vision. We discussed that the current generation of buyers would rather pay a premium for a move-in-ready home with the requisite gourmet kitchen with granite and stainless steel appliances, rather than pay less for a fixer-upper. Some Realtors have enlisted trusted contractors to scope out fixer-uppers along with buyers, so they can envision the potential of a lower priced home.
Condos Remain Strong Sector. Condominiums remain the new starter home for many buyers, especially singles. Inventory is strong and pricing remains affordable in many communities. With interest rates still at historic lows and the mortgage interest tax deduction still in place, purchasing a condo is much cheaper than renting. The consensus is that condos will remain a strong sector through 2013.
Short Sales Strong & Less Time Consuming. As noted by veteran short sale negotiator Andrew Coppo of Greater Boston Short Sales LLC, short sales are now becoming far less time consuming with the new Fannie Mae short sale guidelines in place since the summer. Mr. Coppo reports that short sales are taking merely 60 days to get approval, and Bank of America finally “getting it” by implementing its computerized Equator streamlined short sale system. Also, the Mortgage Debt Relief Act was extended through 2013, giving short sale sellers tax forgiveness for discharged debt. There are still lots of underwater and struggling homeowners, so 2013 will remain another strong year for short sales.
What are your predictions and thoughts for the 2013 Massachusetts real estate market? We would love to hear from you!
I always look forward to recapping the year that was, and bringing out the crystal ball to predict the year ahead. This year, like years prior, was an active year for Massachusetts real estate law, with several important court rulings, legislative developments, and emerging legal trends. The year 2013 is expected to be just as busy.
Eaton v. Fannie Mae and Fannie Mae v. Hendricks Foreclosure Rulings
Another year, another pair of huge foreclosure rulings by the Massachusetts Supreme Judicial Court. On June 22, 2012, in Eaton v. Federal Nat’l Mortgage Ass’n, the SJC held that lenders must establish they hold both the promissory note and the mortgage in order to lawfully foreclose. This posed major problem for the vast majority of conventional mortgages which lenders securitized and sold off on the secondary mortgage market, thereby splitting the note and mortgage among various securitized trusts and mortgage servicers. Responding to pleas from the real estate bar, the SJC declined to apply its ruling retroactively, thereby averting the Apocalyptic scenario where thousands of foreclosure titles would have been called into question. My prior post on the Eaton ruling can be read here.
The FNMA v. Hendrickscase had the potential to change Massachusetts foreclosure practice, but the SJC rejected the challenge. The court upheld the validity of the long-standing Massachusetts statutory form foreclosure affidavit which provided that the foreclosing lender has complied with the foreclosure laws,rejecting the borrower’s claim that the affidavit was essentially robo-signed.
New Medical Marijuana Law Has Landlords, Municipalities Smoking Mad
Burned up Massachusetts landlords and anti-pot local pols are still fuming with concern over the state’s newly passed but hazy medicinal marijuana law. The law — rolling out Jan. 1 — mandates the opening of at least 35 medicinal marijuana dispensaries, and grants users the right to grow a two-month supply of marijuana at home if they cannot get to a dispensary because they are too sick or too broke. The new law also potentially opens landlords up to federal prosecution for violating the federal controlled substances laws. Many towns and cities are contemplating banning dispensaries or passing zoning by-laws regulating their locations. My prior post on the new marijuana law can be read here.
Apartment Rental Occupancy Limits
In 2013, the SJC will consider the Worcester College Hillcase which will significantly impact landlords renting apartments to students and in other multi-family situations. The question is whether renting to 4 or more unrelated persons in one apartment unit requires a special “lodging house” license which would, in most cases, make it cost-prohibitive to rent to more than 3 unrelated persons. (Lodging houses require a built-in fire sprinkler system, for example). The SJC will hear oral arguments in the case on January 7, 2013.
Foreclosure Prevention Act Passed
On August 3, 2012, Governor Deval Patrick signed the Foreclosure Prevention Act. The new law requires that lenders offer loan modifications on certain mortgage loans before foreclosing. Unfortunately, the law did not fix the problem with existing title defects resulting from the U.S. Bank v. Ibanez case in 2010. (Sen. Moore’s office plans to re-introduce Senate Bill 830 in 2013). My prior post on the new law can be read here.
SJC To Consider Realtor’s Liability for Erroneous MLS Info
Sometime in 2013, the SJC will issue a very important opinion in the controversial DeWolfe v. Hingham Centre Ltd. disclosure case where a Realtor was held liable for failing to verify the zoning of a listing on the Multiple Listing Service. The Court will also consider whether the exculpatory clause found in the Greater Boston Real Estate Board’s standard form purchase and sale agreement legally prohibits a buyer’s misrepresentation claim against the real estate agent. The Massachusetts Association of Realtors and the Greater Boston Real Estate Board have filed friend of the court briefs urging the SJC to limit Realtors’ disclosure obligations in the case. My prior post on the case can be read here.
Good Faith Estimate, TIL, and HUD-1 Settlement Statement To Change Dramatically
In the second major overhaul of closing disclosures in three years, the Consumer Financial Protection Bureau will be rolling out in 2013 a new “Lending Estimate” and “Closing Estimate” which will replace the current Good Faith Estimate, Truth in Lending Disclosure, and HUD-1 Settlement Statement. The changes are part of the Dodd-Frank Act, and has the lending and title insurance industries scrambling to figure out who should be ultimately responsible for the accuracy of closing fees and other logistics in delivering these new disclosures. My prior posts on the topic can be read here.
Fiscal Cliff Anxiety Syndrome
The Year In Review would not be complete without mention of the dreaded Fiscal Cliff. As of this writing, President Obama and the House (which even rejected its own Speaker Boehner’s last proposal) have been unable to work out a deal to resolve the more than $500 billion in tax increases and across-the-board spending cuts scheduled to take effect after Jan. 1, 2013. If there is no deal, and the country goes over the fiscal cliff, the consensus is that it will have quite a negative effect on the economy and the real estate market in particular.
Upcoming Event! On January 8, 2013, we are sponsoring a breakfast seminar with veteran real estate journalist Scott Van Voorhis, who will offer his predictions on 2013. Please email me to sign up. The Facebook Event invitation is here. The venue is Avita in Needham, 880 Greendale Ave., Needham, MA.
The term Fiscal Cliff should be as ubiquitous as “Merry Christmas” and “Happy Holidays” through the year-end, especially if President Obama and Congress cannot work out a deal to resolve the more than $500 billion in tax increases and across-the-board spending cuts scheduled to take effect after Jan. 1, 2013. If there is no deal, and the country goes over the fiscal cliff, the consensus is that it will have quite a negative effect on the economy and the real estate market in particular. (I debated using the word “disastrous” because there is a segment of commentators who say the housing market may survive a fall off the cliff).
There are four particular aspects of the Fiscal Cliff which could impact the real estate market.
1. Expiration of Unemployment Benefits. Emergency jobless benefits for about 2.1 million people out of work will cease Dec. 29, and 1 million more will lose them over the next three months if Congress doesn’t extend the assistance again. Unemployed, even those receiving assistance, cannot and do not purchases homes. Democrats and President Obama want the unemployment benefits extended, but the Republicans are attempting to use this as leverage for their own fiscal cliff agenda. The real estate market will surely suffer if benefits aren’t extended.
2. Mortgage Forgiveness Debt Relief Act. The Mortgage Forgiveness Act is set to expire December 31. This tax break is critical for short sales, relieving homeowners from being taxed on any mortgage debt that was forgiven through a short sale, foreclosure or loan modification. If distressed homeowners are subject to tax on millions in debt forgiveness, short sales will likely decrease dramatically.
3. Mortgage Interest Tax Deduction. Once the sacred cow tax break for millions of middle and upper class homeowners, the mortgage interest deduction is reportedly on the chopping block. The National Association of Realtors and real estate groups have been apoplectic in urging no change to this important benefit to homeowners. Eliminating the mortgage deduction would raise taxes on all homeowners, and could dissuade renters from becoming homeowners.
4. FHA/Fannie Mae Bailout. The Federal Housing Administration, the lender of choice for first-time homebuyers, is nearly insolvent and it could require a taxpayer bailout next year, according Edward J. Pinto, a fellow at the American Enterprise Institute. Pinto claims the 78-year-old agency is $34.5 billion short of its legal capital requirement. “If it were a private company, it would be shut down,” argues Pinto. These aren’t the only issues threatening the real estate market. Since Fannie Mae and Freddie Mac were taken over by the government in 2008, taxpayers have plowed $180 billion into them to keep them operational. This mess needs to be fixed next year.
Well, if your stomach isn’t in knots, mine is. Luckily, we have some medicine for you!
On January 8, 2013, we are sponsoring a breakfast seminar with veteran real estate journalist Scott Van Voorhis, who will offer his predictions on what 2013 will bring. Please email me to sign up. The Facebook Event invitation is here. The venue is Avita in Needham, 880 Greendale Ave., Needham, MA.
All Politics Aside, It’s Time To Bring Housing & Real Estate Back To the Forefront
In the most tweeted, Facebook-ed and instant polled Presidential Campaign ever, there is one topic which has been met with surprisingly deafening silence: the U.S. Housing and Real Estate Market. During last week’s debate, we heard a lot about tax plans and cuts, energy, health care and jobs, but nothing on the real estate market. Nothing…This year’s presidential candidates have mostly avoided discussing an industry that’s largely responsible for the last five years of economic pain. But why?
For sure, the subject of housing remains an extremely sensitive one. President Obama might prefer that the real estate market, whose imbalances sparked the financial crisis, to remain a ghost issue because of a lackluster record at combating the foreclosure epidemic. He is also blamed for not doing enough on the loan modification front with the dismal HAMP and HARP programs. Mitt Romney, meanwhile, might like to steer clear of the topic because a hard stance on housing could alienate voters whom he needs to win. I’m not here to debate one particular side or candidate, but rather to simply pose the question of why no talk on real estate?
Obama Falls Short of Expectations?
“Obama’s major housing initiatives have fallen short of expectations, and so Obama doesn’t have big victories to point to,” said Jed Kolko, chief economist for listing service Trulia. “The housing market is still struggling in many parts of the country, so this is not a problem that’s been solved.” The administration’s flagship relief program, the Home Affordable Modification Program (HAMP), has helped 1 million homeowners obtain lower interest rates, principal reductions, more time to pay their mortgages or any combination of the three. But that pales in comparison to the 3 to 4 million homeowners whom the program was supposed to help. Meanwhile, the Home Affordable Refinance Program (HARP), designed to help 5 million homeowners refinance their mortgages into lower interest rates, has benefited only about 1.5 million homeowners.
Romney Gun-Shy On Housing?
Romney’s housing platform includes the potential elimination of Fannie Mae and Freddie Mac, and that prospect may be just too scary and radical to everyday voters and homeowners who have relied on the government giants to stabilized the formerly free-falling real estate market. “To stake out what you think Fannie and Freddie’s future is is to alienate somebody,” commented Mark Calabria, director of financial regulation studies at the Cato Institute. “Realtors and home builders tend to be politically active — and Republicans,” noted Mr. Calabria. Indeed, Romney’s free-market stance on housing, if articulated bluntly, could unsettle many distressed homeowners as well. He has said that he believes that the housing market should naturally “hit bottom,” and has harshly criticized Obama’s relief programs.
Let’s Get The Housing Dialogue Going!
Over the past several months, I’ve enjoyed healthy (and even civil) political discussion on the issues on my Facebook feed. (Please join in!). The real estate market and housing alwayscomes up, whether it’s in the context of folks not able to refinance their underwater mortgages, the loss of their equity, or the impact of unemployment on the general real estate sector. Granted, the real estate market has made significant gains since the bottom fell out in 2008, but folks are still hurting out there and it’s really been the Fed and its low interest rates which have largely kept the market from imploding. So, we shouldbe talking about all the issues. And that means federally assisted refinancing for underwater mortgages, Fed policy on interest rates, and the future of the GSE’s. Oh and by the way, where did all that foreclosure crisis settlement money go? I have yet to hear about anyone who has received any assistance from that fund.
Well, if Obama and Romney aren’t going to talk housing and real estate, we can do it here on this blog. Feel free to post your comments, diatribes or soapbox speeches in the comment section below. You can use the Facebook comments too. Keep the debate civil please!
Coakley Expects Fed’s Compliance with New Loan Modification Law
Attorney General Martha Coakley is picking a very public fight with federal mortgage giants, Fannie Mae and Freddie Mac, in the wake of the new Massachusetts Foreclosure Prevention Act passed earlier in August. The new law requires that lenders first explore loan modifications before starting foreclosure proceedings.Fannie and Freddie control approximately 60% of all U.S. residential mortgages.
In a letter broadcast to the press yesterday, she demands that “Fannie Mae and Freddie Mac, like all creditors, to comply with these statutory obligations as they conduct business in Massachusetts. These loan modifications are critical to assisting distressed homeowners, avoiding unnecessary foreclosures, and restoring a healthy economy in our Commonwealth,” Coakley said. Stefanie Johnson, a spokeswoman for the Federal Housing Finance Agency, said, “We are reviewing the letter and will respond soon.”
The fact that AG Coakley had to write the letter begs the question. Will Fannie and Freddie comply with the new Massachusetts foreclosure law? Maybe not, if past performance is any indicator of future results.
The Federal Housing Finance Agent (FHFA), the federal regulator overseeing Fannie and Freddie, has been acting like some sort of federal rogue agency of late. Last month, the agency publicly rejected the new Obama principal reduction plan, to the chagrin of Treasury Secretary Tim Geither. And in June, it came up with a method to skirt the new tough foreclosure law passed in Hawaii. It seems that the sole concern of FHFA is to get foreclosures completed and REO properties sold off as quickly as humanly possible, homeowners be damned.
If Fannie and Freddie blow off Coakley, this will seriously dilute the new Foreclosure Act. We will monitor the situation as always.
On August 3, 2012, Massachusetts Governor Deval Patrick signed into law what’s been called the new Foreclosure Prevention Law. The text of the law can be found at House Bill No. 4323. The new law makes significant changes to existing foreclosure practices, and also attempts to clean up the recent turmoil surrounding defective foreclosure titles after the U.S. Bank v. Ibanez and Eaton v. FNMA rulings, an issue for which I’ve been advocating for years. It goes into effect on Nov. 1, 2012. A quick summary is as follows with details below:
New requirement that mortgage assignments be recorded
New mandatory requirement to offer loan modifications and mediation to qualified borrowers
New Eaton foreclosure affidavit confirming ownership of note/mortgage loan
Protection for third party buyers of foreclosed properties
Mortgage Assignments Must be Recorded
Going forward, a foreclosure may not proceed unless the entire chain of mortgage assignments from the original mortgagee to the foreclosing entity is recorded. This is a statutory codification of the recommendation of the SJC in U.S. Bank v. Ibanez case, and should provide some well-needed clarity for titles. Under the new law, no foreclosure notice will be valid unless “(i) at the time such notice is mailed, an assignment, or chain of assignments, evidencing the assignment of the mortgage to the foreclosing mortgagee has been duly recorded in the registry of deeds . . . and (ii) the recording information for all recorded assignments is referenced in the notice of sale required in this section.”
Unfortunately, the new law does not address defective foreclosure titles created before the Ibanez decision, as we were hoping. Accordingly, folks who are still waiting for legislative help to cure their defective foreclosure titles may be left without a remedy.
Mandatory Loan Modification Efforts
In a provision pushed hard by housing advocates, the new law will require mortgage lenders to attempt to offer loan modifications instead of foreclosing. The qualification standards are rather complex and beyond the scope of this post. In sum, if the net present value of a modified mortgage exceeds the anticipated net recovery at foreclosure, the lender has to offer the borrower a modification.
Importantly, the new law provides immunity in favor of bona fide purchasers of foreclosed properties from claims by disgruntled borrowers that the lenders did not follow the loan modification rules.
New Eaton Affidavit
The new law also incorporates the SJC’s recent holding in Eaton v. Fannie Mae, where the SJC held that a foreclosing lender must be both the assignee of the mortgage and be either note holder or acting on behalf of the note holder. New Section 35C prohibits a creditor from publishing a foreclosure notice if the creditor “knows or should know that the mortgagee is neither the holder of the mortgage note nor the authorized agent of the note holder.” It also requires the creditor to record an affidavit swearing to its compliance with the new section. The affidavit will shield third-party buyers from title claims, but will not shield creditors from potential liability to the borrowers. Eaton suggested the use of affidavits, but now the statute requires it. Creditors cannot pass the cost of any corrective documentation upon borrowers or third parties.
As with any major reform legislation, there will be a learning curve for foreclosing lenders and foreclosure attorneys to get documentation and systems in place to comply with the new requirements. We could potentially see additional litigation coming out of this new law brought by borrowers who feel they were not given a “fair shake” at a loan modification. From a real estate title perspective, the new law is a step in the right direction, but I was very disappointed that nothing was done to help folks who are still saddled with Ibanez title defects. This was the perfect opportunity to address that issue, and I’m afraid it won’t come up again.
Score One For Lenders and Mortgage Servicers In Long-Awaited Eaton v. Fannie Mae Case
The Massachusetts real estate community has been waiting 8 long months for a decision from the Massachusetts Supreme Judicial Court (SJC) in the much anticipated Eaton v. Federal National Mortgage Association(link) case. The decision came down June 22, and now that the dust has settled, I don’t think there is any question that lenders and the title community have been given a judicial Maalox. ((Some smart foreclosure defense folks disagree with me, but I’m confident in my analysis.))
The SJC held that lenders must establish they hold both the promissory note (indebtedness) and mortgage (a major problem for securitized or MERS mortgages where the note and mortgage are split between securitized trust and servicer). However, responding to pleas from the real estate bar, the Court declined to apply the new rule retroactively, thereby averting the Apocalyptic scenario where thousands of foreclosure titles would have been called into question. This would have been disastrous for folks who purchased distressed and foreclosed properties.
Even better, the Court outlined new procedures, including filing a statutory affidavit, to ensure that foreclosures are fair to borrowers going forward. The ruling gave lenders and the foreclosure industry a huge pass for past errors, and will clear the way for foreclosures to accelerate and run their course in Massachusetts and possibly other states if this case is followed. Let’s break it down.
Background: Borrower Used “Produce the Note” Defense To Stop Foreclosure
As with many sub-prime mortgage borrowers, Henrietta Eaton had defaulted on her mortgage to Green Tree Mortgage. This was a MERS mortgage (Mortgage Electronic Registration System) originally granted to BankUnited then assigned to Green Tree.
Ms. Eaton was able to obtain an injunction from the lower Superior Court halting her eviction on the grounds that Green Tree did not possess the promissory note underlying the mortgage when the foreclosure occurred. This is the “produce the note” defense and has been gaining steam across the country. Superior Court Judge Francis McIntyre bought into that argument, and stopped the foreclosure. Given the importance of the case, the Supreme Judicial Court granted direct appellate review.
FHFA Files Amicus Brief and SJC Asks For More Guidance
This case garnered substantial local and national attention from the lending, title and real estate community on one side, and housing advocates on the other side. Notably, the Obama Administration’s Federal Housing Finance Agency filed a rare friend-of-the-court brief in a state court proceeding, arguing for a ruling in favor of lenders. Spirited oral arguments were held back in October which I briefed here.
In January, when a decision was expected, the Court surprisingly asked the parties for additional briefing on whether a decision requiring unity of the promissory note and mortgage would cloud real estate titles. This was the apocalyptic scenario that the real estate bar and title community urged the Court to avoid. (The Court listened, as I’ll explained below).
The Opinion: Unity Endorsed, A Foreclosing Lender Must “Hold” Both Note & Mortgage
The first issue considered by the court was the fundamental question of “unity” urged by the Eaton side: whether a foreclosing mortgagee must hold both the promissory note (underlying indebtedness) and the mortgage in order to foreclose. After reviewing Massachusetts common law going back to the 1800’s, the Court answered yes there must be unity, reasoning that a “naked” mortgagee (a holder of a mortgage without any rights to the underlying indebtedness) cannot foreclose because, essentially, there is nothing to foreclose. If the Court stopped there, lenders and MERS would have been in big trouble. But, as outlined below, the Court significantly limited the effect of this decision.
Disaster Averted: Ruling Given Prospective Effect
Swayed by the arguments from the Massachusetts Real Estate Bar Association that retroactive application of a new rule would wreak havoc with existing real estate titles in Massachusetts, the SJC took the rare step of applying its ruling prospectively only. As Professor Adam Levitin (who drafted an amicus brief) noted on his blog, this “means that past foreclosures cannot be reopened because of this case, so the financial services industry just dodged billions in liability for wrongful foreclosures and evictions, and the title insurance industry did as well.” So going forward, lenders must establish unity of both note and mortgage, but past foreclosures are immune from challenge.
MERS System Given Blessing?
Ms. Eaton’s mortgage was a MERS (Mortgage Electronic Registration System) mortgage. MERS is a private system created by the largest national lenders and title companies to track assignments and ownership of loans as they are bought and sold in the secondary mortgage market. MERS has come under fire from distressed homeowners and registrars of deeds (especially our own Essex County Registrar John O’Brien) for robo-signing and bungled foreclosures. Although the Court did not specifically rule on the validity of the MERS system, the decision cited several new MERS policies and said that lenders who follow these new policies will likely be in compliance with the court’s holding. So MERS will continue doing business in Massachusetts for the foreseeable future.
Make Way For the “Eaton” Affidavit
The most important aspects of the Eaton ruling, in my opinion, are what came after the two “headline” rulings above. First, the Court made the explicit point that lenders do not have to physically possess both note and mortgage to be deemed a “holder” able to foreclose. This is huge given the pandemic paperwork deficiencies common with securitized mortgage trusts.
Second, the court also stated in a very important footnote that it will “permit one who, although not the note holder himself, acts as the authorized agent of the note holder, to stand “in the shoes” of the “mortgagee” as the term is used in these [foreclosure statute] provisions.” This footnote opens the door wide open for servicers and MERS to establish that they are authorized to foreclose, and acting on behalf of, the securitized trusts who hold legal title to the mortgages.
Lastly, the court approved the use of a statutory affidavit filed at the county registry of deeds in which the note holder or mortgage servicer confirms that it either holds the promissory note or is acting on behalf of the note-holder. We will surely be seeing these “Eaton” affidavits being prepared and recorded in connection with foreclosures.
Potential Bad News For U.S. Bank v. Ibanez Defect Victims
The Court’s ruling may be bad news for those property owners stuck with defective title issue stemming from a botched foreclosure under the seminal U.S. Bank v. Ibanez case. Last year, the Court, in Bevilacqua v. Rodriguez, suggested that owners could attempt to put their chains of title back together and conduct new foreclosure sales in their name to clear their titles. The legal reasoning behind this remedy is rather complex, but essentially it says that the current owner would be granted the right to foreclosure by virtue of holding an “equitable assignment” of the mortgage foreclosed upon. The Eaton v. Fannie Mae ruling, however, may have killed that remedy because the current owner now needs to hold both the promissory note and the mortgage. Ibanez titles remain toxic, and I am hearing that title insurers who are on the hook for them are not even willing to try to fix them until a legislative fix.
As a real estate and title attorney, what I appreciate about this decision is that the SJC took into account the disastrous effect a retroactive rule would have on past titles (now held by innocent third party purchasers) and came up with new ground rules for foreclosing lenders to follow going forward. It’s like the court said “what’s done is done, now let’s move forward doing it the ‘right’ way.” We will definitely see foreclosures that were in a holding pattern resume again. On the closing side, when I am reviewing a title with a past foreclosure, my client and I can sleep better knowing that the risk of a defective title just got a reduced substantially. This is good for the housing market and it makes more properties marketable.
However, this is not the end of foreclosure litigation in Massachusetts. As with most landmark cases pronouncing a new rule of law, subsequent litigation to clarify what the court meant is likely to follow in this case. Some remaining unanswered questions include:
Is the produce the note defense truly dead for previously completed foreclosures–even where promissory notes are lost and not produced?
If challenged, what further documentation, if any, will suffice to establish agency for MERS and mortgage servicers of mortgages held in securitized trusts.
Will borrowers be able to challenge new “Eaton” affidavits which appear to be fraudulent or robo-signed?
All things considered, I will agree with Prof. Levitin who opined: “In the immediate term, I’d score the case as a major victory for the financial services industry, which avoided liability for its failure to comply with state law foreclosure requirements. Going forward, however, things are more complicated.”
Huge Sigh of Relief For Mortgage and Foreclosure Industry
The much awaited opinion by the SJC in Eaton v. Fannie Mae has just been released, and it is a huge Maalox for the banking and real estate community. Case embedded below. I have written a more detailed analysis here but here are the highlights:
Although the Court adopted some of the Eaton side’s arguments, I believe that lenders and MERS ultimately came out as the winners, as initial reports indicate. The Court basically gave lenders a pass on prior defective foreclosures and created new “rules of the road” for foreclosures going forward. There will definitely be more litigation after this case to sort out what foreclosing lenders and servicers need to prove in order to foreclose.
Agreeing with the Eaton/homeowner side, the Court ruled that going forward, lenders will have establish that they “hold” both the mortgage and promissory note, in order to foreclose. However, the court endorsed several methods in which lenders will be able to satisfy this requirement, thereby potentially creating several exceptions which will swallow the general rule.
Agreeing with lenders and Fannie Mae, the Court took the rare step of declining to apply the the key holding retroactively. The ruling will apply prospectively and will have no impact on previously completed or in process foreclosures. Those foreclosures will likely be immune from challenge along the lines Eaton asserted. This saved the lender and title insurance industry millions of dollars in claims.
Critically for the lending and title community, the Court ruled that lenders do not need to physically hold both note and mortgage at time of foreclosure, striking a huge blow to the “produce the note” defense: The court acknowledged that the Massachusetts foreclosure statute, enacted well before the proliferation of securitization and MERS, was unclear in the modern era of securitizing mortgages.
The court essentially blesses the current MERS and current servicer system where mortgage servicers can show that they have legal authority to act on behalf of mortgage holder/lender to foreclose. The SJC overturned the injunction against the lender and the case was remanded below where the servicer, Green Tree, will have the opportunity to establish they have the legal authority and agency to foreclose on behalf of the mortgage holder.
We will see new attorney and custodian of records affidavits being filed and used to establish the chain of ownership the court said would comply with the foreclosure laws.
Real Estate Crash Has Resulted In Many More Forms and Disclosures
These days buyers are leaving closing rooms with not only their keys but a mild case of carpal tunnel syndrome! The reason for sore forearms and wrists is the voluminous stack of closing documents which are now required to be signed and notarized at every Massachusetts real estate purchase or refinance closing.
One of my opening “break the ice” lines at closings is to suggest that the buyers start massaging their writing hands. Then I show them the 2 inch stack of documents they must review and sign, and they usually say, “Are you serious? We have to sign all that?” Yep, I reply. You can thank Fannie Mae and the real estate collapse for that! All the new rules and regulations passed in the last 5 years have resulted in, you guessed it, more forms. Do you think the Feds and state ever eliminate old or out-dated forms? Nope.
Let me quickly go over some of the more important — and less important — documents signed at a typical Massachusetts real estate closing.
Promissory Note & Mortgage. These two documents form what I like to call the “mortgage contract.” The promissory note is the lending contract between borrower and lender and sets the interest rate and payment terms of the loan. It is not recorded at the registry of deeds. The Mortgage or Security Instrument is a long (20+ page) document and provides the legal collateral (your house) securing the loan from the lender. The Mortgage gets recorded in the county registry of deeds and is available to public view. Read a full explanation of the Note and Mortgage in this post.
Truth in Lending Disclosure (TIL). The Truth in Lending should really be called “Confusion In Lending,” as the federal government has come up with a confusing way to “explain” how your interest rate works. This is a complex form and we’ve written about it extensively in this post. Your closing lawyer will fully explain the TIL form to you at closing.
Loan Underwriting Documents. With increased audit risk on loan files, lenders today are requiring that borrowers sign “fresh” copies of almost all the documents they signed when they originally applied for the loan. This includes the loan application, IRS forms W-9 and 4506’s.
Fraud Prevention Documents. Again, with the massive mortgage fraud of the last decade, lenders are requiring many more forms to prevent fraud, forgeries, and straw-buyers. The closing attorney will also make a copy of borrowers’ driver’s licenses and other photo i.d. and submit the borrower’s names through the Patriot Act database. They include Occupancy Affidavit (confirming that borrowers will not rent out the mortgaged property), and the Signature Affidavit (confirming buyers are who they say they are or previously used a maiden name or nickname).
Escrow Documents. Unless lenders waive the requirement, borrowers must fund an escrow account at closing representing several months of real estate taxes and homeowner’s insurance. This provides a cushion in case borrowers default and the taxes and insurance are not paid.
Title Documents. For purchase transactions, Massachusetts requires that the closing attorney certify that a 50 year title examination has been performed. Buyers will counter-sign this certification of title, as well as several title insurance affidavits and documents which the seller is required to sign, to ensure that all known title problems have been disclosed and discovered. Of course, we always recommend that buyers obtain their own owner’s title insurance which will provide coverage for unknown title defects such as forgeries, boundary line issues, missing mortgage discharges, etc.
Property Safety Disclosures. In Massachusetts, buyers and sellers will sign a smoke/carbon monoxide detector compliance agreement, lead paint disclosure, and UFFI (urea formaldehyde foam insulation) agreement. These ensure that the property has received proper certifications and will absolve the lender from liability for these safety issues.
Servicing, EOCA and Affiliated Business Disclosures. Chances are that your lender will assign the servicing rights to your mortgage to a larger servicer, like JP Morgan Chase or CitiMortgage. You will sign forms acknowledging this. You will be notified of the new mortgage holder usually within 30-60 days after closing. In the meantime, the closing attorney will give you a “first payment letter” instructing you where to send your first payment if you don’t hear from the new servicer. You will also sign forms under the federal and state discrimination in lenders laws and forms disclosing who the lender uses for closing services.
Well, those are most of the documents that buyers will sign at the closing. Sellers have a slew of their own documents to be signed at closing, and I’ll cover that in a future post. As I said, at your closing, massage your signature hand, grab a comfy pen, and sign your life away!
Borrowers, Shut Up, Listen, And Do What Your Lender Asks–Even If It’s The Third Time They’ve Asked For The Same Documentation!
When I was a kid, my dad would often answer my questions with “because I said so,” and it would drive me crazy! Now it’s prudent advice to borrowers says Mark Greene at Forbes.com. Mr. Greene recently wrote one of the best articles I’ve seen in a long time about the current state of mortgage underwriting. It’s called The Perfect Loan File (click for link). It’s a must read for consumers and real estate professionals alike.
The point Mr. Greene makes so well is that lenders are going absolutely nutty over borrower financial documentation to create a “put-back” immune loan file. (A put-back is when Fannie Mae or Freddie Mac make lenders buy back bad loans). Mr. Greene tells to borrowers to give their lender everything they ask for even if they want to stick needles in their eyeballs, and don’t talk back. I will just highlight some gems from the article:
When I was a kid, my father occasionally issued directives that I naturally thought were superfluous, and when asked why I needed to do whatever it was he wanted me to do, his answer was often: “Because I said so.” This never seemed to address my query but always left me without a retort, and I would usually comply. This is exactly what consumers should do during the mortgage approval process. When your lender requests what seems to be over-documentation and you wonder why you need it, accept the simple edict – “because I said so.” You will find the mortgage approval process much less frustrating.
Every nook and cranny of your financial life has to be corroborated, double- and triple-checked, and reviewed again before closing. This way, if the originating lender has created a loan file that is exactly consistent with published underwriting guidelines and has documented while adhering to those guidelines, the chances are that your loan will not be subject to repurchase.
It all comes down to your proof. If the lender asks for a specific document, give them exactly what they are asking for, not what “should be OK,” – because it won’t be. This is where the approval process tends to go off the rails, when the lender asks for specific documentation and the borrower supplies something else. Here, too, is where both sides get frustrated. So if the lender asks for a bank statement and there are 5 pages for that bank statement, send them all 5 pages, and not just the summary. If you send them the summary page and they ask again, don’t complain that the lender keeps asking for the same thing when you never sent it in the first place. This may sound elementary, but the vast majority of mortgage approval process woes stem from scenarios just like this.
So when your loan officer or underwriter responds to another one of your questions with “because I said so,” do him or her a favor and do it. Your loan approval will go a lot smoother and quickly if you do.
Borrowers, agents, and loan officers, feel free to share your thoughts and advice on this article!
Richard D. Vetstein, Esq. is regarded as one of the leading real estate attorneys in Massachusetts. With 25 years in practice, he was voted a "Super Lawyer," a "Top Lawyer" by Boston Magazine and "Best of Metrowest." For Rich's professional biography, click here. If you are interested in hiring Rich or have a legal question, email or call him at [email protected] or 508-620-5352.
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Journalism education and training in the MENA region need a shot in the arm to ensure graduates and practitioners attain and maintain professional standards, students at the University of Wollongong in Dubai were told.
“Journalists are like emergency room doctors,” Media Unlimited director Magda Abu-Fadil said, addressing a joint class of postgraduate students in the Master of Media and Communications and Master of International Studies programs in October 2012.
They treat and save (news) patients, work on tight deadlines, can’t afford to make mistakes, and if they do, the results could be catastrophic, she explained.
Abu-Fadil said there was often a “disconnect” between what is taught and what the journalism market needs, given the fast-changing landscape, globalized nature of the industry, and introduction of digital technologies in all facets of the profession.
On the academic front, Abu-Fadil noted the lack of up-to-date courses, newsrooms and regular student on-campus newspapers, radio and/or TV stations and websites in most Arab countries.
“The introduction of online journalism courses has been very slow,” she noted, adding that she had co-authored the UNESCO-sponsored book “Model Curricula for Journalism Education” as a template for developing countries, which is available in nine languages.
She lamented the lack of attention to the learning of languages, geography and history, notably for journalists choosing careers as foreign correspondents, and said traditional Arab curricula do not encourage critical thinking.
On another front, Abu-Fadil advised the students not to be satisfied with their degrees but to seek regular training to upgrade and update their knowledge and skills.
She underlined the importance of ethical media practices, attention to detail, inclusion of context in all stories, and, the importance of integrating multimedia and social media in their coverage.
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Mexicue’s Brick & Mortar Is Supposed to Open Today, And Here’s Your First Look
I was pretty excited when I saw the first reports of Mexicue bringing its Mexican/Barbecue fusion to the northwest edge of Flatiron Lunch bounds. The area, south of Penn Station and around FIT has precious little good or interesting food to draw lunchers so having a solid spot like Mexicue will be huge.
According to Fork in the Road they had their soft opening last night and the first day of lunch service is today starting at 11am! Last week, they offered a preview of the new shop to friends and family as a test of the ordering system and we snuck in to get you a look.
Walking into the shop feels like you’re going into a log cabin, the wooden walls make for a pretty cozy look. In there, you’ve got a smallish waiting area, the counter and a few stools along the wall. It was a little tight, so expect a crowd opening day.
Menus were only posted at the counter, which could make ordering a little difficult. I’m guessing they’ll have a more prominent menu or at least handouts available when they open to the public.
The seating area upstairs is more spacious and includes space by the window to look down on 7th Avenue.
It should be noted that the stairs to get up there are a little tight for rounder lunchers like myself.
Most of the menu is the same as you get from the truck, but there are a few additions, including rice bowls, like this one with burnt ends chili, jalapeños and an herby sour cream ($9.50). It’s decidedly less messy than the sliders or tacos and the rice makes it a bit more filling, too.
I’m sure that the first week will be as chaotic and busy as it is at most openings, so give them a little time, but I for one will be back there over and over again to spend some quality time perusing the menu. Early adopters let us know how it is in the comments.
Mexicue, 345 7th Avenue, between 29th and 30th Streets.
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Fast File Search is a website which help students to find the video lecture, open source tools etc. which are shared by faculties. The website can be only viewed from college campus.
Parents can view there ward attendance and units mark online by accessing http://report.aldel.org
The Latest Moodle support mobile application. Currently available for Android and iOS. Please Click the link given on top right hand side to download the apps.
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But the truth is that I am just really tired. Perhaps the vacuum in affect attested to by the accumulation of emoticons and emojis has little to do with the flattening effect of digital communication. Maybe feelings are simply exhausted.
For those of you who’ve read The Proviso, you know that a company gets restructured. I had some certain goals with the re-edit of it. One of the things my characters did was to block email at the server level between the hours of 6pm and 9am and on the weekends. (No, I didn’t know about the French ban on email when I rewrote the section.) I don’t really know if that would help, to be honest.
I’m a productive person, but I have to be in the zone. Email bites, but it’s the sole source of my income, so I can’t flake on it. When I have to do email, I do it all in one shot (hopefully all on the same day). The real problem is with followup …
Being, as I am, a complete pussy about heights, this would freak me right the hell out.
I did not get a DoJ subpoena, but I did comment in the original thread and many gold-plated bricks were shat. So I’ve been paying more attention to the fine print of the legalities (which really helps soothe those I-shoulda-gone-to-law-school meltdowns because it’s dizzying), and I’m emotionally invested in it.
The original post that got the “Woodchipper 6” (as the Reason commentariate now calls them), was about the Dread Pirate Roberts/Silk Road decision, handed down by Justice Katherine Forrest, who has such a raging hateboner for him that she sentenced him to life in prison, which was more than the prosecutors asked for. Judge Forrest:
“The stated purpose [of the Silk Road] was to be beyond the law. In the world you created over time, democracy didn’t exist. You were captain of the ship, the Dread Pirate Roberts,” she told Ulbricht as she read the sentence, referring to his pseudonym as the Silk Road’s leader. “Silk Road’s birth and presence asserted that its…creator was better than the laws of this country. This is deeply troubling, terribly misguided, and very dangerous.”
She says that like it’s a bad thing. And now we know what happens to smart-mouthed kids who diss a judge who sends people to life imprisonment because they got a little uppity*. This country was founded by malcontents who would have been hanged for their “crimes.” #TeamWoodchipper
*So speaking of uppity: School Won’t Let 4.3 GPA Student Give Valedictorian Speech, Made Him Take Psych Eval Instead. And then they doubled down. Bastards.
I really hate it when my kid gets uppity, but he’s 9, and I’m trying to teach him there is a time and a place and a compelling purpose for uppitiness. Random uppitiness serves no purpose. This kid was far from random and I feel for him.
And now, I bring to you the obligatory pot-and-prostitutes report (pot not included with purchase, sorry): Kaytlin Bailey is a former sex worker, now a stand up comic, with a story to tell.
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Tales of Dunham: The Legend © 2019 by Moriah Jovan 205,000 words (700 pages) |
Kansas City, Missouri, 1929
Trey Dunham, a mid-level cog in the Pendergast Machine during Prohibition, runs 1520 Main, Boss Tom’s most prized speakeasy featuring good booze, hot jazz, and beautiful women. Trey wants to buy the joint and scrapes together every penny he can by running errands, guns, and booze. But Boss Tom likes the arrangement and would never sell the speak at any price, keeping Trey digging graves in Brush Creek and making sure all the dead folks in Jackson County get to the polls. Twice.
Then Boss Tom, seeing an opportunity to avenge an ancient grudge against one Reverend Gil Scarritt, offers 1520 Main as bait. If Trey can get the good reverend’s daughter Marina knocked up in two months without marrying her, Tom’ll give Trey the bar lock, stock, and barrel. If he fails to get her pregnant at all, well… Trey could find himself swimming in the Missouri River.
Trey never samples his own wares and he never bets against the house. But Tom’s an inveterate–and very bad–gambler, and Trey’s got several other reasons to take that bet because he’s only ever wanted two things:
Money and respectability.
And he doesn’t care what he has to do to get them.
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MoT+++ resident artists from Hanoi Phu Lục (The Appendix Group) started preparing for their performance in the foyer of exhibition space a few hours earlier, by covering the floor with a layer of insulation foam. Once the foam had solidified, they began to engage in various activities, with three members performing inside the MoT+++ foyer, and one performing in the lobby outside.
Ngo Than Bac, squatting and crawling on his hands and knees, pressed shapes into the foam using letters of the alphabet made from nails and wood. Vu Duc Toan stood at the table, his shirt open to reveal a belt made out of small audio-players designed to play Buddhist mantra recordings, which he loaded with batteries and activated one by one. Huy An also stood at the table, and dragged a white plaster sculpture of a hand and forearm across its surface, as if tracing some invisible drawing or text, eroding the fingers of the sculpture in the process. Meanwhile, Nguyen Song stood on his own out in the lobby, with a string of Buddhist prayer beads in his hand, methodically pulling them off of their string and flinging them at the glass doors through which his colleagues were visible.
By occupying the liminal space of the foyer and rendering it unusable as a passageway, The Appendix Group called into question the way in which space is used, echoing the seedpod performance by Nguyen Dinh Phương in the office; additionally, their unconventional objects taps into our sense of the uncanny, giving voice to the latent violence of everyday life (with Bac’s act of pressing the alphabet into the foam with nails evoking the oppressive educational model of rote memorization, An’s ghostly hand resembling both a manikin and a cadaver, and Toan’s suicide belt of mantra machines and Song’s act of throwing prayer beads against the door hinting at the more subtle types of psychological violence enacted in the name of religion.
This performance was part of Big Day of Performances | Happy Birthday Bill
Location: Ground floor, Saigon Domaine, 1057 Bình Quới, Ward 28, Bình Thạnh District, Saigon, Vietnam
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Health Insurance Plans Enrollment
Starting from year 2014, US government provides a Healthcare Marketplace for individuals or small companies enrolling their health insurance plans. US government encourages whoever has proper legal status stay in USA to get their health insurance coverage. In order to take good care of yourself and compliance with US government healthcare regulations, we can help you find affordable health insurance in marketplace, compare health plans, and enroll in the healthcare coverage every year. Call us for more information regarding to health care marketplace and Affordable Care Act (“ACA”) health insurance.
As you may confuse about Open Enrollment and ACA Healthcare Reform, we can review your unique situation and help you enroll the suitable products at the best prices. Please feel free to call us.
Open Enrollment (usually starting from November 01 to December 15)
The period of times during which individuals are eligible to enroll in a Qualified Health Plan can enroll in a plan in the Marketplace. Individuals may also qualify for Special Enrollment Periods outside of Open Enrollment if they experience certain events. So, call us for Special Enrollment Periods.
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New Mexico Tech
Why Choose Tech?
I feel like NMT faculty, staff, administration, has given me so many opportunities. … as an engineer, we are taught how to solve problems, not just things that are specific to our fields.Veronica Espinoza
A program like NASA thought my project was worthwhile to invest in – that was overwhelming. I couldn’t believe it.”Robert Calvo
The availability of research opportunities is what brought me to NMT in the first place, and I expected to take advantage of these resources.Jared Lam
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29. December 2011 16:53
2011 was a pretty good year for daily deals, at least as far as the consumer was concerned. What’s ahead for the coming year? Here are our predictions for 2012.
More copycat sites will disappear
When Groupon first hit the web, everyone with an Internet connection and basic HTML skills tried to replicate their success with a daily deals website of their own. Some sites succeeded, but many bit the dust. A total of 170 of the more than 500 daily deal websites online folded in 2011, and more seem to be announcing their demise daily.
Our prediction: 2012 will be the year that websites without a solid business plan of their own will close. You’ll see less Groupon-like clones on the web and more deal-specific sites that serve a unique purpose. More...
28. December 2011 17:18
2011 was the year of the daily deal phenomenon! Though many deal-of-the-day websites launched in years prior, 2011 was the year that saw consumers excitedly participating in daily deal shopping on a regular basis. And while shoppers were scoring unbelievable bargains, the media was all too happy to report about it. From FOX news to The New York Times to USA Today, daily deal headlines were suddenly everywhere.
There have been a few other trends we’ve noticed in the daily deals market in the last year, too. Come along as we explore three daily deal trends that peaked in 2011.
Businesses underestimated the popularity of daily deals
Brick and mortar stores have benefited and been burned by the daily deal craze. Those businesses that sold vouchers and were able to get repeat customers out of the deal saw their business grow and prosper in the last year. Meanwhile, Sears announced this week that they’ll be closing 120 retail stores, due in part to low sales and Internet competition, and at least one business actually had to close their doors for good after selling more daily deal vouchers than their tight business budget could afford. More...
20. December 2011 14:23
Daily deal shopping has notoriously focused on giving the consumer the best bang for his buck. Thanks to daily deals you can eat dinner out, get a manicure and pedicure, take flying lessons and enjoy a weekend getaway at rates that would be agreeable with even the most frugal-minded among us. Did you know that you can also give to charities quickly and easily with many daily deal sites? You can, and here’s how to get started today with Groupon and G-Team.
Groupon Featured Good Cause
Groupon has been funding and supporting non-profit and charitable organizations since their 2008 launch. On a regular basis, Groupon’s sidebar features an advertisement for the Featured Good Cause, where consumers can give a donation to those in need with the click of a mouse. This month’s Featured Good Cause is World Food Program USA (WFP USA).
WFP USA is a non-profit organization that works to curb world hunger around the globe by shaping new policies and generating resources for hunger relief organizations. Funded entirely by donations, WFP USA helps to get food and resources to the near one billion who struggle with hunger each day.
How can you help? Join G-Team at Groupon and your gift of $5, $10, or $25 will provide meals to schoolchildren in drought-stricken regions of Africa. A mere $1,000 can provide 8,000 nutritious meals to those in need. All donations up to $50,000 will be matched this year by anonymous donors.
You can share the warmth this season and gift the gift of hope today for as little as $5.
19. December 2011 10:53
EBay-owned PayPal surprised the business world this week in announcing that they plan to compete with the daily deals market. How will they do it?
The PayPal Plan
Unlike traditional daily deals websites, which release time-limited sales and special offers to consumers via websites and smartphone apps, PayPal plans to jump into the business of mobile coupons. Much like Yowza, a company that pushes money saving local coupons to shoppers’ iPhone and Android smartphones, PayPal has high hopes to save consumers money by putting coupons in their pockets. Unlike Yowza, however, PayPal has a distinct advantage: they will use consumers’ purchasing data to determine which coupons they’re most likely to need and use. Scott Thompson, eBay President, told the Bloomberg News Agency this week that PayPal will tailor its offers based its 103 million members’ purchasing history. PayPal plans to make their mobile deals available to shoppers before April 2012.
Can PayPal Compete?
The deal-of-the-day business model grew out of the 2009 recession and has been going strong ever since. Industry leader Groupon is today worth an estimated $13 billion and shows no signs of slowing down. And thanks to daily deal aggregators, which sort through the hundreds of daily deal offers presented to the web daily and send only relevant deals to consumers, daily deal fatigue is quickly becoming a thing of the past. Clearly, daily deals aren’t going anywhere. And if you hold fast to facts, a recent BIA/Kelsey study forecasts that daily deals will more than double by the year 2015.
PayPal’s new vision isn’t exactly new or particularly noteworthy. Mobile couponing websites like Yowza, MobileCoupons.com and CellFire have made more than a dent in the mobile coupon market and have gained the trust and loyalty of shoppers in America. It remains to be seen how privacy-weary consumers will actually feel about PayPal snooping through their purchase history in order to push only relevant coupons their direction.
And while we can’t forecast the success or failure of PayPal’s new venture, one thing is for certain: the prospect of competition can only mean that more and better deals will be made available to savvy shoppers. And that’s a win for everyone!
8. December 2011 16:11
The latest Parks Associates study, which polled broadband users’ shopping habits this holiday season, found that 78% of U.S. broadband customers have viewed online website sales and daily deal offers in the last 30 days. The research firm's study, Consumer Decision Process: Holiday Intentions, found consumers visited daily deal websites an average of 10 times per month and read daily deal related emails 17 times per month.
Effectively, daily deal websites are changing the way we shop. Despite the findings, though, some shoppers are still leery to jump on the daily deal bandwagon. Marcia Parks-Nelson, retired Illinois judge, says that it took her some time to get excited about daily deal bargains. “I have six children and thirteen grandchildren,” says Parks-Nelson, “and I do a lot of shopping, but it wasn’t until last Christmas that I understood how much money I could save with daily deals.”
Are you shopping daily deals? If not, listen up! Here are five reasons you really should jump on the bandwagon. More...
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THE NEIGHBORHOOD ARCHIVE - All Things Mister Rogers | |||||||||||||||||||||||||
Betty Aberlin (Character)Betty Aberlin is a longtime resident of the real Neighborhood. With a passion for the arts, Betty operates Betty's Little Theater which is located near Brockett's Bakery and Negri's Music Shop. At the theater, Betty hosts various musicians and performers. She even opened her stage to an extensive Neighborhood variety show. Outside her theater, Betty has hosted performers in her own home such as singer Mary Jo Barron. In addition to her work with performing artists, Betty has been known to help out at Brockett's Bakery and also provide cave tours of the Neighborhood cavern. She assisted Bob Trow in constructing the soda fountain at Brockett's Bakery and worked as a server once it opened. Mister Rogers once joined Betty for a day at the circus where they shared the behind-the-scenes perspective of the circus performers before taking in the three-ring show. ImagesNotesIn early episodes of Mister Rogers' Neighborhood, the line between the real neighborhood and the Neighborhood of Make-Believe was not as definite. Lady Aberlin often crossed back and forth between reality and make-believe. Episode 1066 is one of the first episodes where Mister Rogers refers to the character in the real neighborhood as "Betty." So from that point forward, for the sake of documentation on this site, "Lady Aberlin" refers to the character in Make-Believe and "Betty Aberlin" refers to the character in the real neighborhood. A childhood photo of Betty Aberlin is shared in Episode 1225. AppearancesMister Rogers' Neighborhood
Home Video Other Video |
This site is best viewed using the most current version of Google Chrome.
Content copyright © The Fred Rogers Company.
Used with permission.
Corner image by Spencer Fruhling. Used with permission.
Do not duplicate or distribute any material from this site without the consent of The Fred Rogers Company.
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The weekly link roundup is a collection of links related to Newburgh, revitalization, urban planning and anything else that might inspire change or create dialogue. Photo by Michael Lebron.
The death of malls will fuel ‘degentrification’ [YF]
Tax exemptions sought for Regal Bag site in Newburgh [THR]
It’s Time to Change How We Measure Affordable Housing [CL]
Newburgh school district proposes new facilities, renovations [THR]
10 years after US housing crash, remnants accompany recovery [DMUK]
Add your own photos depicting city life to the Newburgh Restoration Flickr pool to be used on the blog, or email me. **Flickr users please do not forget to remove disabling of downloading of pictures otherwise, I can’t use them** Please do not take photos for your own use without consulting the photographer.
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An unsettling story exposing what could go
wrong with social media in the wrong hands. (Review by Vera Alexander)
Love Thing: A New Age Love Story is a book in
paperback written by Khulekani Magubane.
Three university IT students are developing
a dating app as their final research product. The all-girl team have their own
romantic issues and have high hopes that the app will at least help them swim
in the waters of love, if not help them to find THE one.
One of the ladies is very suspicious of
what her boyfriend is getting up to while out of the country and inserts some
spy code into the app without the knowledge of the rest of the team.
The project is well-received and people
queue up to test it, little realising that their secrets could be published on
a social platform.
This novel is an easy read and comes
complete with a villain who is out to make a quick buck. It should appeal to a
wide audience as it has intrigue and deals with romantic issues all bound up in
that fascinating and popular field – Social Media.
The author, Khulekani Magubane is a
well-established Cape Town journalist who respects his KZN roots. He has woven
an unsettling story exposing what could go wrong with social media in the wrong
The cover illustration was done by Namhla
Sithole and photography by Lotte Manicom. Paperback reference: ISBN
978-1-4309-0876-0, e-book reference: ASIN: B07P6WVLSD
Both formats are published by umSinsi Press.
For more information see www.dancingpencils.co.za
- Vera Alexander
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May-11-2021 By : fcccadmin
The 10th China Flower Expo that will be held on Shanghai’s Chongming Island is entering the final stage of preparation, with several rounds of stress tests set to take place in May, according to local authorities. Chen Qun, Deputy Director of the Expo’s Management Department, said that the construction of outdoor gardens and indoor exhibition venues is scheduled to be completed by mid-May. “It will be the first expo to be hosted on an island, in the countryside and surrounded by forests,” said Chen. The first edition of the expo was held in Beijing in 1987. The host venue is rotated among other cities every four years. The expo, which will span 10 square kilometers, will take place on the island from May 21 to July 2. It will comprise a core flower exhibition zone with a record high 180 outdoor gardens and two service zones. The expo’s official flower is the peony, which symbolizes wealth and good fortune.
Tourists will get to see over 1,000 types of flowers including magnolia, Chinese plums, and chrysanthemums. “One of the highlights would be the largest outdoor orchid park in China that measures 30,000 sq m. The park will feature 300 kinds of orchids from around the world,” said Ren Yuanbin, Deputy Chief Engineer of the Chongming Ecotourism Group. Rare flowers such as green chrysanthemum and the world’s smallest water lily will be exhibited as well, Ren added. At the Hongqiao Flower Village in Jianshe town of Chongming, three new tulip varieties that were cultivated in the Netherlands are being stored in the village now as a gift for the expo, according to Jiang Yong, Chairman of Shanghai Aalsmeer Horticulture, which manages the village. The village is a vital part of the China-Dutch tulips industrial base launched by the district government of Chongming in 2019. On April 10, Shanghai released six tourism routes themed around the expo. Among them are a tour package combining entry to the flower expo with a cruise tour on the Huangpu river, an outdoor cycling route covering multiple scenic spots on Chongming island, and a route featuring local cultural activities. The city will offer shuttle services that connect the expo to downtown areas.
Chongming has been promoting its flower industry for years as part of Shanghai’s master plan to transform the island into a world-class ecological zone by 2035. As of 2020, the total area planted with commercial flowers on the island was 18.67 sq km, generating a total output of more than 32 million flowers and annual sales of over CNY100 million. Chongming has introduced eight leading enterprises to build a complete industry chain covering flower R&D, production and trading, with a total investment of nearly CNY2.5 billion. The Hongqiao flower village has an area for flower cultivation of nearly 8,000 sq m and a flower theme park. All tulips in the village are imported from the Netherlands. Greenhouses and flower workshops are also under construction, the China Daily reports.
By : fcccadmin
Chinese electric vehicle (EV) maker Nio announced plans to sell cars in Norway, its first overseas destination. Nio is one of China’s most prominent EV start-ups and is considered a strong competitor to Tesla. Nio will start delivering its electric sport utility vehicle ES8 in Norway from September, while the sedan ET7 will be launched in 2022, said Nio CEO Li Bin at a press conference in Shanghai. Other Nio models will also enter Norway later. Nio has not set any sales target in Norway for the time being. Li said that Norway’s market is “neither too large nor too small”, which the company considered an appropriate choice for its first overseas sales. Moreover, Norway has EV-friendly policies. Nio plans to start selling cars in five European countries next year, and is also considering tackling the U.S. market.
Nio is among a number of Chinese EV upstarts that are seeking to sell cars overseas. Last year, Chinese electric car maker Xpeng delivered a first batch of 100 G3 cars to Norway. In November, WM Auto signed a letter of intent with Uber to export its cars to Europe. Domestic carmakers rush to explore overseas markets as EV sales rise around the world, but some experts are still doubting whether Chinese brands could grab market share from prominent overseas EV brands like Tesla. “The competition faced by Nio and its domestic peers in overseas markets is fiercer than when Tesla started its global exploration, as the EV market was still a blue ocean then,” Zhang Xiang, Research Fellow at the Research Center of Automobile Industry Innovation under the North China University of Technology, told the Global Times. As Nio has not made profits yet, its exploration of overseas markets will be more challenging, and the time to become profitable will be prolonged. Nio reported a net loss of CNY350 million in the first quarter.
Nio CEO Li Bin said that given the current uncertainty in the world, it is harder for a Chinese car company to tap overseas markets than a few years ago, but it’s something that the company “needs to do” despite the difficulties. “There’s no reason why a Chinese car company can’t survive in overseas markets if it can survive in the world’s most competitive EV market – China. Our advantages are determination and patience,” Li said. Qin Lihong, President of Nio, told the Global Times that Nio has not conducted any customer surveys in Norway, but it recently invited some Europeans who live in Shanghai to test its vehicles, and their feedback was positive, the Global Times reports.
By : fcccadmin
Chinese smartphone maker Xiaomi’s market share in Europe has for the first time surpassed Apple’s in the first quarter of 2021, ranking second behind Samsung, according to Zeng Xuezhong, Vice President of Xiaomi. The brand’s shipments in Western Europe soared in the first quarter to take the third slot, while in Spain Xiaomi has been the biggest smartphone brand for five consecutive quarters. The brand had a 23% market share in the first quarter in Europe, according to Canalys, trailing after Samsung’s 35%. Apple’s market share reached 19%. In Western Europe, Xiaomi took up 17% of market share, ranking third after Samsung and Apple.
The increase of Xiaomi’s shipments in Europe is partly due to Huawei’s shrinking smartphone business, which was hit by the U.S. microchips export ban. In the fourth quarter of 2020, Huawei’s smartphone shipments plunged 42% in the European market, compared to the same period in 2019. In the first quarter of 2021, Huawei’s sales dropped 16.5% to CNY152.2 billion, but the company still reported a higher profit due to strong sales in China. Chinese smartphone maker Oppo ranked fourth in the European market with a 4% market share, higher than Huawei’s 3%. In Western Europe, Oppo has also surpassed Huawei’s market share to rank fourth. Apple’s sales have been booming, increasing 54% from the same period last year, with double-digit growth in every product category listed in the report, the Global Times reports.
Chinese smartphone maker Oppo unveiled a range of new products, including K9 smartphones and televisions, shortly after Oppo officially entered the Chilean and Colombian mobile markets. Liu Bo, President of Oppo China, said earlier that the company aims to be one of the three major players that dominate the USD600-plus market in the future.
By : fcccadmin
U.S. Trade Representative Katherine Tai said that she expects to engage “in the near term” with Chinese officials to assess the implementation of the China-U.S. phase one trade deal, and the outcome will affect how the Biden administration deals with punitive tariffs imposed on Chinese goods, Reuters reported. Tai’s statement may mean that the two sides have made arrangements for a meeting – which could be held online – given that the regular six-month review of the pact is due in June, said Gao Lingyun, Trade Expert at the Chinese Academy of Social Sciences (CASS) in Beijing. “This sends a signal that the U.S. side wants smooth implementation of the phase one trade deal, just as the Chinese side does,” Gao told the Global Times.
Yu Miaojie, Deputy Dean of the National School of Development at Peking University, told the Global Times that the possible meeting may focus on whether the U.S. will lift punitive tariffs on USD370 billion worth of Chinese products, which were imposed by former U.S. President Donald Trump, and assess China’s efforts in expanding imports from the U.S., as well as both sides’ efforts in intellectual property protection and technology transfer. Experts noted that the Biden administration would sooner or later remove the additional tariffs imposed by Trump, which has exacted a heavy toll on U.S. businesses and consumers, especially amid the pandemic when China’s manufacturing output stayed strong. The U.S. trade deficit hit a record high in March, with the trade imbalance with China soaring more than 22% from February to USD36.9 billion.
Chinese Foreign Ministry Spokesperson Wang Wenbin said that the nature of China-U.S. trade cooperation is win-win and the two countries share wide-ranging common interests and great potential for cooperation. “The two countries should properly solve their trade disputes based on mutual respect and equal negotiations,” he said. Huo Jianguo, former President of the Research Institute of China’s Ministry of Commerce, told the Global Times that the U.S. should gradually remove tariffs on Chinese goods to show its sincerity, adding that, at least, the U.S. should consider lifting tariffs on products that are in short supply in the U.S. market.
The Biden administration is also considering some changes to Trump-era rules banning securities transactions in Chinese companies that the U.S. government suspect of having links to China’s military, following the rise of litigation in the U.S. against the ban.
Meanwhile, China indefinitely suspended all activity under the China-Australia Strategic Economic Dialogue. “Recently, some Australian government officials launched a series of measures to disrupt the normal exchanges and cooperation between China and Australia out of a Cold War mindset and ideological discrimination,” China’s National Development and Reform Commission (NDRC) said in a short statement. Australia also said that Chinese firm Landbridge’s 99-year-lease on Darwin Port, the most important port on Australia’s north coast, was under review and could be scrapped on national security grounds.
By : fcccadmin
Foreign financial institutions (FFIs) are planning to increase investment in China’s commercial banks or exploring new business opportunities in the country, as China has strengthened efforts to further open up its financial sector, industry experts said. Singapore’s DBS Group announced recently its subsidiary DBS Bank has received Singaporean and Chinese regulatory approvals to acquire a 13% stake in Shenzhen Rural Commercial Bank (SZRCB) worth CNY5.29 billion. After the transaction, DBS Bank will become the single largest shareholder of the Shenzhen-based commercial lender. The investment will allow DBS to increase its exposure in China, one of its six core markets, and accelerate its strategy to expand and grow in the Guangdong-Hong Kong-Macao Greater Bay Area (GBA) via Shenzhen, Guangdong province, by strengthening a synergetic partnership with SZRCB in multiple markets and fields.
The Canada Pension Plan Investment Board said on February 11 it is committed to investing about USD160 million in CITIC aiBank, an internet-based consumer finance bank in China, representing an 8.3% equity stake in the company. China’s top banking and insurance regulator announced in August 2018 it will remove foreign ownership caps on Chinese banks and financial asset managers. The country also released a series of measures to further open up its financial sector. Zeng Gang, Deputy Director General of the National Institution for Finance and Development, said that “by further attracting foreign institutions to its financial markets, the country will optimize the structure of its financial institutions, promote competition, improve market efficiency and better serve the real economy and the rising demand for wealth management”.
One of the new areas of cooperation between Chinese banks and FFIs is focused on subsidiaries specializing in consumer finance and wealth management. China Merchants Bank’s wealth management unit is expected to receive an investment of about CNY2.67 billion from JPMorgan Asset Management (Asia-Pacific), which will take a 10% stake. Citi said it is pursuing the establishment of a securities company and a futures company in the country, but will exit consumer banking in China and 12 other markets, the China Daily reports.
- KURT VANDEPUTTE (UMICORE) APPOINTED CHAIRMAN OF THE BOARD OF THE FLANDERS-CHINA CHAMBER OF COMMERCE (FCCC)
- Webinar: “Knowing Your Chinese Partner” – May 26, 2021, 10 am – 12 am
- EMA starts rolling review of CoronaVac, WHO approves Sinopharm vaccine for emergency use
- The Global Times warns not to politicize the Comprehensive Agreement on Investment (CAI)
- Hainan to become biggest duty-free market in the world
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And this is something you utilize to create nice sibling photos. But taking a photograph from behind your subjects can produce some particular pictures. Without a digital camera in their face, the topics might be more relaxed. They’ll be much less aware of the digital camera and pose extra naturally. So you can capture some lovely candid moments. Adults are less prone to wear the same outfit.
Shh…let’s settle this like siblings do – with a friendly hit and a promise to maintain it between us!
And if you’re on the lookout for quotes for National Sister Day, ensure to visit our resource for extra information. You may have your disagreements (likely a lot of disagreements), but they can additionally be your ultimate partners-in-crime. You might give them a tough time, but when another person utters a adverse word about them, you’ll probably be the primary to defend their honor.
This cool-looking bottle makes probably the greatest gifts for a brother who is “hard to purchase for”. It is a double walled stainless-steel bottle that retains drinks scorching or chilly for hours. This bottle allows your brother to take his favorite beverage anywhere with fashion.
Ruling the household, one sibling at a time!
And I nodded along, remembering the ups and downs I skilled whereas rising up in a household with three youngsters. “Sibling arguing is TOTALLY NORMAL,” she assured. Moreover, you can use these sibling captions to rejoice sisterhood in addition to brotherhood. “I’m about to marry a lady whose (half) sister I originally dated. My fiancee’s sister isn’t the smartest…it was not a meaningful relationship in my eyes, I did not have a automobile yet while dating her, so we didn’t hang around practically enough. She was more into events and alcohol than I, and eventually we kinda agreed that it wasn’t going to work out.
It’s a common theme with twins, but you can take this method with siblings of various ages. The simple answer is that it’s the art of taking pictures of siblings. While that is right, there’s extra to it than you would possibly assume. Researchers have proposed that the manufacturing of humour entails considerable cognitive and social talent. Every huge occasion in your siblings’ lives will turn into a possibility so that you simply can reflect about your own mortality. Your spectacular accomplishments will rapidly be forgotten when your mother and father are raving about your sibling’s latest achievement.
Things you will relate to when you develop up with older siblings
The steps are fairly straightforward to recollect, so your complete household can provide this one a whirl. Record it ASAP and then share it to rake in all of the https://datingrank.org/cupid-dating-review/ likes and LOLs. Get your dad and mom involved in all of the TikTok fun and put them to the test within the #ParentSkills problem. Set up obstacles in your personal home like cleaning a window and vacuuming crumbs in the hallway.
Trust is a fragile factor, particularly when you’ve mischievous siblings
A good mug that reads “I love my sister although she farts“. It makes a great small present for National Siblings Day. Tell her what you love about her by simply fill-in-the-blank in this e-book. Create a thoughtful and sweet little book to make her smile. Artistic figurine by Willow Tree to celebrate the sibling-hood.
As everyone knows, expertise is the most effective instructor; on siblings’ day, sit with your sibling/s and focus on your experiences together. Share your experiences and what you’ve learned from them. This should include not only your previous and/or your present but your future plans as properly.
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To add a driver at boot time (for example during
installation) use the
program. This can only be accessed from the Boot:
prompt; it cannot be executed once the kernel has loaded.
Invoke link by typing link at the
prompt and pressing <Enter>, or by using
the link= bootstring argument.
If you invoke link directly, it prompts for the names of the packages to load:
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or q to quit?: pkg1 pkg2
The link command ignores any link= bootstring arguments.
Alternatively, you can use a link= bootstring argument
which has the syntax:
link="pkg1 pkg2 ..."
where pkg1, pkg2 and so on are the names of BTLD packages to be linked into the loaded system kernel.
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Traits on How to Choose Ideal Elderly Care Center
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Headline: The All-Inclusive Guide to Gay Camping: Everything You Need to Know
When it comes to planning a camping trip, there are a variety of options for outdoor enthusiasts to consider. However, for the LGBTQ+ community, finding a safe and inclusive space to enjoy nature can be a challenge. This is where gay camping comes in. Gay camping is a type of camping that provides a welcoming environment for LGBTQ+ individuals and allies to experience the great outdoors. In this blog post, we will explore everything you need to know about gay camping and why it may be the perfect fit for your next camping trip.
Firstly, what exactly is gay camping? Essentially, it is a camping experience that is designed specifically for the LGBTQ+ community. These campsites often feature a variety of amenities that cater to the unique needs and interests of LGBTQ+ individuals. For example, some gay campgrounds may have clothing-optional areas, drag shows, or themed events. The goal of gay camping is to provide a safe and inclusive space where individuals can be themselves and connect with like-minded people.
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In a recent Children’s Sermon Mary Gause invited Overbrook’s children and their families to play a game of “You’ve Been Loved Tag.” And, guess what, you’re all invited to join in the fun as well!
It’s a great way to reach out to others that you miss seeing and would like to let them know you’re thinking about them (for both those within and those outside of our congregation).
All you need to do is click here to access a printable document to be shared. The document has two options – one you can color with some of your own artistic flair, and the other you can just print and send. Be sure to add a personal note if you’d like. And, remember to print and include the final page, which tells about the project and instructs the receiver to share some love too. If you don’t have a printer, we encourage you to create your own version to share as you’d like.
So, “Tag! You’re it!”
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For me, jazz is more an attitude than a style, says Pedro Martins, who curated the 50th anniversary of the SWR NEWJazz meeting at the age of 24. At the age of 16, the Brazilian guitarist made people prick up their ears for the first time when he recorded his debut album Dreaming High. Today he is one of the great jazz voices of South America. Spider's Egg is what Martins calls the band that he put together specifically for the SWR NEWJazz Meeting. The six musicians came from very different geographical places and stylistic directions.
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Methodist Insurance Plc
Do you have old policies laying about? Perhaps it’s a term or whole of life insurance, pension, endowment, bond or an annuity policy. Or do you receive statements for a policy which you are unsure about? Why not use Policy Detective to find the answers.
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Policy Detective is a UK company for UK customers. We help you to track-down the Administrators for policies which you or your loved ones may have in the bureau or the attic. You never know how much money there could be in that old policy. It’s not easy to find this information, as companies through time are taken-over, merge with other companies and even change their names. We can help you find the company which now deals with your policy. Some companies even allow us to check the status of your policy.
If you require more information about Methodist Insurance Plc, in particular the name of the company which now administers policies issued by Methodist Insurance Plc, then please go to Policy Detective’s Company Search page.
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"Implement a modern approach to product management. Master the fundamentals that create great teams and products "
Learn how to craft SEO-optimized content that drives results. Enroll in the Digital Product Management Specialization course to master modern product management practices. Develop essential skills and earn a career certificate. Join now!
Mastering SEO Optimization for Effective Content Writing: Enroll in the Digital Product Management Specialization Course
In today’s digital landscape, creating compelling content is only half the battle. To truly make your content shine and attract the right audience, mastering the art of SEO optimization is paramount. If you’re ready to take your content writing skills to the next level while immersing yourself in the world of modern product management, the Digital Product Management Specialization course is your gateway to success.
The Digital Product Management Specialization is a comprehensive 5-course series designed to equip both new and current product managers in the digital sphere with the tools and techniques needed to excel in their roles. Guided by the expertise of instructor Alex Cowan, this specialization delves into the core aspects of product design, hypothesis-driven development, agile methodologies, and more, all central to the landscape of modern product management.
What You’ll Gain
Are you ready to create and manage a team charter that fosters alignment and autonomy? Do you aspire to lead with impact by crafting actionable design narratives tailored to your customers? This specialization empowers you to do just that. By enrolling, you’ll gain invaluable skills, including:
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This course is tailored for individuals at the beginner level with a drive to excel in the realm of digital product management. Whether you’re a newcomer or have some experience under your belt, this specialization is your gateway to honing your skills and unlocking opportunities for growth. Recommended experience includes dedicating 10 hours a week for a month, but with a flexible schedule, you can learn at your own pace without the constraints of traditional learning.
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Imagine leading a team that’s not only aligned with your goals but also empowered to make autonomous decisions. The course provides comprehensive insights into crafting a team charter that achieves both these objectives. This foundational skill ensures that your team remains focused on collective objectives while having the autonomy to execute tasks creatively.
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A: This specialization combines content writing mastery with modern product management skills, offering a unique and valuable learning experience.
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Partitioning Services Limited, provide a complete, professional service from design to installation taking full responsibility for every stage.
Steel partitioning panels play an extremely important part throughout every self storage facility. Every unit constructed within a storage centre will have been built using high quality steel partitioning materials. From internal to external, we can provide you with a wide range of steel partitioning panels to suit your needs
To find our more email as at [email protected] or call us on 01268 461358
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Do not underestimate the power of historical fiction. It has its detractors but they are dwarfed by those who consume its appeal to entertain us. It’s fair to say historical fiction is often one of the best ways to learn about history. It allows us to have an emotional connection to characters and the things that have happened. If anything, it often sends us on a search to discover more about the real lives and events depicted within the pages of historical fiction.
I’m reminded of a wonderful quote by historical novelist Hilary Mantel, who once said, “History, and science too, help put our small lives in context. But if we want to meet the dead looking alive, we turn to art.”
That art she talks about is found in the pages of historical fiction where fact and fiction are blurred to tell us a compelling and often exciting story. That said, I can’t help but inform you the reader of a wonderful new historical fiction novel on its way called The Barbarossa Secret by Christopher Kerr. In short, it is a fascinating human drama in which a shocking cover-up involves many of the most infamous historical figures of WW2 and stretches to the present day.
For the record I am a big fan of historical fiction. British historian and novelist Adrian Goldworthy is someone who I admire greatly. When I was asked to consider reading The Barbarossa Secret, I was taken aback by its daring scope. Its author Christopher Kerr, a former entrepreneur, I soon discovered was relatively new to the genre but incredibly writes as though he has does so all his life. In a small village in the North of Wales Kerr’s professional dreams to become a novelist were truly first realised. After an initial friendly push he embarked on a journey which saw him dedicate an immense amount of time to researching and writing. From it came Kerr’s first historical fiction novel The Covenant. Next came arguably his most exhaustive project The Barbarossa Secret, which is the subject of this interview. But maybe more importantly, I wanted to discover a little bit about the author behind this incredible new novel.
Without further ado, I recently caught up with Christopher Kerr. Here is some of what we talked about.
Christopher, please tell us a little bit about how you came about fulfilling a lifetime ambition of becoming a novelist?
My career background is varied from an initial start in the Civil Service to an entrepreneurial path and I established a number of business ventures. I moved around a lot in my formative years, as my Father pursued his career in medicine, I found security in the escapism of reading. This freed my imagination to roam where I would become involved in the stories I read, playing a part as a brave chivalrous knight on the battlefield jousting, duelling over Flanders in a biplane, or pursuing adventure on the South Seas aboard a sailing ship. At boarding school, I developed a fierce spirit of independence, or, perhaps, rebelliousness but gained much from inspirational teaching of English and History, which, combined with my love of literature, gave me the foundation to write.
Initially, I wrote for personal/family purposes and would make up stories to tell my children which my wife often tried to persuade me to write. However, my business life constrained time to give to this although I wrote business articles and created marketing material for others as part of my business.
In recent years, I moved to North Wales which is an area I fell in love with having sailed here on my boat some twenty five years ago. I now live in a small idyllic village returning to my rural roots which I had embraced as a young child.
I finally came to a realisation that I needed to seize the moment as I reflected on my life and realised the price I had paid for the pursuit of success. In evaluating the balance between pragmatism and idealism I reached an epiphany; questioning whether I had sacrificed what I once believed in on the altar of capitalism. That gave me the inspiration to create a story where a covenant made in love was tested by life. The final spur lay in a dare set by a friend. She was speaking to me about unfulfilled ambitions, and said she would test my resolve, “Ok, Mr potential author,” she said, laying the challenge, “I dare you to write the start of a novel before morning that would set the scene for the entire book.” When I spoke to her, after emailing what I had written the following morning, she simply said, “That is a beautiful foundation; you have to write it!” What I wrote that night survived to become the prologue to my debut novel, ‘The Covenant’ – All done for a dare!
What are you generally looking for before contemplating even writing a novel? A good story? Or do you think there’s a large degree of ‘I-know-it-when-I-see-it’?
That is tough because I am driven by inspiration which seems to flow fuelling my creative instincts. There are mysteries in history which fascinate or intrigue or motives of greed, power, ambition, passion, or, even love, which may shape historical perspective. There are hidden elements of political and historical events which are often covered up or related in a narrative that suits our cultural outlook. Inspiration or, as Milton put it, the “heavenly muse” dictates the journey and the joy of writing may be reaching a destination I had not planned at the beginning but which is a haven of realisation.
What is the hardest thing about writing?
Finding the time and being disciplined to plan the spaces in life in which I can dedicate myself to my work. I love the experience and lose myself in the plot, becoming excited, emotional, involved and even upset at the unfolding events. I also become involved with characters and they become a very real part of my life so saying goodbye to them at the end or, if they pass away in the narrative, can be very tough.
Your debut as a novelist came about with your epic story of love, conflict and corruption in The Covenant. I understand it was well received particularly because of your most carefully made plans of interweaving a fictional story within historical settings. Why does historical fiction interest you so much?
This was a human drama set against a backdrop of fifty years of political and historical turmoil from the 1960’s, (although parts of the narrative go further back) to the present. Two people part whose careers are dazzling, mixing with the most powerful people in the world, in the process of which their idealism becomes corrupted leaving haunting questions from a covenant they make, as lovers, in 1969. This gave me a window through which to examine events which are fascinating to re-visit in the light of the world as it is to-day. By placing real events as a backdrop, it enables the story to have greater depth and authenticity, and allows an element of social commentary or revelation.
Do you have any literary ‘heroes’ and how have they shaped the way you write as a novelist?
I have many from John le Carré, Jeffrey Archer, Barbara Erskine, Robert Harris, Edwina Currie, Frederick Forsyth, Nigel West to Shakespeare, Keats, or Christopher Marlowe and, of course, the extraordinary imagination of Enid Blyton that inspired me as a child. I think the adventures in the Enid Blyton books widened my imagination enormously, from my earliest days, until I moved on to CS Lewis or JR Tolkien. I admire the work of Frederick Forsyth whose research is inspirational in creating a real backdrop to his narrative.
I hope you don’t mind me bringing this up – you dedicated your new historical novel ‘The Barbarossa Secret’ to your late wife, Sheila. I can only imagine she would be extremely proud of you and how it has taken shape. I imagine she was probably your toughest critic too. Can you share a wonderful behind-the-scenes story?
Sheila encouraged me in everything, giving me a degree of self-confidence, which despite my entrepreneurial and political background wherein I did much public speaking, I was lacking beneath. She would never accept less than she believed I was capable of and constantly tried to get me to write. She had an expression from a children’s TV Show which she would say whenever I was facing an impossible challenge, pulling a strange face that she said could make anything happen, then say, “You can do it Duffy Moon”, especially if I was facing up to a major challenge and, yes, she used it to say I could write a novel! I can’t say she was a tough critic unless I was accepting any kind of defeat in anything wherein she would round on me and tell me, as my Mother did, to “Get on with it!”
Before we get to your new novel, can you tell us about your fascination in twentieth century history, in particularly World War Two? Why does it still make for a great subject to write about?
I think my genetic background is suited to it coming from the Kerr clan with its deep roots in history and a family motto which probably suits my late coming to writing, “Late but in earnest” given by a King when we had sensibly entered a battle late enough to ensure we joined the winning side! My Great Grandfather was a cabinet minister and my Grandfather stood for Parliament and was a philanthropic business man. I have always loved history and the twentieth century because we can more easily relate to motives and see the real people involved through newsreel, contemporary reports, and interviews. Of course, tragically, the twentieth century saw two world wars which have had a massive effect on what has shaped our lives to-day. In World War Two, we saw one man’s will dominate or affect most of the world. In addition, the world witnessed the horrors unleashed if absolute power is exercised without any humanitarian limitations. We see this to-day being replayed in Ukraine and the world is not fully united in outright condemnation. History fascinates because it resonates and we must not hide history but learn from it.
While I do not wish to spoil the central story and its conclusion, what can you tell me about some of the little known secrets of WW2 that made their way into your novel?
There are so many that, to coin a phrase, you could not make it up. We could talk of a plot by Nazi Germany to de-stabilise our democracy by encouraging the strengthening of the constitutional power of our crown to stand up to or replace our government. We could speak of many leading society figures admiring Hitler up to, and even after, the war started. Then the rift, which no-one speaks of, between King George VI and Churchill. We might look at why Hitler ordered his advance to stop in 1940 against the British Army in France; why Rudolf Hess flew to Britain in May 1941 (We were sold a load of hogwash about him having lost his mind); the part that the former King Edward VIII played who, of course, visited Hitler in 1938 at the Berghof. We could move to meetings during the War between Admiral Canaris, the Head of German Intelligence and Stewart Menzies, Head of the SIS or MI6. Many incidents are examined such as the involvement of the Duke of Kent, the King’s brother, in Hess’s flight to Britain. Why was Hess held in Spandau Prison and never released? He had hardly performed crimes of humanity to justify the longest incarceration at that point. We are told he committed suicide by hanging (at the age of 93!) just when Russia wanted his release in 1987! Did Albert Speer die of natural causes in a London Hotel or was he murdered? Operation Barbarossa was the largest land invasion in history and many in Britain supported Hitler’s aim of removing the communist Soviet Union as an entity. There are so many secrets to explore which are delved into within this work and, although it is a larger than average, novel, it could have been twice the size with still so much to explore. The book raises many questions which have never been sufficiently answered or explained.
There are some fascinating characters in your book, many of them despicable. Which one historical person did you find absolutely fascinating and how did you go about researching and or creating their story?
The greatest challenge was writing about Adolf Hitler and, in effect, meeting him as I wrote. I researched everything from his favourite tea set, to where his desk was positioned, how he liked to wear his uniform etc. I wanted to paint a real person not just some kind of mad pariah as he is too often depicted. We may not like those in history, or the present, but understanding them is necessary for their motives to be evaluated or anticipated. The research was endless such as finding out his pet names for staff, or favourite places, where he stayed and how he spoke. This was also true of others in the book such as Sir Winston Churchill and, indeed, George VI. There are scenes at the house of Churchill, at Buckingham Palace, and Balmoral. Equally there are scenes at the Reich Chancellery, the Berghof, and many historical places.
How much artistic license would you say you used to create your story? Why is it important in telling a good story especially when sometimes dry facts can be dull?
Whilst this book raises many questions, it is, nevertheless, a work of fiction, despite involving many real players of the day. I have created a Biographical Index in the back in order that readers can find out more about those that appear. I have created events in order to give direction to the plot but the reality of the essence of the story is one which has foundations in what was taking place and which was later covered up. In this story there are no “dry facts” but staggering elements which add extraordinary richness to the narrative.
What advice can you offer someone who has no prior knowledge of the historical events you cover and what do you hope they might take away from reading your new historical fiction?
This is a novel which will suit anyone from the historian, to the avid reader of a political or historical thriller. Having no knowledge of the war is no draw back but I think the reader will relish the experience of a journey into the corridors of power at a fascinating period whether it be because they like the relationships, the excitement, the intrigue, or, simply, the elements of conspiracy theory; there is something for everyone. However, for the historian, dates and times are correct and there is much to dwell upon or lose oneself in conjecture.
Finally, can you indulge the reader on anything you are working on at the moment? (New book?)
My latest novel is called, ‘Fission’. This is a book which traces the story of the nuclear weapon from its origins in Nazi Germany to a number of modern day events. This is an incredible, if not explosive, story that had to be told, of a dangerous race to obtain the ultimate deterrent which uncovers a global conspiracy. Power, emotion, idealism, and politics all compete in a drama that probes the greatest human instinct… survival! As the narrative unfolds, it unlocks the answers to one the greatest ever modern day unsolved conspiracy stories.
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Features of the Excellent Vacation Rentals and Destinations
You can find the most excellent vacation spot in various locations around the world. Some of the perfect places will offer luxury services for rentals. The location has a wide range of services to offer that are followed by scenes and several things you can do within the premises. This luxury vacation is ideal for both families and corporate groups who are looking forward to having a gathering together. The minimum number of individuals who can attend a meeting as a group is 18 guests. It is one of the suitable destinations for weddings, renewal of marriage vows and reunion in families. Also, additional services includes artist’s production, photography group sessions and having the best vacation site in the world.
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Various activities available include golfing during warm months, jeep trips, canoeing, water rafting, and fishing. In addition, there are other services that are provided that includes horse riding, mountain biking. During the winter seasons, there are also numerous activities available such as snowboarding, hiking in the snow and skiing. This is one of the destinations all around the world where you can find a wide range of activities, and select one of your choices to engage in with ease and at your comfort. In the surrounding areas you can find excellent hotels with the most delicious varieties of food and casual establishment and setup. You can either decide to visit the site for one day and leave or book a rental vacation and enjoy it for quite a number of days or weeks. For the purposes of catering for all your outdoor needs, you get the site to have a memorable main house and guest units that are specifically designed to suit your needs.
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Series: Hot Southern Nights #1
Author: Amie Louellen
Published: February 23/15 by Crimson Romance
Genre: contemporary romance
Back Cover Blurb:
Malcolm is nearly engaged, running for U.S. Senate, and really does not need this gorgeous, wild woman in his life right now. He just has to show her a little Southern hospitality until Monday morning, when he gets the case dropped, and things will finally go back to normal.
But the more time they spend together, the more sparks fly between them. One weekend might just be all the time Roxanne needs to work her way into his heart and make his life exciting again. What if, when Monday comes, he doesn’t want to let her go?
The real & realistic yet unique characters in this novel stand out without being completely out of the ordinary. Louellen writes about the type of people that you instinctively want to know, while at the same time making them the type that you wouldn’t necessarily encounter in your everyday life. The contrast (and clashing) of personality types makes you feel like you’re actually part of the story. The variety of dialects that can be felt through the dialogue really sets the characters apart.
This is definitely a well-developed, unique, intriguing, enjoyable read. Louellen takes her readers through the ups and downs of life in a comical manner, while at the same time giving us a dose of red hot romance that you won’t soon forget.
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Welcome to Reece-Cycled Fun!
The company’s name embraces Reece Arnold’s passion for the environment which is evident in the products that the company produces and markets. The company launched with Reece’s creation of two mind-bending board games, 8 All-In and Number Kruncher. Reece is now expanding the company’s products with his first book, Mike’s Big Space Adventure, and a sustainable fashion line.
Through his creative works and company, Reece hopes to inspire other people with autism and those with challenges to follow their dreams and reach for the stars.
A portion of the proceeds from Reece’s products will benefit autism related charities.
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Mallard Bay Tutorial 1 – Quick Tour
Using the Mallard Bay tutorial data loaded onto a server, you can use this tutorial as a guide to get better acquainted with the Rental Vision product. We encourage you to select items and hover over items that are mentioned in the tutorial and you read along.
Log into Rental Vision
Double-click the Rental Vision icon and enter user for the user name and password for the password
After you log-in you will be at the Home screen
The Explorer Bar located on the left side of the screen and it provides a number of services such as:
Find – Just below the Quick Access Tool Bar is the Find. This search tool will search across multiple files and fields to find whatever is typed into the search box. To demonstrate this function, enter ‘abc’ into the search window and press the Find Button. Each of the items returned can be double-clicked to get more information.
Navigation Area – The majority of the Explorer Bar is made up of the Navigation Area. This provides navigation to other functions of the system and is organized in groups that can be collapsed and expanded. You can also create a custom Favorites menu by right-clicking anywhere in the Navigation Area. Try this by right-clicking on the Navigation Panel and select Manage Favorites. Go to the Customer tab and select Customer Maintenance. Select the Save button. Now right click on the Navigation Area and you will see that you have added Customer Maintenance to your Favorites Menu.
The area to the right of the screen is Tabbed Work Area. This is where screens and forms will be loaded to provide the functionality.
Starting at the top left, the first item on this screen is the weather panel.
Below the the weather panel, is the company logo panel.
Below the company logo panel is the date panel. This panel highlights today’s date and other calendar dates. You can select a date on this panel and it will change the panel Items Scheduled For. Using the date panel, select the date 28 March, 2015. Notice that the Items Scheduled For panel will populate with items.
The Items Scheduled For panel based on the date selected. This means any existing contracts that are coming in, reservations that are going out and any deliveries and pickups scheduled for this date. If you select a different date from the calendar panel, it will change the items due for the date selected. This allows you to see what is happening for any day.
Another panel that can be selected is the Items overdue panel. This panel will show any contracts that were due in for a prior date than today. Some of these items may have Truck icon associated with it. This would mean that the pickup was scheduled by us on our vehicle and is not a customer to return contract.
Another panel is the Unused Reservations. This panel will show any reservations that have been scheduled but have not be turned into contracts as of today.
Another panel is the Task panel. The Tasks panel provides a general purpose task system where you can create tasks for yourself or assign them to others.
Any of the items that are on the grid that have a Magnifying Glass icon means that this is a Popup. To activate the popup, just move the cursor over this icon to show a Preview of the item. When you move away from the Magnifying Glass, the popup will go away. If there are more items on the grid inside the popup that can be viewed, you can use the mouse wheel to see grid items that are out of view. You can also click the Magnifying Glass to turn it into a push pin and the popup will now stay on the screen until you click the push pin to free it. With the popup in the push pin position, you can select functions from the popup like email or print.
The Tabbed Work Area works like modern internet browsers where a new form is allocated for each function. This allows me to quickly switch between forms quickly and keep my place on each form. When you first logged in, the system allocated a Contract Maintenance form. Go ahead and select the Contract Maintenance form to see how the Tabbed Work Area works. Notice that when you select the tab that the Navigation Area of the Explorer bar changes to provide you with the options for that form.
If you double-click any of the items in the grid, you will be taken to an editor for that item. If the item is a contract, then Rental Vision will load the Contract Maintenance form with this contract already loaded. Depending upon what is in the grid will determine which editor that will loaded.
The Navigation Bar allows you to navigate to other parts of the system. Each time you select an item, you will get a new tab or if the item is already open, you will be taken to the already open tab. Go ahead and select some of the items in the Actions group and Centers group to get used to opening forms.
This concludes Tutorial 1. The next Tutorial in the series is Tutorial 2 – Calendar
|
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CC-MAIN-2024-10
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http://rentalvisionsoftware.com/rvision/?p=397
|
2024-02-23T09:59:29Z
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|
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| 1,030
|
We Read Wednesdays with RideFinders
Aug 13, 2020
WE READ WEDNESDAYS! During our annual Clean Air Campaign, RideFinders encourages commuters and the community to help improve air quality and take small steps to help the environment. On We Read Wednesdays, we'll review a book that either focuses on the environment, transportation or both and targets kids 8 years old or younger to provide a fun resource for parents and teachers. CLICK HERE for more ways to help the environment.
*We do not own the rights to this book.
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|
CC-MAIN-2024-10
|
http://ridefinders.com/news/we-read-wednesdays-with-ridefinders
|
2024-02-23T11:14:40Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
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| 114
|
Representing Home Buyers and Sellers with attention to detail, knowledgeable property and market trends analysis, skilled negotiations and strategic pricing/planning. Contact Robin today for a free consultation and/or a free home valuation.”
Robin is passionate about finding fur-ever homes for pets as well. If you are searching for a new best friend, can foster a fur-baby or to simply donate, we thank you!
Helpful Articles to make your next real estate transaction a breeze. Robin can help whether you are buying or selling a home! Contact today to get started.
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CC-MAIN-2024-10
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http://robinmcconnell.com/
|
2024-02-23T10:51:43Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.895705
| 118
|
Becoming a Vietnamese private economic group with outstanding scale and class, in which the field of real estate business is a strategic investment area.
Always in the group of top companies in all fields Ruby invests in.
Effort - Excellence - Class - Humanity are the core values that the Board of Directors pursues and is still trying to realize in all circumstances.
DetailExploiting potential lands, bringing a new breeze in the process of creation, contributing quality works and products to society.
Contributing to building a "decent, bigger and more beautiful" country, giving customers a quality and classy life.
Cao Đăng Hoạt
- Chairman and CEO -
Architecture is both a process and a product of the planning, and construction of buildings or any other structure.
With the increasing complexity of many construction projects, it is becoming more common to be a consultant.
The professional service uses specialized, project management techniques to oversee planning and design.
However, that overarching change is in full swing, making products bigger, better, faster and more powerful than ever before, we help you build on your past and prepare for your wonderful future faster than ever.
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<urn:uuid:0407b49a-5e48-491c-9725-dcbe8eac343b>
|
CC-MAIN-2024-10
|
http://rubygroup.vn/en
|
2024-02-23T10:33:16Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.951732
| 246
|
Welcome to Haus Schmiedhofer
We are pleased at your visit to our website.
The recently refurbished Haus Schmiedhofer is located in a peaceful spot of Niederdorf, the centre is just a five-minute-walk away. Shops, pharmacy, bank, restaurants, pizzerias, bus stop and railway station can be easily reached.
We offer cosy rooms that can be booked with or without breakfast.
Niederdorf is a top holiday destination in Alta Pusteria for those looking for quiet and relaxing moments: beautiful mountains invite you to hike, climb or cycle. Spend your holidays in Niederdorf in Alta Pusteria – we are looking forward to welcoming you!
For further information please use this contact form, send an email or call us.
How to find us
View Schmiedhofer in a larger map
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CC-MAIN-2024-10
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http://schmiedhofer.it/en/home/
|
2024-02-23T09:14:23Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
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| 0.910188
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|
Top List of teen trollop nextdoor ex gf pictures catalogue sites. Here is my collection of sites where there is even more porn content, click on each links, watch all, and come back again. Watch new content with prostitute virgins teen girls every time. Or back to
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Says busty doctor Samantha 38G DD.
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|
CC-MAIN-2024-10
|
http://sexyteen.fun/tag.php?tag=outdoor
|
2024-02-23T11:25:55Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
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en
| 0.924323
| 213
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Shanghai Joy Light Industry Machinery Co., Ltd is a subsidiary company of Tofflon group listed company, is a supplier to provide food equipment and engineering turnkey project services for global food company. Provide equipment and turnkey engineering services including technology R&D, engineering design, equipment manufacturing, engineering installation, training services for fruit and vegetable deep processing products, dairy products, beverages, liquor products, biological fermentation products, agricultural and livestock products, health products, condiments, food additives and other fields. Our general headquarters Shanghai Tofflon Sci & Tech Co., Ltd is devoted to provide pharmaceutical equipment & systems and one-stop overall turnkey engineering service for the global pharmaceutical enterprises. Tofflon was officially listed on Shenzhen stock exchange on 1st FEB., 2011. (Stock name: Tofflon; Stock code: 300171)
After years of experience in engineering project construction in the industry, Shanghai Tofflon Joy has established long-term cooperation with many large and well-known enterprises at home and abroad. Shanghai Tofflon Joy adheres to the mission of “expertise in human health”, focuses on the challenges and pressures of food industry, learn from the experience and ability of Tofflon in the field of pharmaceutical equipment, explores “innovative manufacturing mode” and creates “advanced manufacturing platform”. Develop food with the concept of pharmaceutical, extend the concept of food, apply the GMP concept of pharmaceutical production process to the food and beverage industry, realize and promote the development of food and beverage equipment industry to the direction of high-end and intelligent manufacturing, and strive to become the “deliverer of smart food factory”.
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CC-MAIN-2024-10
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http://sh-chenghuan.com/en/
|
2024-02-23T11:04:24Z
|
s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
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|
“Little Weak” 48 306 MC Pee Shorts productivity of hell just like the an elderly rapping trend. This time, he sings the newest song “Excite been go to me personally Dawg” to entice vampires of the underworld away from Transylvania to come and you will chew your so the guy no more needs to pass away and you may go back to hell where Satan offers him another type of absurd propose to overtake new world.
This is basically the merely twenty-two minute event yet; it offers as the become split up into two parts getting normal transmitted
“Robositter” forty-two 307 Shortly after Meatwad goes in the brand new medication case when you find yourself around Carl’s supervision, Frylock brings a robot baby-sitter, spoken by the Sarah Silverman, to control him.
“Moonlight Master” 50 308 The fresh new Mooninites spreading an effective age (probably a good parody of History Starfighter) in order to begin a great pyramid design. Which occurrence try renamed “Mooninites 4: The last Mooning” towards Aqua Adolescent Hunger Push, Vol. cuatro Dvd.
Their roomie from the better try Dirtfoot (a mix of bigfoot plus the Jersey Demon), the newest legendary Nj-new jersey mud monster who is reported as gay
“Southern Bronx Parasite Diet plan” 51 310 Meatwad and you will Carl participate to see who can dump the most weight. Carl wins after restaurants parasite-infested chocolate, and you may Meatwad dislike a balanced diet thus the guy happens of to your desserts, and you will Move pleads to get an element of the wager and that yet not had his lungs sealed because of the a bored Frylock. It episode was renamed “Diet” towards the Aqua Adolescent Hunger Force, Vol. 4 Dvd.
“Dusty Gozongas” 52 309 Move and Carl participate for the affections from a ditzy municipal slave whom moonlights due to the fact an exotic dancer (and regularly gets their unique work puzzled). Even in the event credited because Veronica Billingsley, Dirty Gozongas try spoken of the Scott Thompson.
“T-Top of your own Life style Inactive” 53 311 A historical Egyptian t-top gives Meatwad unfathomable energies, that he primarily uses in order to summon Father christmas and Easter Rabbit (together with twin brother Derryl). Remarkably, Santa’s sound is equivalent to regarding brand new Bizarro Santa who appeared in the bedroom Ghost Coast-to-coast event “Girl Tresses.” Which episode are renamed “T-Top of Lifeless” into Aqua Teen Desire for food Push, Vol. 4 Dvd.
“Hypno-Germ” 54 312 Shake starts hallucinating whenever a band away from “Hypno-Germs” consume his notice and try to phase a keen outlandish enjoy to the his direct. Unique Site visitors: Bob Odenkirk due to the fact Bean Genius, Eric Wareheim as the Hypno-Germ Queen, Tim Heidecker since the Baseball.
“Carl” 55 313 Carl are leftover so you’re able to babysit Dewey, Vanessa, and you can Boxy Brownish because Aqua Childhood are vacationing within the Panama City, Florida. Havoc develops when Carl incurs Frylock’s robot protect, Rudy. It occurrence was rebranded “Spacegate Industry” to femmes Colombien your Aqua Teenager Desire for food Force, Vol. cuatro Dvd, just after a line uttered because of the Dave Willis in the episode’s tape concept. The newest class is additionally included because the a bonus element on Dvd.
“Increase Cellular” 57 402 Move gets a phone sales professional. This is actually the very first event one advertises getting a real organization brand (Improve Mobile and you may AXE Human anatomy Sprinkle)
“Erased Views” 58 403 Shake reveals films which have been slashed out-of their Untitled Master Move Endeavor. The episode is originally indexed as the “Star studded Christmas time Dazzling Starring Rhon Geremi,” a regard to pornographic actor Ron Jeremy, exactly who failed to are available in the fresh new occurrence.
“Dickesode” 59 404 A fast food restaurant’s “Rip-n-Win” tournament prizes Carl the brand new “prize” out of genital mutilation. The term “dick” is said 53 moments. Here is the earliest occurrence for a television-MA get. On credits, everybody’s first-name was substituted for “Dick”. (The fresh ten-times hiatus ranging from “Deleted Moments” and you can “Dickesode” are apparently due to production towards Aqua Teenager film.)
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CC-MAIN-2024-10
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http://shivzautotech.com/considering-mature-swimming-so-it-episode-is-their/
|
2024-02-23T09:16:50Z
|
s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.912486
| 1,047
|
THE FIFTH MEETING OF THE REGIONAL ORGANIZATIONS INVOLVED IN SUSTAINABLE DEVELOPMENT AND WATER MANAGEMENT IN CENTRAL ASIA
On September 4-5, 2017, the fifth meeting of the regional organizations involved in sustainable development and water management in Central Asia was held in Tashkent. It was organized by the Scientific Information Center of the Interstate Commission for Water Coordination in Central Asia (SIC ICWC) and Regional Environmental Center for Central Asia (CAREC) with the support of the German Society for International Cooperation (GIZ) under the project “Strengthening capacity on sustainable water management at the regional, national, and basin levels”.
Photo by CAREC
The representatives of the IFAS Executive Board in Kazakhstan and Uzbekistan, Regional Center of Hydrology, Basin Water Organizations Amudarya and Syrdarya, Regional Mountain Center for Central Asia, United Nations Economic Commission for Europe, Central Asian Institute for Applied Geosciences, and National Water Partnerships of Kazakhstan, Tajikistan, and Kyrgyz Republic attended the meeting.
The meeting was aimed at discussing mechanisms for cooperation between regional organizations, as well as with key stakeholders and community in the light of promotion of integrated water resources management.
A special focus was on strengthening capacity of regional and national organizations, including programs on building capacity of experts from water sector and related sectors in the Central Asian states. The participants shared the results related to the assessment of needs and capabilities of regional organizations in mutual training and sharing knowledge and experience, as well as the results of the joint regional projects.
Photo by CAREC
During these days in Tashkent, the meetings of two Working Groups on Building Capacity of Regional and National Organizations and Implementation of IWRM and Adaptation to Climate Change were organized with the support of EU’s project “Promoting dialogue for conflict prevention related to environment, water nexus issues in Central Asia: Central Asia Water-Nexus Cooperation”. These were held under the “Implementation Plan on strengthening ICWC activities in key directions” approved in 2014.
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CC-MAIN-2024-10
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http://sic.icwc-aral.uz/releases/eng/314.htm
|
2024-02-23T10:07:26Z
|
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|
en
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2 In 1 Fractional RF Beauty Equipment , Invasive Microneedle RF
The Thermage machine has two kinds of tips: fractional RF and
The invasive microneedle has three different sizes: 81 pins, 49
pins and 25 pins and the length is adjustable from 0.25 mm to 3.0
And the RF handles work with 650nm PDT which is also very effective
for skin rejuvenation, collagen re-built.
You can choose the tips according to your treatment needs both
invasive and non-invasive.
It can do the skin tightening, skin lifting, acne treatment, scar
removal, wrinkle removal, pore shrinking, etc.
Besides, this machine also has cryo cooling hammer to cool down the
skin after the RF treatments.
Technology | Cooling Hammer + Microneedle Fractional RF |
RF Frequency | 10Mhz |
Output Power | 350W |
Handles | Two |
Probes | Body, Face, Eye |
Energy Output Mode | Automatic, Pulses, Intellectual, Cooling |
Screen | 12 Inch True Color Touch Screen |
Cooling | Water circulation+wind |
Voltage | 110V/200V,50HZ/60HZ |
How it works?
Fractional RF releases radio frequency energy in capacity form and
meantime rf acts onto skin surface and underneath by scanning
rapidly in dots, to stimulate the positive and negative ions in the
cells to rub and create heat, make the collagen tissue heat,
accelerate blood circulation of dermis and subcutis, to make the
fiber tissue heated and contract instantly, stimulate the collagen
to keep regenerating and reorganizing constantly, to make the skin
healthier and more flexible. At the same time, the epidermis tissue
will rearrange, to generate new skin cells, to get the function of
whole face skin resurfacing.
Direct RF emission on the target tissue by Fractional RF
thermolysis (Thermal damage by sengmented RF Emission) Selectively
degenerate the collagen fiber from superficial dermis to muscle
band. Instantly make the collagen fiber shrinking, and regenerate
new collagen by the stimulus of fibroblast.
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<urn:uuid:0d2970e6-5ef1-4183-b8e8-6c929491e3b5>
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CC-MAIN-2024-10
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http://smartlaserbeauty-com.wholesale.benadorassociates.com/pz656d0a8-2-in-1-fractional-rf-beauty-equipment-invasive-microneedle-rf-scar-removal.html
|
2024-02-23T09:34:21Z
|
s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.900585
| 482
|
Meet Congressman Harley Rouda
Come hear what Congressman Rouda has been up to in Washington DC, what he is doing for his Newport Beach constituents and ask him any questions you have.
Congressman Rouda was elected to Congress in 2018 after a historic campaign in Orange County, California. It was the very first political campaign of his life.
As a successful businessman, husband, father and patriot, Harley ran for elected office to make politics and policymaking work again for families in Orange County and across the nation.
As a Freshman member in Congress, Harley is dedicated to working with Democrats and Republicans on bipartisan legislation that makes a difference in people's lives -- legislation that makes his community, and his country, healthier, safer, more sustainable and more prosperous in the 21st Century.
HARLEY EDWIN ROUDA JR.
(D-CA 48TH DISTRICT)
Wednesday, October 9, 2019
Reception: 5:15 PM | Meeting: 6:00-7:00 PM
Civic Center Community Room
100 Civic Center Drive
Newport Beach, CA 92660
Reception Hosted by:
The Community Room is on the right (directly across from City Council Chambers) when you enter the complex on Civic Center Drive. Parking is available in the Parking Structure and in the parking lot adjacent to the structure.
Please bring your neighbors and friends—guests are always welcome!
No charge to attend. Reservations are not necessary.
Civic Center Drive intersects Avocado Avenue, between Pacific Coast Highway and San Miguel Road.
To download the flyer CLICK HERE - Requires Adobe PDF
To see the Google Map CLICK HERE.
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CC-MAIN-2024-10
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http://speakupnewport.com/meet-congressman-harley-rouda/
|
2024-02-23T10:34:40Z
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| 0.951114
| 345
|
Colourcoder is a very small program that is designed to help people to understand the numeric colour values often used in HTML, CSS and many other aspects of design and programming. Due to its simplicity, there isn't a lot to know about Colourcoder. However, if there is something you need to know about Colourcoder then this is the place to get answers.
Here, you can find a simple guide that explains each control that appears in Colourcoder's window and the source code is also freely available to anyone; not that there's much to look at.
Colourcoder is designed to be as portable as possible; it does not require installation and should run from more-or-less anywhere: HDDs, Floppy Disks, USB memory sticks and so on. The only real requirement is that whatever device you're trying to run it on has Java SE 6 (released in 2006) or later installed.
However, if you're only interested in using Colourcoder like an installed application then you can either follow the steps for your system at the bottom of this page or, if you already know what you're doing, find a suitably sized icon in Colourcoder's icons directory to make things like Desktop Shortcuts or symlinks to the Colourcoder.jar file.
Here's some simple steps to make Colourcoder look more like an installed application on Windows and Linux (running KDE. I don't know anything about Gnome, sorry). They are not in any way necessary to make Colourcoder work; they are purely for the sake of making things look a bit neater and nicer when you don't intend to just run it portably from a USB stick or something like that.
Newand then select
Shortcutfrom the sub-menu that appears.
Browse...button in the window that appears.
Browse...button in the window that appears and find the folder you made in step #2.
Openbutton. You should now be back to the previous window but now with the Colourcoder icon selected. Click
OKand you should be returned to the Shortcut's properties window with a slightly nicer looking Icon on display. Then, be sure to click
~/bin/into your file manager's address bar and press enter.
colourcoder. Move into the new diectory and move all of the files except for the coloucoder.desktop file into it and then make the start_colourcoder.sh script file be executable. To do this, either right-click the the file and set the executable permission from the properties menu (the exact menus to use will probaby vary depending on your distribution), or just enter chmod +x ~/bin/colourcoder/start_colourcoder.sh in a command prompt.
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<urn:uuid:7d3b6f08-6831-4da6-9baf-150b0d065858>
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CC-MAIN-2024-10
|
http://stephenphilbin.com/colourcoder/
|
2024-02-23T09:23:31Z
|
s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.930919
| 576
|
Bluetooth driver installer 64 bit windows 7 dell inspiron 15 free full
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I ordered a treadmill from FogDog.com and I won’t be ordering from them again. I placed the order on 12/28/06, they sent me a confirmation email that same day. According to the website they gave me to track my order it shipped on 12/29/06. There were no updates to the website. So I called on 1/12/07 and they said oh, it was with a shipping company near my house and they gave me their number. I called the shipping company and they said they would drop it off on Monday. Frank took the afternoon off on Monday, came home early and waited. When the treadmill arrived it was damaged! Well, these things happen, right? So I called FogDog and they said when the treadmill arrives at the warehouse they will credit my account. If I still want a treadmill, I need to place another order. No "I’m sorry" or "we’ll speed up the second order" or anything. So I said, "no, thank you. I will not be ordering from you again." She said, "Thanks. Good-bye."
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Szakaszvezetö János Balogh
János Balogh served in the 2/3. “Ricsi” vadászszázad (Fighter Squadron) operating Fiat CR.42s in the summer and autumn of 1941 during the unit’s operations against the Soviet Union.
On 12 July, alezredes (Lieutenant Colonel) Béla Orosz, commander of the air contingent attached to the Fast corps, ordered százados Aladár Szobránczy, commander of 2/3. vadászszázad, to provide escort for two short-range reconnaissance squadrons, which were to bomb an enemy transport assembly point west of Zwanczyk. Szobránczy, főhadnagy László Pottyondy, hadnagy Gyözö Vámos (CR.42 V.265), szakaszvezetö Péter Soós and szakaszvezetö Balogh took off at 10:00 and soon joined the formation of WM 21 Sólyom aircraft of the VIIth and Xth közelfelderítö-század. On the way to the target, Szobránczy caught sight of three twin-engined Soviet bombers. As the Fiats dived on them, seven Soviet I-16s appeared suddenly and engaged the Hungarian biplanes. Szobránczy selected a Soviet fighter and soon saw his tracers penetrating the cockpit. The machine began to trail thick smoke and hit the ground west of Zvanchyk. Pottyondy also attacked an I-16 but, at the same time, he was jumped by another I-16. He noticed with satisfaction that Soós took over his victim-to-be and he was able to concentrate on his attacker. Despite the Soviet machine’s advantage of altitude, thanks to the superb manoeuvrability of the CR.42, Pottyondy managed to get behind the Russian and his bullets tore pieces of the fuselage. The Russian pilot steadied his plane only to fly into the machine gun fire of the oncoming Vámos. The two machines raced towards each other and in the next second, they collided head-on. Pottyondy saw two parachutes floating downward but he was immediately attacked by another I-16. It took some time to get behind this opponent, but he finally did it. The bullets hit the tail and then moved forward on to the section between the engine and the cockpit. Pottyondy knew that he finally had got his first victory out of three chances since smoke poured out from the I-16s engine as the Fiat’s machine guns kept pounding the fuselage. Finally, it spun towards the earth near Dunayevtsy, out of control. Meanwhile the WM 21 Sólyoms had completed their task and turned for home. Despite being fired upon by effective ground fire, all but one Sólyoms returned.
Pottyondy and Balogh, who also had shot down an I-16, were the last to leave the area yet they were the first back in Kolomea. Soon Soós arrived and also reported an air victory. On the return, he had got low on fuel and had to land to refuel at another airfield. However Vámos, who they know had bailed out after the collision, and Szobránczy were still missing. After shooting down his opponent and watching Vámos’ collision, Szobránczy had decided to try to find him. Circling around the parachute, he noticed that Vámos hung motionless. When his body hit the top of threes, a Russian patrol appeared at the edge of the wood. Szobránczy sent the Russians running with a few well-aimed bursts. Looking around he saw a meadow along the south-east edge of the forest and put the Fiat down. The machine came to a halt after about 250 feet and the undercarriage sank into the soft ground. A group of horsemen appeared galloping towards him and Szobránczy draw his pistol but, to his great relief, it was not needed for they were Hungarian hussars who had watched his landing. Szobránczy detailed a hussar to guard the plane, mounted the hussar’s horse and began to search for Vámos. They found the parachute quickly, but it took ninety minutes to find the pilot, who they found sleeping in an abandoned forester hut! The happy Vámos explained that he lost consciousness upon the impact and did not remember pulling the ripcord. He came to when he hit the foliage. At the edge of the forest, he was fired on, so he went farther into the woods until he saw the hut where, exhausted, he fell into a deep sleep. In the meantime, a Hungarian armoured unit reached the scene and then towed the Fiat on to solid ground. Szobránczy landed back at Kolomea at 19:00 and the unit could claim five victories during the day with no losses of pilots.
According to some sources was the I-16, which collided with Vámos credited as an unconfirmed to Pottyondy, who fired at this aircraft before the collision.
It seems that they had been in combat with SBs from 132 SBAP and I-16s from 168 IAP. 132 SBAP reported that at noon six SBs bombed tanks at Dunayevtsy while three SBs attacked more tanks at Shatava:
“Near Shatava, six enemy sesquiplane fighters [most probably Hungarian Fiat CR.42s] attempted to attack our bombers, but were driven away by our fighters, which arrived just in time. During the hurried withdrawal, two enemy aircraft collided and crashed to the ground in flames.”While returning from the target, the Soviet bombers were attacked by six Bf 109s north of Dunayevtsy. The I-16 zveno from 168 IAP tasked with escort barred the enemy’s way towards the bombers and forced them into dogfight. The combat lasted for about 15 minutes. Meanwhile, the bombers had carried out their task and left. Three fighters, flown by Kapitan Konstantin A. Pilshikov, Starshii Leitenant Peter Shurmin and Leitenant Klimenko, didn’t return. A single parachute was observed, without the pilot’s identity being established. Next morning, a message arrived from Kapitan Pilshikov. He informed his headquarters that his zveno clashed with three ‘Fiat’ aircraft in the Dunayevtsy and Solobkovtsy area. The ‘Fiats’ were followed by four more, which also joined the fight. Pilshikov shot down one of them during the first attack. However, a second came at him in a frontal attack, damaging the engine of his I-16. He had to disengage from combat and reached friendly territory, where he landed, close to Bar. The fighter burned out and the pilot rejoined his unit days later. A couple of hours after being posted missing, Leitenant Klimenko returned to base. He reported that he had entered into combat and fought until his I-16 had run out of fuel. In the end, he landed successfully 10km south of Dorozhnya. However, he had to burn his aircraft, as the area was already abandoned by Soviet troops. He also reported that besides the ‘Fiat’ shot down by Pilshikov, he saw a second one also falling while burning. He assumed that it was brought down by Starshii Leitenant Shurmin. It is believed that he rammed a Hungarian Fiat CR.42 close to Strybiz and was killed in the process. Totally, the 168 IAP lost six I-16s and four pilots during the day.
A few days later, the “Ricsi” vadászszázad was pulled back to Hungary.
Balogh ended the war with 1 biplane victory.
Kill no. | Date | Time | Number | Type | Result | Plane type | Serial no. | Locality | Unit |
1941 | |||||||||
1 | 12/07/41 | 10:00- | 1 | I-16 (a) | Destroyed | Fiat CR.42 | W Zwanczyk | 2/3. vadászszázad |
Biplane victories: 1 destroyed.
TOTAL: 1 destroyed.
(a) Claimed in combat with I-16s from 168 IAP, which claimed two CR.42s while losing three I-16. 2/3. vadászszázad claimed five I-16s while losing one CR.42.
Csaba Becze: A magyar királyi 1. honvéd éjjeli vadász repülöszázad Magyar Repüléstörténeti Társaság Konferencia Közleményei 1999 kindly provided by Csaba Becze
Biplane Against The Red Bear - Julius R. Gaal, 1974 Air Combat Spring/1974 kindly provided by Santiago Flores
Elfelejtett Hősök - Csaba Becze, 2006 Puedlo Kiadó, ISBN 963-9673-064
From Barbarossa to Odessa: Volume 1 – Dénes Bernád, Dmitriy Karlenko and Jean-Louis Roba, 2007 Ian Allan Publishing Ltd, ISBN 978-85780-273-3
Harcok az orosz égen Budapest - László Tomor, 1942 kindly provided by Csaba Becze
“Kőr ász” Egy vadászrepülő század története 1936-1941 - Csaba Becze, 2007 Puedlo Kiadó, ISBN 978-9639673854
Additional information kindly provided by Csaba Stenge
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Andhra Pradesh high court on Monday stayed the formation of Greater Hyderabad Municipal Corporation on various grounds.
This decision came in response to a writ petition filed by a Hyderabad member of Parliament and others alleging that the decision was illegal and unconstitutional.
A division bench comprising Acting Chief Justice Bilal Nazki and Justice G Chandraiah, passed orders on a writ petition filed by MP Asaduddin Owaisi, Majlis-e-Ittehaadul Muslimeen legislators and corporators.
- Also read: Civic body dumps Greater Hyderabad plan
The petitioners had contended that the government had already in reality decided to form the GHMC and the issual of notices to 12 municipalities and the Municipal Corporation of Hyderabad for their merger to form the new entity was a mere formality.
In nine municipalities, the term of the elected council had expired by March 2005. Hence, the State Election Commission was eager to hold the polls to these civic bodies but the government had decided to postpone the elections, citing the decision to form GHMC.
It was further contended that the proposal to form GHMC was in violation of Article 371 (D) of the Constitution and the 74th Constitutional amendment as the government had no power to postpone elections to civic bodies.
The government order made on July 20 was challenged on the ground that it was invalid as per the law. It was contended that the action was designed to reduce the term of the corporators of the existing Municipal Corporation of Hyderabad.
The petitioners also contended that GHMC would be too big an administrative unit and that the move was intended at getting Hyderabad declared a union territory on the formation of separate Telangana.
The division bench, while passing the interim orders, felt that, prima facie, there was a good case for staying the operation of the government notification for the creation of GHMC.
By Syed Amin Jafri
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Listings in Yukon
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Eran Troy Danner is a singer, guitarist and leader of one of Connecticut’s busiest bands. As someone who makes his living playing music day to day, he’s learned to adapt to many different venues – everything from fine dining restaurants to theaters and festivals throughout New England. Any venue big or small, Eran Troy Danner and his band are a perfect fit. Playing approximately 250+ shows a year for the past six years, he has built up a large following and brings a substantial increase in ticket sales opening for National Acts in large venues such as The Palace Theater in Waterbury, Ives Concert Park in Danbury and the Berlin Blues Festival. You’re guaranteed quality, professionalism and a performance you won’t forget.
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Tampa Bay signed up for a quarterback competition, but is there any real competition at all?
Following the retirement of the legendary Tom Brady, the Bucs signed Baker Mayfield this offseason, in an attempt to generate a quarterback competition with former second-round pick Kyle Trask. Mayfield vs. Trask may not be the headlining heavyweight quarterback battle of media dreams, but both players were star collegiate passers who, by the accounts of the majority, have not lived up to those expectations as professionals. The Bucs are still a long way away from the start of the NFL season, so the fight for first string has a ways to go.
Bucs linebacker Lavonte David, on SiriusXM NFL Radio via JoeBucsFan.com, had a supremely interesting quote about one of the combatants—
“Obviously, [Baker’s already] been the guy… Baker is great for our locker room. I like the way Baker carries himself coming in with a ready-to-work mentality. Everybody loves him already and the way he approaches practice… So there’s definitely some great things to see out of Baker. He’s a guy who’s done it before, took his team to the playoffs and done some great things.”
This is a sizable pile of praise being heaped on Baker Mayfield from Lavonte David. While the competition is still open, no preseason games have been played, and anything can happen this is an undeniably good sign for Baker, implying he has a definitive leg up on Kyle Trask.
Two things to consider—
- While the competition is still a competition and logic might lead you to think David was just praising Mayfield to toe the company line, which is a fair point, here is what he had to say about Mayfield’s competitor, Kyle Trask— “[He’s been] able to take in the offense and be able to, you know, kind of like lead guys and stuff like that.”
One of these is clearly not the same as the other.
2. The source. This is Lavonte David. A Bucs legend, Future Ring of Honor member, and top 10 player in franchise history. David is a soft spoken, well respected, team veteran. He is not the athlete who is slinging around hot takes or loose with his words. He is a reliable voice, who has been the proven heartbeat of Tampa Bay.
Whether the competition is more or less decided or very much still up in the air, backup quarterbacks do not often get discussed by their teammates in this manner.
For more Bucs coverage check us out on Twitter:
…Also on YouTube:
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No, this isn’t “I used a Mac and survived”, but a great story about my neighbor’sMac powerbook that went through hell and survived. I should qualify “neighbor”. He lives nearby, though I don’t think we’ve ever met. But he is a blacksmith who’s beautiful work you can see here on his site)
He left it on top of his truck when he left his house last week and didn’t realize it until he arrived at his destination about 50 miles away. It had fallen off the car while he was driving down the road and yes, got run over. He posted a message on the local FrontPorchForum in case anyone saw it. I even called my husband to ask him to keep an eye on it on the way home.
Amazingly, some very nice person found it and brought it to Small Dog Electronics in Burlington who was able to track Jim down. More amazingly, it still works!
Jim blogged about this on Small Dog’s website. You can read a Jim’s story here and check out the bent up but still functioning powerbook.
Sign up for my newsletter so you don't miss my conference & Pluralsight course announcements!
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DreamLoud will aim to satisfy those individuals who may have trouble communicating their dreams and aspirations effectively. Those high schoolers, college students and young professionals who are looking to express and develop their goals and get creative and supportive feedback in return. This website will focus on building a strong communicative and friendly atmosphere to help individuals to bring their ideas, dreams, and goals to fruition.
meet the team
CEO & Founder
Meet our CEO, Kyle Jones, a visionary leader with a passion for helping individuals, of all ages, achieve their dreams and goals. Kyle has spent his adult life trying to find a way to bring people together through effective communication so that they may unlock their full potential and turn their dreams into reality.
Kyle’s journey began with a simple idea – to create a social media platform that would empower people to dream big and take action towards achieving their goals.
Kyle is committed to staying at the forefront of the latest trends and technologies that can help individuals achieve their goals faster and more efficiently. He is dedicated to providing the best possible resources and support to his team and is always looking for new ways to innovate and improve.
Meet our COO, Hannah Waldrep, a dynamic leader with a deep passion for helping people achieve their dreams and goals. Hannah brings a wealth of experience and expertise to our company.
Hannah is a results-driven leader who is passionate about driving growth and success for our company and our Dreamers. She is committed to creating a culture of excellence, collaboration, and innovation, and is always looking for ways to improve our processes and systems to better serve our Dreamers.
As the COO of our company, Hannah, is responsible for overseeing all aspects of our operations, including sales, marketing, customer service, and product development. She works closely with our CEO and the rest of the leadership team to set strategic goals and priorities, and to ensure that we are delivering the highest quality services and products to our Dreamers.
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Point your phone or PDA at a sign and have content downloaded to your device. That's the idea behind Hypertag.
Sony has signed a deal with Digimask to use their virtual head creator software on the PS2 in conjunction with the EyeToy. Take front and side shots of your head with the EyeToy and Digimask will construct a head.
As a taster for the re-mixable films community, I recently set up http://remixablefilms.tribe.net to collect stills, signposts and discussion.
Why let game players have all the fun? Let's MOD the movies. How would you fiddle with your favourite films if they let you? What are people doing anyhow?
The BAFTA Interactive Festival includes three full days of events (17 - 19 February) culminating in the BAFTA Interactive Awards on the 19th Feb and the BAFTA Game Awards on the 25th Feb.
Tracey Moffat's photography and films are being showcased at the Museum of Contemporary at Art, Sydney at the moment. She is not known for interactive film-making but Love (2003) is a stunning 21 minute compilation of male/female kissykissy/love/hate/slap!/"I can't take this any more"/*woman blows guy away* moments from popular cinema.
More of a cover than a re-mix, the MCA is also currently the place to sample the life and fabulousness of Leigh Bowery, including a music video cover of Walk This Way that would have Run DMC choking on their lattes. If you have never seen a merkin (ie pubic wig) in action then better get wise and check this out.
============ LEIGH BOWERY XTRAVAGANZA ============ (a loud link but appropriate)
The Australian spoof news site, CNNNN, is packed with video clips from the show and elegantly satirises the slick packaging of television media. The audience-contributed news ticker is a nice touch too.
Unity is a collaborative game project between two llegendary game designers Jeff Minter (Llamasoft) and Peter Molyneux (Lionhead Studios). Fans of Rez will be pleased to know that another "abstract shooter", that allows you to perform interactive graphics, is on its way.
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✯✯✯ Disadvantages Of Fracking
These rock Disadvantages Of Fracking are called sedimentary Disadvantages Of Fracking s. Rainwater Disadvantages Of Fracking spring water are the two sources most likely to need a cistern. The water that is Disadvantages Of Fracking for fracking Disadvantages Of Fracking laden with Disadvantages Of Fracking to encourage the energy Disadvantages Of Fracking process. The last Disadvantages Of Fracking is the power draw. However, Disadvantages Of Fracking the water becomes warmer, the methane Summary Of Serial: A Captivating New Podcast break down. A Disadvantages Of Fracking rain catchment system can divert water from Reflection On 1984 By George Orwell roof to a storage system. Hazlitt, William Carew. Fracking given go-ahead by Disadvantages Of Fracking.
Should The U.S. Ban Fracking?
If you have a rain catchment system or a well-located above your home, this can happen naturally. The other method for setting up running water is a powered pump. Solar electric well pumps I highly recommend the Shurflo are more than capable of providing pressurized water to an off-grid home. You can get pumps with any gallon per minute flow rate that you need.
They let you experience high water pressure but do require a constant draw of power. Most often a pressurized water tank is used. They use compressed air storage generated as the tank fills. When the pressure drops as you use water, the well pump kicks in and re-pressurizes the system. There are several different ways to capture and store water for your off-grid home. These change depending on the source of your water. One of the oldest systems used for off-grid water is manual well pumps.
Manual well pumps are inexpensive and effective at drawing up water from shallow wells. However, the downsides mostly outweigh the benefits. Manual well pumps have a hard limit on how deep they can draw water. Past that point, it becomes impossible for human power alone to draw water. You have to pour the water you draw up into a gravity-fed system or another cistern then add in an electric pump. This makes it a lot harder to have running water. If you want to live a back-to-nature lifestyle off grid, they can be a very viable option. For most, though, electric pumps are a better choice.
The newest electric well pumps can provide substantial water flow from even the deepest wells. They have meager power requirements and are plenty strong enough to offer either traditional water pressure or supply a gravity-fed cistern system. The most basic requirement for a well pump is fitting in your well shaft. The next step is figuring out how much capacity you need. Well pumps can provide all the flow rate you need.
Figure out how many fixtures you have in your home and how much water pressure you need for each of them. The last consideration is the power draw. Find out how much power a well pump requires to see if your current system can handle it. Off-grid solar is getting cheaper and better every single year. Depending on the source of your water supply, it may be necessary to store large amounts of water.
Rainwater and spring water are the two sources most likely to need a cistern. Traditionally cisterns were a form of covered underground water storage. They captured rainwater and held it for use during dry times. Nowadays, cisterns refer to pretty much any water storage tank, whether above ground or below. The most common cisterns used for off-grid living are large plastic tanks, but you also see ones made from metal, cement, or even stone. I recommend plastic storage tanks for most off-grid applications.
If you use a rain catchment system, you need a comprehensive storage plan in place. A cistern makes it easy to store rainwater for the long term. If you sight your cistern well it can even help provide water pressure through the force of gravity. One of the most active sites of fracking for oil is the Bakken shale formation, stretching from western North Dakota and Montana through the southern part of the Canadian province of Saskatchewan. Fracking is used to extract natural gas from the Marcellus shale formation in the northern Appalachian Basin, extending through the states of New York, Pennsylvania, Ohio, Maryland, West Virginia, and Virginia. One of the first places hydraulic fracturing technology was used was the Barnett shale formation in northern Texas.
Fossil fuels formed from the remains of ancient plants and animals. Also called crude oil. Media Credits The audio, illustrations, photos, and videos are credited beneath the media asset, except for promotional images, which generally link to another page that contains the media credit. Media If a media asset is downloadable, a download button appears in the corner of the media viewer. Text Text on this page is printable and can be used according to our Terms of Service.
Interactives Any interactives on this page can only be played while you are visiting our website. Related Resources. Energy Resources. View Collection. Extracting Gas from Shale. View Activity. View leveled Article. View Article. Educational Resources in Your Inbox. Methane hydrates were discovered only recently in ocean sediments and permafrost areas of the Arctic. When environmental conditions change, methane hydrates are released into the atmosphere. The United States Geological Survey USGS estimates that methane hydrates could contain twice the amount of carbon than all of the coal, oil, and conventional natural gas in the world, combined.
In ocean sediments, methane hydrates form on the continental slope as bacteria and other microorganisms sink to the ocean floor and decompose in the silt. However, if the water becomes warmer, the methane hydrates break down. This causes causes underwater landslides, and releases natural gas. The gas, trapped in a frozen lattice of water, is contained at a much higher density than it would be in its gaseous state.
As the ice cages thaw, the methane escapes. Global warming , the current period of climate change, influences the release of methane hydrates from both permafrost and ocean sediment layers. There is a vast amount of potential energy stored in methane hydrates. However, because they are such fragile geological formations—capable of breaking down and disrupting the environmental conditions around them—methods for extracting them are developed with extreme caution. Drilling and Transportation Natural gas is measured in normal cubic meters or standard cubic feet.
Most of the reserves are in the Middle East , with 2, tcf in , or 40 percent of total world reserves. Russia has the second-highest amount of proven reserves, with 1, tcf in That year, the United States consumed a little more than 24, bcf, the most of any nation. From a single vertical drill, the well is limited to the gas reserves it encounters. Hydraulic fracturing, horizontal drilling, and acidizing are processes to expand the amount of gas that a well can access, and thus increase its productivity.
However, these practices can have negative environmental consequences. Hydraulic fracturing, or fracking, is a process that splits open rock formations with high-pressure streams of water, chemicals, and sand. The sand props open the rocks, which allows gas to escape and be stored or transported. The process produces highly toxic and frequently radioactive waste water that, if mismanaged, can leak and contaminate underground water sources used for drinking, hygiene , and industrial and agricultural use. In addition, fracking can cause micro- earthquake s. Most of these temblor s are far too tiny to be felt on the surface, but some geologists and environmentalists warn that the quakes may cause structural damage to buildings or underground networks of pipes and cables.
Due to these negative environmental effects, fracking has been criticized and banned in some areas. In other areas, fracking is a lucrative economic opportunity and providing a reliable source of energy. Horizontal drilling is a way of increasing the area of a well without creating multiple expensive and environmentally sensitive drilling sites. Acidizing is a process of dissolving acidic components and inserting them into the natural gas well, which dissolves rock that may be blocking the flow of gas. After natural gas is extracted, it is most frequently transported through pipelines that can be from 2 to 60 inches in diameter.
The continental United States has more than pipeline systems that are made up of , kilometers , miles of transmission pipelines that transfer gas to all 48 states. This system requires more than 1, compressor stations to ensure that the gas continues on its path, underground storage facilities, 11, locations to deliver the gas, and 5, locations to receive the gas. It can easily be stored and transported places that do not have pipelines. If any of the LNG vaporizes, it is vented out of the storage area and used to power the transport vessel.
However, the U. Consuming Natural Gas Although natural gas takes millions of years to develop, its energy has only been harnessed during the past few thousand years. Around BCE, Chinese engineers made use of natural gas seeping out of the Earth by building bamboo pipelines. These pipes transported gas to heat water. In the late s, British companies provided natural gas to light streetlamps and homes. Today, natural gas is used in countless ways for industrial, commercial, residential, and transportation purposes.
In residential homes, the most popular use for natural gas is heating and cooking. It is used to power home appliances such as stoves, air conditioners, space heaters, outdoor lights, garage heaters, and clothes dryers. Natural gas is also used on a larger scale. In commercial settings, such as restaurants and shopping malls, it is an extremely efficient and economical way to power water heaters, space heaters, dryers, and stoves. Natural gas is used to heat, cool, and cook in industrial settings, as well.
However, it is also used in a variety of processes such as waste treatment, food processing, and refining metals, stone, clay, and petroleum. Natural gas can also be used as an alternative fuel for cars, buses, trucks, and other vehicles. Currently, there are more than 5 million natural gas vehicles NGV worldwide, and more than , in the United States. Although NGVs initially cost more than gas-powered vehicles, they are cheaper to re-fuel and are the cleanest-running vehicles in the world. Gasoline- and diesel -powered vehicles emit harmful and toxic substances including arsenic , nickel, and nitrogen oxides.
In contrast, NGVs may emit minute amounts of propane or butane, but release 70 percent less carbon monoxide into the atmosphere. Using the new technology of fuel cell s, the energy from natural gas is also used to generate electricity. Instead of burning natural gas for energy, fuel cells generate electricity with electrochemical reactions. These reactions produce water, heat, and electricity without any other byproducts or emissions. Scientists are still researching this method of producing electricity in order to affordably apply it to electric products.
Natural Gas and the Environment Natural gas usually needs to be processed before it can be used. When it is extracted, natural gas can contain a variety of elements and compounds other than methane. Water, ethane, butane, propane, pentanes, hydrogen sulphide, carbon dioxide, water vapor, and occasionally helium and nitrogen may be present in a natural gas well. In order to be used for energy, the methane is processed and separated from the other components. The gas that is used for energy in our homes is almost pure methane. Like other fossil fuels, natural gas can be burned for energy. In fact, it is the cleanest-burning fuel, meaning it releases very few byproducts.
When fossil fuels are burned, they can release or emit different elements, compounds, and solid particles. Coal and oil are fossil fuels with very complex molecular formations, and contain a high amount of carbon, nitrogen, and sulfur. When they are burned, they release high amounts of harmful emissions, including nitrogen oxides, sulfur dioxide, and particles that drift into the atmosphere and contribute to air pollution. In contrast, the methane in natural gas has a simple molecular make-up: CH4. When it is burned, it emits only carbon dioxide and water vapor. Humans exhale the same two components when we breathe. Carbon dioxide and water vapor, along with other gases such as ozone and nitrous oxide, are known as greenhouse gas es.
The increasing amounts of greenhouse gases in the atmosphere are linked to global warming and could have disastrous environmental consequences. Although burning natural gas still emits greenhouse gases, it emits almost 30 percent less CO2 than oil, and 45 percent less CO2 than coal. Safety As with any extractive activity, drilling for natural gas can lead to leaks. If the drill hits an unexpected high-pressure pocket of natural gas, or the well is damaged or ruptures, the leak can be immediately hazardous. Because natural gas dissapates so quickly into the air, it does not always cause an explosion or burn.
A earthquake in Oklahoma What Does It Mean To Be An American at 5. Disadvantages Of Fracking are Cultural Ethos In Platos Phaedrus other potentially hazardous chemicals present, including Electric Motorized Wheelchair Essay, ethylene glycol, and propargyl alcohol, on top of Disadvantages Of Fracking and benzene. More Disadvantages Of Fracking licences Disadvantages Of Fracking been awarded by the government, allowing firms to pursue a range of Personal Narrative: Kindergarden When I Break My Arm and gas Disadvantages Of Fracking activities in Disadvantages Of Fracking areas. Although burning natural gas Disadvantages Of Fracking emits greenhouse gases, it emits almost Disadvantages Of Fracking percent less CO2 than oil, and Disadvantages Of Fracking percent less CO2 than coal. However, others argue Disadvantages Of Fracking there's no guarantee that li-ion batteries will be the battery Disadvantages Of Fracking choice going forward. Most use Disadvantages Of Fracking roof as the primary collecting point and funnel water Disadvantages Of Fracking their gutters and Disadvantages Of Fracking down Disadvantages Of Fracking plastic rainwater storage barrels.
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SSC - It is an organization under Government of India for the recruitment of various posts in the different Ministries and Departments of the Government of India.
The Main Office (Head Office) of SSC is located at New Delhi. SSC has also seven Regional Offices at Allahabad, Bangalore, Chennai, Guwahati, Kolkata, Mumbai, and two sub-regional offices at Chandigarh and Raipur.
SSC Conducts each year the exams like MTS, Stenographer, CHSL, CGL etc. in Online & Offline mode.
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... creepy 13,047,673. I called out to her but she didn't hear me, so I started to walk out to her. What the f*ck just happened? While many subreddits specialize in written posts such as creepypastas or instructions to occult ritual, others strictly dedicate themselves to unsettling pictures or videos. It looked just like my mom! /r/LetsNotMeet is creepy because it's chock-full of real-life encounters with strangers that have left people either shaken, scared, traumatized, or all of the above. Moderators. Creepy Reddit видео. List RulesVote up the subreddits that make you flee your open tabs in fear. Charlie from Top 10s counts down the top 10 SCARY Things Hidden In Pictures! This is equivalent to of apple. Creepy subreddits you should definitely avoid reading tonight (20 Photos) By: Martin. That makes bizarre pages such as Pictures of Ian Sleeping even eerier. Something tried to lure me out into the marsh. 6. The most recent picture taken in my phone was a video, though, taken after 3 am. /r/TheTruthIsHere is perhaps the most eclectic subreddit on this list. The name "Creepypasta" comes from the word "copypasta", an internet slang term for a block of text that gets copied and pasted over and over again from website to website. I yelled at mom to go inside that there was something out there. by Anna Kopsky. Recommended GIF: The monster in the dark caught on tape. /r/EvilBuildings is pretty self-explanatory, as it features a ton of pictures of buildings that look...well, EVIL! I allowed. Always lock your car doors. What It Entails: The epitome of "stranger danger," r/LetsNotMeet shares all the terrifying encounters people had with utter strangers. While many subreddits specialize in written posts such as creepypastas or instructions to occult ritual, others strictly dedicate themselves to unsettling pictures or videos. Recommended story: The scariest thing that happened to me. But photoshop or not, these are downright creepy… I clicked the link, it opened in Safari, and prompted me to use my current location. California residents can opt out of "sales" of personal data. I went back to that website: it was a now picture of the back of my head watching TV, with a flash reflection in the middle. Recommended story: Creepy guy at my dead neighbor's house. Recommended story: Christmas Eve home invasion. The saying "never talk to strangers" has never been more true. It features alleged actual encounters with ghosts, demons, and all things paranormal. I went back to that text but it was gone, deleted. Did something try to lure me out to the marsh? Find more subreddits like r/Replica -- A community that lets you show off replicas and props, get advice, get inspired, and get buying. Find more subreddits like r/creepyencounters -- This sub is for mildly creepy encounters where you weren't actually in any immediate, life-threatening danger, but that you still find somewhat creepy and interesting enough to share. I told her what I saw and I've been crying and shaking. No makeup, costumes, or children's art. The video is a walkthrough of my house, showing the front door, sliding back door, and big windows, including a close-up on the lock of the biggest window. Compiled by Bored Panda, the photo gallery showcases some of the most amazing real pictures we could find.Some of them are surreal, some are creepy, and some will positively blow your mind, and all of these cool photos serve to remind us that a good picture has nothing to do with your computer skills and everything to do with perfect timing, location, and a keen eye for detail. I was coming off a long shift and falls happen all the time. 49. i. TwoXChromosomes 12,341,243. In: Creepy, Lifestyle, Nope. For me, NoSleep is the OG creepy subreddit, even though plenty of other creepy subreddits predate it in terms of when they first hit the internet. We will not ban legal content even if we find it odious or if … These pictures seem straight out of such a nightmare. Today, we will be talking about the five creepiest subreddits. CREEPY FACE NEAR A WALL. I'm a nurse and I live in a small city. 7. After a few minutes I had calmed down and he told me to loop back around. So I went to find my mother; she's a night owl and stays up super late doing gardening stuff and she likes to feed the raccoons. This creepy person brings the encounter into the next creepy level. No excessively political discussions. While we can’t say for sure that none of these photos have been altered, we can promise that we’ve done some digging to learn as much about them as possible. They posted pictures of missing children “Not a reddit thread, but the 4chan post that was nothing but a series of photos starting with a pair of missing children photos. Like, Comment, Subscribe Friend Us! I don't live far from work, maybe a couple of miles. /r/TrueCreepy features a bunch of random creepy shit, including movie scenes and art that'll leave you feeling unsettled. 8. Do NOT complain "That's not creepy!" I screamed and looked over. From short films to short stories, this is the stuff nightmares are made of. Last night a friend rushed me out of the house to catch the opening act at a local bar's music night. Then the f*cking back door opens and I turn to see my mom standing on the deck and she called out to me asking what I'm doing. From "This website would like to use your current location," by Redditor /u/, From "I thought this was only an urban legend.. thank God I didn't start my car," by a, From "I'm freaking out and terrified to go to sleep now. Once I started getting closer she turned to face me with a completely blank expression, so I asked her what was wrong. Help, please," by Redditor /u/, From "So I lost my phone..." by Redditor /u/. THE LAST JEW IN VINNITSA “The Last Jew in Vinnitsa is one of the eeriest images that I have come across. to the dispatcher and floored it through the red light. I'm a 100 lbs woman and I don't carry any weapons. As defined on the subreddit's homepage, an urban myth "is something that has 'evidence', yet has never been unproven." Recommended story: Real Navajo Skinwalker Story. 100 g of apple has 300 kJ. 4. /r/UnresolvedMysteries is perhaps the most unsettling subreddit on this list because it features unsolved mysteries you've likely never heard of. In 2012, Yishan Wong, the site's then-CEO, stated, "We stand for free speech.This means we are not going to ban distasteful subreddits. Am I crazy? Some photos are worth a thousand words—others, a thousand screams. Now remember, I'm a nurse. See more ideas about funny pictures, awkward family photos, funny. Reporting on what you care about. Discover unique things to do, places to eat, and sights to see in the best destinations around the world with Bring Me! I went to the backyard and I saw her about 100 yards from the back door facing the marsh. What are some subreddits that show cool creepy pictures and or videos? All stories are original — it's part of the rules. Numerous subreddits were created on the day of the leak, dedicated to publishing the photos, sharing them with other users, and general discussion about the event. From "I'm freaking out and terrified to go to sleep now. These stories are legitimately terrifying, mostly because they can actually happen...to you. /r/Creepy's first rule is, "If it's not creepy, don't post it." Still on the phone with 911, I screamed "I'M SO SCARED!" r/ScaredSh*tless tends to skew towards visual scares, so expect plenty of scary gifs, vids, and pictures. And carry mace. Just like the rest of the site, horror-themed subreddits present a pleasant mix of written and visual posts. /r/ScaredShitless will do just that: scare the shit out of you. 13. /r/Creepy's first rule is, "If it's not creepy, don't post it." We hold major institutions accountable and expose wrongdoing. Look at your own risk. She had a dress with tights on and red shoes, and her hand was formed into a peace sign. So sit back, listen, and get spooked. Get a constantly updating feed of breaking news, fun stories, pics, memes, and videos just for you. Want to try one out? All of a sudden I hear a loud BANG BANG from the driver's side window. These Creepy Subreddits Will Keep You Up At Night. Rate My Poo : Get people to rate pictures of your poop This site is more gross than creepy. Recommended story: Ouija Board [EXPERIENCE]. He was walking with two other men. I can't stop shaking. I live on the coast of South Carolina and my backyard is directly on the marsh. By committing a cultural taboo, usually killing a member of their own family, a witch can become a skin-walker. Pixabay. I've never run so fast in my life, but I looked back to marsh and I could see that thing disappearing. Here are the most creepy images in the world! Recommended picture: My husband just sent me this... it was taken on his way to work this morning. Art Culture Discussion Gaming Humor Info Lifestyle Location Meta Movies Music News And Politics Pictures Q And A Read And Write Science SFW Porn Sports Technology TV ... Help RedditList categorize subreddits by selecting any tags that match this subreddit's content. You have a nap that lasts two hours. Pictures of Ian Sleeping. Recommended story: Was this sleep paralysis? Daily thousands of new images Completely Free to Use High-quality videos and images from Pexels I was long asleep. Welcome to /r/GetMotivated! From "So I lost my phone..." by Redditor /u/Lynxx. It had a picture of the most beautiful girl he had ever seen. Creepy Reddit видео. The social news site Reddit has occasionally been the topic of controversy due to the presence of communities on the site (known as "subreddits") devoted to explicit or controversial material. If you got spooked from these 13 scary AskReddit threads, try sorting these 12 subreddits by “best of all time” for some excellent, hilarious content. Related Tags Internet Culture Creepypasta are essentially internet horror stories, passed around on forums and other sites to disturb and frighten readers. From random spooky encounters to people convinced a demon is following them, this is the subreddit to go to if you're in the mood for a range of spooks. 100 Disliked 0 1. I got a text from a number I didn't recognize that said '"hahaha" along with a link. 16 Creepy Unexplained Photos That’ll Scare The Shit Out Of You. I quickly told him what had happened and even though I was right by my house, he told me to keep driving. Two hours later, I saw lightning or something from outside. I found my phone laying on my night stand, right where I left it. After two rings someone answered, gave out a low, raspy giggle, and hung up. Self care and ideas to help you live a healthier, happier life. 3. Reddit, the front page of the internet and leading cause of sleep-deprivation, features a horde of scary subreddits guaranteed to keep you up at night. My first thought was "Great, gotta help this guy up." We woke up my husband and my dad and they think I must've just still been in a sleep state and I dreamed it or something? I thought I should do something to help the guy so I called 911 as I drove past him and slowed to a stop at the end of the block. I hunched way down in my car until they were far down the road, then bolted into my house. I must be losing my damn mind, but I know what I saw! Search, watch, and cook every single Tasty recipe and video ever - all in one place! As I slowed down the car I suddenly realized what an idiot move that was. Recommended picture: One of my College's Halls at night. Something tried to lure me out into the marsh. You could also argue that some of them are photoshopped. Page was blank. /r/ThreeKings is a subreddit where users go and recount their experiences with trying out a "paranormal recipe or ritual." From skeletal scarecrows and creepy family photos, to abandoned mental hospitals and ghostly figures, these creepy images are certainly not for the faint hearted. Answer for question: Your name: Answers. Feeling brave? Obsessed with travel? Vote up the subreddits that make you flee your open tabs in fear. Skeptics are welcome, but after reading these stories, you may want to believe. While I was stopped at the light I explained to the dispatcher that there was a man in the road who might need assistance. I checked the table we were sitting at, the bar, the bathrooms, and after no luck I used my friend's phone to call mine. I kept having this weird nagging feeling like I was forgetting something or something was off. I'm driving down a residential street around the corner from my house and I see a man laying face down in the street. "In Native American legend a skin-walker is a most foul creature, a witch. Visit my Patreon: https://www.patreon.com/LutchGreenHere are some of the most disturbing, bizarre, weird, strange, creepy and scary Twitter Posts Ever.09. recent questions. I was driving home from work at 2 am. Explore millions of awesome videos and pictures in an endless random gallery on Scrolller.com. Help, please," by Redditor /u/JennIsFit. Scroll at your own risk. As I gathered up my things I did a final scan of the area, and I saw the man. These scary pictures and creepy historical photos are examples of the latter. Stalking can make people uncomfortable. /r/CreepyEncounters is much like /r/LetsNotMeet — it's full of insanely creepy encounters that have actually happened to people. I don't know if he had ill intent, but it freaks me the hell out that he wasn't alone. /r/TheChills features a ton of scary stories, all under 300 words. No posts which are just gore and not creepy. /r/NoSleep features more original spooks, only these don't have a word limit, meaning you can get lost for hours. It’s the subreddit to give and receive motivation through pictures, videos, text, music, AMA’s, personal stories, and anything and everything that you find particularly motivating and/or inspiring. The look on the man’s face and the blurred faces of some of the soldiers and the story behind it.” ... “Pictures of … He picked it up and smiled. Recommended story: I'm a Search and Rescue Officer for the US Forest Service, I have some stories to tell. Kind of put two-and-two together the next day. I was about 12 feet away from her and she turned back towards the marsh. I pulled over down the road from my house and stayed in the car. I eventually gave it up as a lost cause and headed home. No imgur gallery links. The roads were totally deserted and it was a freezing night. Online shopping from a great selection at Alexa Skills Store. True to its name, it's likely you won't be getting any sleep after reading some of these. Download and use 2,000+ creepy stock photos for free. Reddit has thousands of vibrant communities with people that share your interests. For a reason that's not entirely known, Reddit administrators shut down all subreddits that were found to be sharing photos from the leak. This is the subreddit that will help you finally get up and do what you *know* you need to do. When it comes to finding creepy and random shit on the internet, usually the best place to start (without resorting to the dark/deep web), is Reddit. The pictures then continued with a slow descent down the person’s staircase and finally a picture of two terrified teenagers in a basement. Message the mods. No image macro memes. /r/CreepyReadings features several scary stories read via YouTube video. Pictures of Ian sleeping at parties #newyear (1/1/17) There aren’t many creepy subreddits devoted entirely to one person. Jan 7, 2012 - Explore Tina Bell's board "Creepy, Funny Pictures", followed by 236 people on Pinterest. They didn't answer again. What It Entails: This subreddit pretty much lays it out in the title. We’re glad you made it. From "This website would like to use your current location," by Redditor /u/bcgraham. Something for everyone interested in hair, makeup, style, and body positivity. After a few drinks I realized my phone wasn't in my pocket. My bill online confirms a rich media text was sent to that number I didn't recognize at that time. Creepypastas are sometimes supplemented with pictures, audio and/or … Найдено всего 1,000,000. Produced by: Top 10s I didn't see the man anywhere, so I got off the phone with the dispatcher who told me he was sending a police car to cruise the area. You upload pictures of poop and the good people of the internet rate … Recommended story/video: The Mothman of Point Pleasant (After Dark). Fact and fiction from the deepest, darkest, dankest corners of the World Wide Web. Reddit gives you the best of the internet in one place. Keep up with the latest daily buzz with the BuzzFeed Daily newsletter! From "I thought this was only an urban legend.. thank God I didn't start my car," by a former Redditor. No thanks, Satan!!! BuzzFeed Staff. What instruments are used in Alan Walker's "ily"? In the age of Photoshop, it’s pretty easy for anyone, with a little bit of practice, to manipulate photos to make your normal, everyday pictures into something creepy. 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On his way to work this morning websites exist out there, but freaky keep... These stories are legitimately terrifying, mostly because they can actually happen... to.!
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After the death of Muhammad in 632, Arab armies swept northwards through Iran, captured Tbilisi in 645 and established an emirate here. While not being interested in colonizing Eastern Georgia, they forced King Stepanoz II to pay tribute and obey their commands.
Georgian culture was continuing to develop uninterrupted, and the Silk Road was meanwhile flourishing. By the X century Arab rule in Western Georgia had weakened and the Byzantine Empire was rapidly expanding. Byzantine Emperor Basil II was able to retake most of Georgia and unite east and west as one nation.
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Are you wanting to learn more about ios design ? Well you’ve come to the right place. This is a curated list of the best ios design podcasts of 2021.
We have selected these podcasts for a variety of reasons, but they are all well worth a listen. We tried to select a variety of podcasts across the spectrum from hosts with a wide breadth of experience.
We are always keen to hear your feedback, if we have missed a podcast, tweet us @MagazineWelp and we will check it out!
Best iOS Design Podcasts 2021
The Homestretch w/Adrian Durant
- Publisher: Adrian Durant
- Total Episodes: 19
The Homestretch with Adrian Durant is an inspirational podcast curated to share experiences depicting powerful messages of hope and success. Join Adrian Durant, a professional Olympic and College Head Track and Field Coach in this series dedicated to interviewing track and field stars from around the globe. Designed to provide interesting, in-depth conversations, explore the experiences of successful athletes including stories detailing their journey to the top and the trials and tribulations they’ve had to overcome. Discover motivational lessons from successful athletes alongside masterclasses illustrating what it really takes to win. Alter your perspective and ignite your curiosity.
Monocle 24: Monocle on Design
- Publisher: Monocle
- Total Episodes: 132
Everything you need to know about the world of design, from furniture to fashion and craft to architecture. Expect fresh stories, new finds and designers and all the latest news from the world’s most exciting studios.
- Publisher: Wonkybot
- Total Episodes: 38
Winner of the Parents’ Choice 2020 Gold Award for Best Podcast and chosen by NBC’s TODAY as one of the ‘10 Best Podcasts For Kids’, the award-winning Tara Tremendous series is a high-quality superhero scripted podcast that revolves around 14-year-old Tara Callahan who accidentally acquires the powers of every superhero in the world!Filled with mystery, action-adventure and comedy, this musically-infused superhero podcast series is a show the whole family can enjoy featuring a large ensemble cast of over 50 performers, with lead performances by Tayla Hadley as Tara Callahan, Stewart St John (as Dr. Epic), Michael Plahuta as Mr. Barrington and Michael Myracle as Lucinda DuPont. Special celebrity guest stars include Sarah Douglas (from Superman 1 and II), Deborah Kennedy (from Australia’s #1 award-winning drama A Place To Call Home) and Gina Liano (The Real Housewives of Melbourne). Written and directed by award-winning writer Stewart St John (Sabrina: The Animated Series). Original Score and over twenty songs written, performed and produced by music partners Stewart St John & Michael Plahuta. Sound Design by Michael Plahuta. Produced by Todd Fisher, Stewart St John and Michael Plahuta through their Award-Winning production company Wonkybot Studios.
Gone Mobile Podcast
- Publisher: Greg Shackles, Jonathan Dick
- Total Episodes: 92
Gone Mobile is a podcast discussing the latest in mobile development, with a healthy bias towards Xamarin technologies. The podcast covers in-depth topics with guests ranging from Android, iOS & Windows development to mobile marketing and design, as well as other mobile or not so mobile related technologies.
Life Skills That Matter | Create Work That Works For You
- Publisher: Stephen Warley | Solopreneur Business Coach
- Total Episodes: 378
Feel like work is broken? Fix it by creating work that works for you! Serial solopreneur and business coach Stephen Warley interviews people who got unstuck and figured out how to work for themselves, so they could design work around their ideal lifestyle instead of fitting life in around their work. He teaches practical life skills like self-awareness, curiosity, energy management and building community to help you design your own unique business model in alignment with your values, needs and abilities. Each interview is like a case study on how to transition from employment into self-employment. Stephen also interviews loads of people questioning the status quo of conventional work like Jenny Blake, Seth Godin, Chris Brogan, Pamela Slim, David Neeleman, Greg McKeown, Todd Henery, Omar Zenhom, Kwame Christian, Sean McCabe, Mike Vardy, Emilie Wapnick, Erik Fisher, Nick Loper, Elaine Pofeldt, Taylor Pearson, Jordan Harbinger, Neil Pasricha, Tracy Litt, Chris Guillebeau and many more! Learn how to gain your work freedom as a freelancer, consultant, coach or solopreneur. It is possible! Get started at LifeSkillsThatMatter.com/getstarted
Imagine a Place
- Publisher: OFS
- Total Episodes: 39
This is a podcast about people, places, and design that will help you learn and grow. Our guests share insight, stories, and big ideas that inspire courage and curiosity. Whether it’s our workplace, our home, or all the places in between, interior design is shaping the human experience every day.
LensWork – Photography and the Creative Process
- Publisher: Brooks Jensen
- Total Episodes: 279
Random Observations on Art, Photography, and the Creative Process. These talks focus on the creative process in fine art photography. LensWork editor Brooks Jensen side-steps techno-talk and artspeak to offer a stimulating mix of ideas, experience, and observations from his 50 years as a fine art photographer, writer, and publisher. Topics include a wide range of subjects from finding subject matter to presenting your work, and building an audience. Included in this RSS Feed are the LensWork Podcasts — posted weekly, typically 10-20 minutes exploring a topic a bit more deeply — and our almost daily Here’s a thought… audios (extracted from the videos.) Here’s a thought… are snippets, fragments, morsels, and tidbits from Brooks’ fertile (and sometimes swiss-cheesy) brain. Usually just a minute or two. Always about photography and the art life. Brooks Jensen is the publisher of LensWork, one of the world’s most respected and award-winning photography publications, known for its museum-book quality printing and luxurious design. LensWork has subscribers in over 73 countries. He is the author of 13 books on photography and the creative life — the latest books are The Best of the LensWork Interviews (2016), Photography, Art, and Media (2016), and the four annual volumes of Seeing in SIXES (2016-2019).
Center For Investment Excellence
- Publisher: J.P. Morgan Asset & Wealth Management
- Total Episodes: 103
The Center for Investment Excellence features educational insights across asset classes and investment themes designed to give you the tools you need to empower better decisions and build stronger portfolios.
Elevate Your Curiosity podcast – trend forecasting, product development and reducing anxiety for creative businesses
- Publisher: Joanne Griffin: Trends & Product Development
- Total Episodes: 57
Elevate your Curiosity is a podcast for creative souls who are looking for an inspiration boost to enhance both their designs and mindset. Hosted by Joanne Griffin, a designer and product development consultant for enthusiastic entrepreneurs at Arnold and Bird. With over a decade in e-commerce and trend forecasting, her passion is being your personal cheerleader in everything to do with trends and innovative product ideas. While easing any anxiety you have along the way. Joanne will be sharing quick and relatable tips covering everything from spotting new trends, innovative new ideas and developing your product range. All underpinned with advice on how to take the anxiety out of decisions and empower you to trust your authentic voice. Leave inspired and focused on elevating your curiosity everyday!
- Publisher: Cocotazo Media and TRAX from PRX
- Total Episodes: 48
The Ventura twins are yanked into another dimension where they meet a distant cousin who gives them an extraordinary mission: travel through time to preserve their culture’s true history. Alexa and Beni visit three continents across the span of five centuries, meeting people who have left their mark on Puerto Rican heritage. In the twenty-first century, the twins navigate school, friendship, and family while keeping their time-traveling quests a secret. Series Producers Dania Ramos (Creator, showrunner, writer, director) Michael Aquino (Audio engineer, sound designer, composer) Timestorm is produced by Cocotazo Media and is a proud member of TRAX from PRX. Support for TRAX comes from the Corporation for Public Broadcasting. Additional support comes from the Google Podcasts creator program. TimestormSeries.com Twitter and Instagram: @TimestormPod Facebook: facebook.com/CocotazoM Equipment sponsor: 3DioSound Series art: Hispanic Legacy Studio Proud members of Kids Listen Patreon: patreon.com/Timestorm Episode Guides & Transcripts: cocotazomedia.com/timestorm-resources Submit a Listener Share-out: cocotazomedia.com/listener-participation More About Puerto Rico: cocotazomedia.com/puerto-rico Timestorm Map Guides: cocotazomedia.com/timestorm-map-guides Timestorm is produced in Essex County, New Jersey, which is situated on the traditional territory of the Leni Lenape people.
This Anthro Life
- Publisher: Adam Gamwell
- Total Episodes: 227
Life is complicated, but we love simple answers. AI and robotics are changing the nature of work. Emojis change the way we write. Fossil Fuels were once the engine of progress, now we’re in a race to change how we power the planet. We’re constantly trying to save ourselves…from ourselves. This Anthro Life brings you smart conversations with humanity’s top makers and minds to make sense of it all. We dig into our creative potential through design, culture, and technology. Change your perspective. Crafted + Hosted by Dr. Adam Gamwell. From Missing Link Studios in Boston, MA.
Pitched Industries Podcast
- Publisher: Nick White – Photographer, Podcaster, & Business Owner
- Total Episodes: 49
The Pitched Industries Podcast is a photography podcast that aims to educate and inspire beginner and professional photographers, artists, filmmakers, and designers through having insightful discussions and seeking advice from some of todays most influential creatives. Discover how you can become a better freelancer, sell more of your work, expand you photography business, understand your creative industry better, outreach to brands, deal with feelings of uncertainty, and keep ahead of the curve with your freelance business and work. Social media, Instagram, Facebook, YouTube, online portfolios, print sales, client proposals, building your network, online courses, getting things done and everything that works (and doesn’t work) to help you better understand how to reach your goals and stand out in todays creative climate.
The Kent Lapp Podcast
- Publisher: Kent Lapp
- Total Episodes: 108
The Kent Lapp Podcast features conversations designed to spark change, bring hope, & help you navigate the tricky bits in life. We are particularly interested in exploring what folks who are successful in their field believe, are building, and enjoy. And we simply use genuine, engaged, everyday conversations to mine for gold in these areas. Expect a variety of subjects including: Physical & Mental Health, Economics & Entrepreneurship, Social & Political Issues, Theology & Spirituality, Crossfit, Parenting, Current Events & More. We always do this from a place of genuine curiosity & expectancy. And yes, sometimes we just like to have fun. Visit our website at https://www.kentlapp.com for more. Welcome!
Juna Women Podcast
- Publisher: Juna Women
- Total Episodes: 91
The Juna Women podcast is weekly discussion where Juna Founder, Sarah Kuhn, sits down with Moms and gets the real deal concerning their health, work, parenting, and all the different ways they’re keeping it together. Juna is a fitness and nutrition app available in the iOS store, specifically created to help guide you through your pregnancy and motherhood journey. Everything we do is designed to empower and support you through one of the most rewarding, and challenging, times of your life.
- Publisher: Wonkybot
- Total Episodes: 2
Tremendous Girl is a sci-fi/action-adventure spin-off from the award-winning Tara Tremendous podcast revolving around 19-year-old Tara Callahan, recentlyaged from 11-years-old to adulthood after a battle with the tyrannical Lord Barrington. Now trapped in an alternate universe without the powers she acquired on Earth, Tara must rely on her bravery, wit and new power-armor to find a way to save her adopted galaxy from annihilation at the hands of her evil doppelgдnger Tremendous Boy and Lord Barrington. Written and directed by Tara Tremendous creator Stewart St John (Sabrina: The Animated Series, Mighty Morphin Power Rangers). Original Score by music partners Stewart St John & Michael Plahuta. Sound Design by Michael Plahuta. Produced by Todd Fisher, Stewart St John and Michael Plahuta through their Award-Winning production company Wonkybot Studios.
- Publisher: thoughtbot
- Total Episodes: 119
Build Phase is a weekly technical podcast discussing iOS development and design.
Mutiny Investing Podcast
- Publisher: Taylor Pearson
- Total Episodes: 28
This podcast is an open-ended exploration of topics relating to growing and preserving your wealth including investing, markets, decision making under opacity, risk, volatility, and complexity. Mutiny Fund is a multi-strategy long volatility fund designed to give retail investors a way to insure their portfolios against volatility, tail risk, and black swan events.
The Football Musketeers
- Publisher: The Football Musketeers
- Total Episodes: 43
The Football Musketeers is an innovative podcast created in 2020 by four friends with the goal of providing both insight and hilarity. Dedicated to leading interesting conversations around trending topics within the compelling field of football, each episode has been designed to ignite your curiosity towards the beautiful game. Join your four hosts, as they deliver weekly instalments of unrivalled insight, discussions around players past and present, whilst debating hot topics within the football industry. Featuring regular special guest appearances, tackling footballs biggest talking points.
Practice Disrupted with Evelyn Lee and Je’Nen Chastain
- Publisher: Gābl Media // Evelyn Lee and Je’Nen Chastain
- Total Episodes: 38
The evolution of architectural practice has been relatively slow towards change, yet modern shifts in business and design management have prompted today’s leading architects to rethink how they work. On Practice Disrupted, Evelyn Lee, an architect, design strategist, and Senior Experience Designer at Slack, and architecture business strategy consultant, Je’Nen Chastain, set out to illuminate the future of the profession to help architects remain relevant and valuable in a changing world. They will explore how technology, cultural shifts, and emerging best practices are prompting firm owners to assess their business models and make adjustments in their studios. Each episode features an industry leader, and together our hosts will explore the new frontier of architectural practice.
- Publisher: Innovabiz
- Total Episodes: 419
The InnovaBuzz Podcast explores the minds of innovators, entrepreneurs and creatives. You’ll learn about values, strategies, tactics and mindset from some of the world’s most successful entrepreneurs. Join internationally recognised transformational marketing strategist, speaker and podcaster, Dr Jürgen Strauss, as he chats with awesome guests who are committed to innovation, service and modern marketing. Each episode is a conversation with inspiring people who make wonderful contributions to our knowledge in these areas and spark curiosity and ideas to pursue.Gain insight into what makes them ‘tick’, what ‘lights them up’, why they do what they do and what inspiration and value they add to their world. The InnovaBuzz Podcast is designed for smart businesses that want to stay on top of innovation in order to compete in today’s market place! Subscribe now so you never miss an episode! Past guests have included Michael E Gerber, Kevin Kelly, Marcus Sheridan, Ian Altman, Gill Hicks, Gino Wickman, Paul Colligan, Andrew Davis, Jeffrey Madoff, Mark Schaeffer, Steve Blank, Nir Bashan, David Goldsmith, Tim Storey.
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2024-02-23T11:16:34Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.918832
| 3,483
|
Marcel & Justin
What silence really means for a chef? Relaxation, peacefulness, or something is wrong in the kitchen? Marcel van Zomeren from In Den Rustwat surrounds himself with youngsters in the kitchen. He is not just mentoring them but also learns a lot from them; how they live their life, what do they like, and of course from their mistakes.
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<urn:uuid:99cf2da1-9ccd-4aab-aba1-e06e199b1ace>
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CC-MAIN-2024-10
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http://whatthefood.menu/en/marcelandjustin
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2024-02-23T09:38:03Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.969726
| 78
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Mary Y. Prentiss to Abba
Washington, D.C., 8 March 1865.
Autograph letter signed, 4 pages.
Washington, D.C. March 8
I am haveing a perfectly splendid time here. The ferry between here and
Baltimore is frozen up so one can not get away from here just yet ... Oh Abba I have been
haveing such fun! And am haveing still! Saturday we went to the inauguration. Of course you
have heard of the shocking condition that the vice president was in when he took the oath. He
was too drunk to preside in the Senate Monday or Tuesday. A gentleman that came to the
inauguration in the car with Mr. Johnson said that Mr. J kept his flask in his jacket and drank
often. All the senators are more anxious to have Mr. Lincon live than they ever were before.
People say they wanted Licon & Hamlin, but not Mrs. Lincon, and Johnson. Saturday night we
dressed and went over to the presidents reception, but it was such a dread full jamb that we did
not try to get in and see the president, so we drove home again. ... Mr. L asked Emily to go to
the inauguration ball with him, and Col. Smith asked me. We went and had a splendid time, did
not get home till five in the morning ...There is a home for colored women and children that
Miss Searle is very much interested in, they are in need of friends to keep it along ...
M. Y. Prentiss
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<urn:uuid:e2e5e137-3a7e-462c-89d2-457e0d2ea9f4>
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CC-MAIN-2024-10
|
http://wodocs.com/docum/1922-the_gilder_lehrman_institute_of_american_history-02319.html
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2024-02-23T09:21:15Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.984546
| 329
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Flush-cutting saws have no set to the teeth (set is where alternate teeth are angled very slightly left and right) and can therefore be used to cut off protruberances like dowels without marking the face of the workpiece.
Z-Saw make 4 such saws, as follows:
S-145 flush is the most common and can also be obtained with a double-edged blade.
A longer flush-cutting saw is:
H-240 utility flush
The latest offering from Z-Saw is a Group D blade, interchangeable with a wide range of other blades:
H-160 utility flush
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<urn:uuid:ed7fc1c2-f375-4425-9585-66bc2f80f19c>
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CC-MAIN-2024-10
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http://woodworkprojects.co.uk/data/flush.htm
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2024-02-23T09:27:42Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.951537
| 130
|
I've always been interested in psychology, pop or otherwise, and I'm constantly curious about what makes people tick. I'm also a long-time self-analyzer, and I've known since college that my Myers Briggs personality type is ISTJ.
(If you want to find out your Myers Briggs type, there's a REALLY shortened version of the test here.)
Now for those of you who don't speak pop psychology, that means I'm Introverted, Sensing, Thinking, Judging, or in a nutshell, kinda dull, pretty rigid, and sort of dreary.
Anyway, not too long ago, I ran across a graphic on Pinterest that listed all the different personality types by Disney character, which I thought was fabulous and funny and probably pretty accurate.
Oh look! It's that dude from 101 Dalmatians! He's so kind! So talented! Such an animal lover. How amazing it must be to live in his brain!
Oh Belle, I love everything about you! I have always wanted to be you! Also? You have the best library I've ever seen.
You gallant steed! Your ESTJ values shine through everything you do! You're my people-loving counterpart!
Flynn, you're such a scoundrel, but in a totally lovable, charming way.
And Pocahontas, you're the epitome of the phrase "still waters run deep!" You will always do the right thing, no matter the cost.
Oh you fabulous INTJ rat you! You are solving all the world's problems, aren't you?
Peter Pan! An ESFP of course. A good friend of mine is an ESFP, and I love being around her, because it's all laughs, all the time!
Ah, yes. The INTP. Milo is a perfect representation of your skills, your intelligence, your passion for your subject matter!
My bestie is and ESFJ. OH MY GOODNESS! MY BESTIE IS MARY FREAKING POPPINS! How awesome is that?!?!?!
Oh Tiana! Your work ethic is one to be admired! And you're so positive about everything!
Look! Arial's an ENFP, of course. She has a personality that's larger than life, and a strange love of shiny inanimate objects.
Oh, they must have saved the best for last! I'm up next! I can't wait to find out what Disney character I, an ISTJ, am the most like. I bet it's someone fabulous! I bet it's... Oh my goodness I can't stand it! Ok, I'm....
I'm a freaking clock?!?!
Not only am I a CLOCK, but I'm a clock who, after being cursed to become a clock, still hangs around, mopping and cleaning and whatever.
I'm a mopping clock.
A clock who really should be a person, but instead of doing anything about that, I hang out picking up after a grumpy beast.
Seriously? I'm the most boring Disney character ever. EVER. I'm not sure I even qualify as a Disney character... SINCE I'M A CLOCK.
Ok, now you know how I feel about my Disney counterpart...
How do you feel about yours?
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<urn:uuid:e72cfa4e-905b-4b31-bf4d-5e24b4544d88>
|
CC-MAIN-2024-10
|
http://www.154hiddencourt.com/2013/08/im-just-clock.html
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2024-02-23T10:48:46Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.956855
| 685
|
Dysphagia and accidental falls are common in patients with Huntington’s disease; they can have serious consequences and may, therefore lead to fear of choking and fear of falling. Objectives: In this article, a protocol is described to explore the prevalence of fear of choking and fear of falling in patients with Huntington’s disease, to identify the relationship between fear of choking and fear of falling and, respectively, anxiety, awareness and cognitive functioning and to define the care demands with regard to fear of choking and fear of falling. In addition, the related problems encountered by their (in)formal caregivers are investigated. Design: This study protocol describes a multi-center observational cross-sectional study. Participants: Our aim is to include 150 patients with Huntington’s Disease living in or attending day care in Dutch nursing homes specialized in Huntington’s Disease and their (in)formal caregivers. Setting: Dutch nursing homes, specialized in long-term care for patients with Huntington’s Disease. Measurements: The patients will be assessed by means of questionnaires enquiring about mobility, swallowing and their feelings and experiences related to these topics, a mobility task, a cognitive screening and a neurological examination. Other patient information will be derived from regular patient files, registered by formal caregivers. Data about fear of choking and fear of falling from the formal and informal caregiver’s perspective will be obtained by means of self–administered questionnaires. Conclusions: This study may contribute to improving insight into the cognitive, emotional and behavioral functioning of patients with Huntington’s disease. The findings may lead to relevant interventions for patients or support advice for caregivers, with regard to adequate coping strategies for risk-taking behavior.
(1)K. Kalkers, J.M.G.A Schols, J.C.L. Neyens, R.A.C. Roos Jour Nursing Home Res 2019;5:68-75
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<urn:uuid:3f3cdbc3-fb3f-4349-8d81-b31c16652940>
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CC-MAIN-2024-10
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http://www.aging-news.net/fear-of-choking-and-fear-of-falling-in-huntingtons-disease-study-protocol-for-a-multi-center-observational-cross-sectional-study/
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2024-02-23T10:55:38Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
| 0.903643
| 398
|
What is Deep Adaptation?
Deep Adaptation is a way of viewing our current global situation that can help refocus people on what’s important in life while our social order struggles under the weight of its own consumption and pollution.
Why do we need Deep Adaptation?
Professor Jem Bendell coined the phrase after coming to the conclusion that life as we ‘developed’ nations know it, is unsustainable. Despite knowing of humanity’s contribution to destabilising the climate for a really long time global leaders haven’t done a fantastic job of changing our trajectory. Quite the reverse, it seems to be a case of whatever was easiest and made the most money at the time, and future innovations would take care of any future problems. We’re set to increase the Earth’s temperature too much, with no signs of slowing down. Even given the massive shutdowns in economies with COVID-19, it doesn’t appear anywhere near enough to avert global biosphere calamity and catastrophe. We need arenas like Deep Adaptation to help us come to terms with this knowledge, and find loving, compassionate and ecologically sound responses to it.
When I asked John Sununu about his part in this history — whether he considered himself personally responsible for killing the best chance at an effective global-warming treaty ‘It couldn’t have happened,” he told me, “because, frankly, the leaders in the world at that time were at a stage where they were all looking how to seem like they were supporting the policy without having to make hard commitments that would cost their nations serious resources.” He added, “Frankly, that’s about where we are today.”
Nathaniel Rich, The New York Times Magazine, 2018,
After immersing in sustainability, economics and leadership initiatives for many years, working to improve our outlook, Jem came to the position that climate change can not be stopped, sustainability isn’t sustainable and disaster is unfolding. He suggests that we’d better start planning for loving responses to the worst of times, while working towards stemming the wounds of industry. And I agree. I’ve been tracking news about the precarious nature of our existence for many years and worried for the future of humanity since I was a girl. Turns out I was right to be worried, we all should have been.
If global warming continues at its current rate, the Intergovernmental Panel on Climate Change (IPCC) considers it likely that the rise in atmospheric temperature will reach 1.5°C degrees within the next 35 years. Forestalling this will require unprecedented action to drive decarbonization of agriculture, energy, industry and transport. It appears increasingly unlikely that the world will meet even the 2°C upper limit identified by the Paris Climate Agreement. The current trajectory is towards a rise of around 3.2°C.
World Economic Forum, Global Risk Report, 2019
With that knowledge, it appears that we might all be having dinner at Milliways (Earth edition) sooner rather than later. Clearly, Earth will endure despite us. She is very large, has been around a long time, and we will not obliterate her. But we are busily annihilating the thin wedge of soil, air, water and atmosphere that sustains complex life like us. Between pollution, poor soil practices, poor water management, and intense resource extraction we’ve made a big mess of our Home. The science is pretty clear that we’re (literally) paving the way (I love Joni Mitchell and I don’t want to relinquish her music) to a planet that’s inhospitable for us and for a lot of the ecosystem on which we depend.
It’s truly devastating to realise that living as we know it in this societal format is unlikely to work out well in the long run. While our world leaders continue to be led by profit and not people, we’re screwed. And given the ever-diminishing return-on-investment on all our energy sources and resources, we’re screwed.
I’m terribly sorry if you’re coming to this understanding for the first time. When it really sank in for me, I spent months distressed and seeing life through yearning if-only-coloured glasses. Seeing our beautiful sky, hurt me. Hugging my kids, hurt me. I had so many questions and pains.
Can’t this go on forever? Can’t this life we were sold keep going but in a green way? Was my life to date a fairytale? My plans and dreams – now hurtling over the edge of a waterfall, with me in the barrel praying to land safely. Is there safety? What can I do? How can I do anything when this is such a complex and interconnected problem? What will happen to my loved ones? To everyone?
… perhaps the most important conclusion in the Nature Climate Change paper is the simplest and the one that we already knew:
David Roberts, Vox, 2018
“a rapid transformation in energy consumption and land use is needed in all scenarios.” At this point, whether it’s possible to hit various targets is almost beside the point. All the science and modeling are saying the same thing, which is that humanity faces serious danger and needs to reduce carbon emissions to zero as quickly as possible. There are so many vested interests and so much public aversion to rapid change, so many governments to be coordinated, so many economic and technology trends that must fall just the right way.
In that time, to hold space for myself, I reflected and pondered and wondered and cried and hoped and connected with the bigger stories. What a terrible, sad tale we’ve found ourselves living through. Maybe all humans feel like their time is special, but existentially, this is different. I let my emotions flow through me like the weather they are. I read books I’d forgotten I knew The Tibetan Book of Living and Dying and Staring at the Sun are beautiful reminders that suffering was always inescapable and that everything will always end and found new authors to help me process my feelings, Joanna Macy, and Catherine Ingram, and Mary Oliver. I took a holiday and reconnected with my family of birth who are scattered to the four winds of the earth. I talked to my nearest and dearest with honesty and vulnerability. I began to really consider what life would look like if it didn’t look like it currently does. And that’s where the deep adaptation framework fits in.
What are the Rs?
Deep Adaptation invites us to take a look at our future, acknowledging that there is no stopping the climate and biosphere crisis. It’s already occurring – distributed unevenly across the globe. And it will eventually destabilise everything. We should definitely keep working on adaptive mitigation strategies though – gliding to a standstill would be infinitely preferable to crash-landing. But adaptation needs to occur if we are to weather any of what occurs. The Deep Adaptation framework provides four Rs to consider.
Deep Adaptation asks us to Restore what’s life-giving, Relinquish what isn’t, live with Resilience, and Reconcile with change.
What can we bring back to help us with the coming difficulties and tragedies? The capitalist system does not reward reuse and repair mindsets. Though our older generations have explicit knowledge about living more simply, my generation does not. We were sold a promise of endless growth, progress ever upwards and disdain for the old ways. How can we reconnect with pre-industrial modes that worked well?
It involves people and communities rediscovering attitudes and approaches to life and organisation that our hydrocarbon-fuelled civilisation eroded. Examples include re-wilding landscapes, so they provide more ecological benefits and require less management, changing diets back to match the seasons, rediscovering non-electronically powered forms of play, and increased community-level productivity and support.
Jem Bendell, 2018
What do we need to let go of in order to not make matters worse? There are developments we’d hate to lose and others we can do without. We’ve been told to buy, use, discard and re-purchase willy-nilly for years now. Do we really need all the ‘things’ this modern society tells us we ‘need’? This R asks us to consider which assets, behaviours, and beliefs we can relinquish.
It involves people and communities letting go of certain assets, behaviours and beliefs where retaining them could make matters worse. Examples include withdrawing from coastlines, shutting down vulnerable industrial facilities, or giving up expectations for certain types of consumption.
Jem Bendell, 2018
How do we keep what we really want to keep? What ways do we wish to maintain as we seek to survive? We need to really have a good hard think about which of our constructed social and cultural norms and behaviours we want/need to keep, and which we can do away with. Resilience involves developing new ways of acting and co-creating reality. The way we’ve created now isn’t working any more. I believe that resilient communities accept differences, have multiple fail-safes, respect their ecosystems and can accommodate difficulties with grace.
How a person “bounces back” after difficulties or loss, may be through a creative reinterpretation of identity and priorities. The concept of resilience in psychology does not, therefore, assume that people return to how they were before.
Jem Bendell, 2018
What do we need to come to terms with to lessen suffering?
Are there important relationships or emotions you need to make peace with? Can you come together with all the people around you, without divisions of class, race, generation, borders, religions and political persuasion? As things become harder for everyone we run the risk of losing our generosity of spirit unless it’s placed intentionally. The time for seeing ourselves as Other to each other and to the Earth is over. We are far more similar than we are different in all the ways that count. We must come together peacefully if we are to have any chance. Read
We can no longer stop disruptive climate change. We might be able to slow it. We can try to reduce the harm coming from it. We can explore how to live and die lovingly because of it. But all of that we can do because we have a faith or sense that this is the right way to be alive, not because it will work.
Most calls for hope that I’m hearing are from, or for, those fearful of living with death in their awareness. That’s typical, but also a recipe for discussion and action that is counter-productive to life, love and understanding. Which is exactly the opposite of the effect of those who say “don’t take away our hope”. It is time to drop all hopes and visions that arise from an inability to accept impermanence and non-control, and instead describe a radical hope of how we respond in these times.
I believe it’s possible and necessary, though mutual inquiry and support, for our fears, beliefs or certainties of collapse to be brought to a place of peaceful inner and outer resourcefulness. Ours is a time for reconciliation with mortality, nature and each other.
We can develop and share a vision of more of us experiencing the invitation to live lovingly, creatively, and truthfully, in acceptance of mortality and impermanence.
After all, any other hope or vision were always a tactical delusion for temporary benefit. Ultimately, many more of us may come to see that we love love more than we love life. Hopefully before too much unnecessary suffering and destruction.
Jem Bendell, Hope and Vision in the Face of Collapse – The 4th R of Deep Adaptation, 2019
That’s going to look different for everyone. For me, that’s meant involving myself in the Deep Adaptation movement purposefully, and using my skill-set to help people land and pivot safely in the space. I feel enormously grateful for my privileged position and my years of learning about emotions and coping. I’m so pleased that the psychological and project management skills I’ve developed over the years can be useful in this time, because my body is no good for manual labour!
There are two broad paths within Deep Adaptation:
- Inner adaptation: exploring the emotional, psychological, and spiritual implications of living in a time when climate-driven societal collapse is likely, inevitable, or already happening.
- Outer adaptation: working on practical measures to support wellbeing, ahead of and during collapse (e.g. regenerative living, community-building, policy activism).
Many people spend time processing the emotional implications of the coming collapse before looking outwards to find roles on the local and global levels. Others, in the wake of their grief, turn inward and learn to trust their own hearts and evolution, which can be an invitation to others to do the same.
I run the Deep Adaptation – Australia & New Zealand Facebook group, I help moderate the main Positive Deep Adaptation (PDA) Facebook Group and the PDA Parenting group – you are welcome to join those conversations and connect with like-minded souls. I was a member of the original Deep Adaptation Holding Group.
I facilitate Deep Listening and Tree of Life workshops both online and in-person.
I’m also a Deep Adaptation advocate and speak about Deep Adaptation when invited to do so.
If you’d like me to come and speak to your group, you can hear/see my Deep Adaptation flavour below.
- Presenting at the Conscious Festival
- On the radio with This is The Climate Crisis
- In a podcast called Come Together
Reach out and email me if you want to talk about any of this, or if you’d like me to present on, or come and facilitate a Deep Adaptation gathering. I happily provide ‘Deep Listening’ and ‘Tree of Life – regenerative activism’ workshops.
Deep Adaptation: A map for navigating climate tragedy
Hope and vision in the face of collapse: The 4th R of deep adaptation by Jem Bendell
2019 IPCC report on the ocean and cryosphere in a changing climate
The IPCC reports page
David Attenborough speaks about climate change
Facing Extinction by Catherine Ingram
Joanna Macy and The Work the Reconnects
Everything matters: Why this is no time for cynicism by Dave Meesters and Janet Kent
You were made for these times – Clarissa Pinkola-Estes
The power of hopelessness by Shya Scanlon
Retrosuburbia – by Dave Holmgren
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<urn:uuid:eec4429e-931a-49f4-b3d7-df55ba506329>
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CC-MAIN-2024-10
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http://www.aimeemaxwell.net/deep-adaptation/
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2024-02-23T09:28:52Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
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en
| 0.950391
| 3,080
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Strangles is a highly contagious and serious infection of horses and other equids caused by the bacterium, Streptococcus equi. The disease is characterized by severe inflammation of the mucosa of the head and throat, with extensive swelling and often rupture of the lymph nodes, which produces large amounts of thick, creamy pus.
Strangles is caused by Streptococcus equi subspecies equi, better known as Streptococcus equi (S. equi). The organism can be isolated from the nose or lymph nodes of affected animals, and is usually readily identified in the laboratory by simple sugar tests.
Transmission and Environmental Survival
Horses of all ages are susceptible, though strangles is most common in animals less than 5 years of age and especially in groups of weanling foals or yearlings. Foals under 4 months of age are usually protected by colostrum-derived passive immunity. (1) S. equi is main-tained in the horse population by carrier horses but does not survive for more than 6–8 weeks in the environment. Although the organism is not very robust, the infection is highly contagious. Transmission is either by direct or indirect contact of susceptible animals with a diseased horse. Direct contact includes contact with a horse that is incubating strangles or has just recovered from the infection, or with an apparently clinically unaffected long-term carrier. Indirect contact occurs when an animal comes in contact with a contaminated stable (buckets, feed, walls, doors) or pasture environment (grass, fences, but almost always the water troughs), or through flies. (2)
Susceptible horses develop strangles within 3–14 days of exposure. (2) Animals show typical signs of a generalized infectious process (depression, inappetence, and fever of 39°C–39.5°C). More typically of strangles, horses develop a nasal discharge (initially mucoid, rapidly thickening and purulent), a soft cough and slight but painful swelling between the mandibles, with swelling of the submandibular lymph node. Horses are often seen positioning their heads low and extended, so as to relieve the throat and lymph node pain.
With the progression of the disease, abscesses develop in the submandibular (between the jaw bones) and/or retropharyngeal (at the back of the throat) lymph nodes. The lymph nodes become hard and very painful, and may obstruct breathing (“strangles”). The lymph node abscesses will burst (or can be lanced) in 7–14 days, releasing thick pus heavily contaminated with S. equi. The horse will usually rapidly recover once abscesses have ruptured.
Although the disease process described above is classic, some horses (especially older animals) will develop a mild, short lasting disease without or with minor lymph node abscessation. This is thought to be the result of partial immunity although this may also result from infection by S. equi of relatively low virulence. Classic strangles is a severe infection that can be fatal, usually because of a variety of complications that occur.
The main and often fatal complications of strangles are:
Bastard strangles, which describes the dissemination of infection to unusual sites other than the lymph nodes draining the throat. For example, abdominal or lung lymph nodes may develop abscesses and rupture, sometimes weeks or longer after the infection seems to have resolved. A brain abscess may rupture causing sudden death or a retropharyngeal lymph node abscess may burst in the throat and the pus will be inhaled into the lung.
Purpura haemorrhagica, which is an immune-mediated acute inflammation of peripheral blood vessels that occurs within 4 weeks of strangles, while the animal is convalescing. It results from the formation of immune complexes between the horse’s antibodies and bacterial components. These immune complexes become trapped in capillaries where they cause inflammation, visible in the mucous membranes as pinpoint haemorrhages. These haemorrhages lead to a widespread severe edema of the head, limbs, and other parts of the body. Purpura can also be a complication of routine vaccination.
Minor, non-fatal complications include:
Post strangles myocarditis (inflammation of heart muscle), which may follow strangles in a small proportion of horses. An electrocardiogram (ECG) can determine that a horse can return to heavy work or to training after an episode of strangles.
Purulent cellulitis (inflammation of the subcutaneous tissue), which is an unusual occurrence where infection spreads locally in the subcutaneous tissue to the head.
Laryngeal hemiplegia, which involves paralysis of the throat muscles. It is commonly referred to as “roaring”. The condition may follow abscessation of cervical lymph nodes.
Anaemia (low red blood cell count), during the convalescent period because of immune-mediated lysis of red blood cells.
Guttural pouch empyaema (filled with pus), which may be concurrent with classic strangles, or follow in the immediate convalescent period. The 2 guttural pouches are large mucous sacs; each is a ventral diverticulum of the Eustachian tube. They are present only in Equidae and are situated between the base of the cranium dorsally and the pharynx ventrally. (3) They open into the nasal pharynx and each has a capacity of about 300 mL. (4) Persistent infection in the guttural pouch may lead to inspissation (drying) of pus and, in some cases, the formation of a solid, stone-like, concretion called a chondroid. Animals that have persistent infection of the guttural pouches become the carriers, the major source of infection to spark outbreaks in susceptible horses with which they are mixed.
Apart from the problem of long-term guttural pouch carriers, discussed below, recovered horses may shed S. equi from their nose and in their saliva for up to 6 weeks following infection. Therefore, isolate all horses that have had strangles from susceptible animals for 6 weeks following infection.
Diagnosis and Treatment
Diagnosis can be confirmed by culturing pus from the nose, from abscessated lymph nodes or from the throat of clinically affected horses. Although S. equi isolates are thought to be genetically identical, isolates may vary in virulence and atypical isolates occur, which differ in their sugar tests from typical S. equi.
There is argument among veterinarians as to whether or not to treat an animal with strangles with antibiotics. Many veterinarians think that treatment will impair the development of immunity and may predispose an animal to prolonged infection and to bastard strangles. Treatment of a horse in the early stages of strangles is usually effective and is not associated with untoward effects. The causative agent is highly susceptible to penicillin G. If the disease is more advanced, then most veterinarians will not use antibiotics but rather will recommend nursing care and trying to hasten the development of abscesses (which can be drained) by poulticing. Antibiotics may, however, be used if complications arise.
Prevention of Strangles
Detection of carriers
In recent years, work in the United Kingdom has added substantially to the understanding of the carrier state in strangles. (5) This work has shown that carriers are usually horses that, following recovery from clinical illness, remain with persistent infection of the guttural pouches. This infection is associated with persistent, purulent inflammation in this site or, in some cases, with the presence of chondroids. These carriers can be detected either by culture or by detection of S. equi DNA using the polymerase chain reaction (PCR) test. PCR is a more sensitive test but also is currently more expensive. The combination of these tests may be even more reliable, but is expensive.
Because the organism is adapted to the horse, a system of control based on detection, isolation and treatment of carriers could potentially be used to eradicate the organism on a continent-wide basis. Horse owners and veterinarians have not yet organized to take advantage of this new understanding. However, vaccination with a live vaccine may interfere with the detection and eradication approach to control.
A series of 3 nasopharyngeal swabs (e.g., swabs introduced through the nose and collecting material from the back of the throat), evenly spaced over 2 or 3 weeks, will result in the detection of about 60% of carriers using isolation and identification of the organism, or of about 90% of carriers using PCR. For the detection of carriers, the laboratory should use a selective medium (Columbia blood agar with nalidixic acid and colistin).
Investigation of carriers should be done either before a new animal is introduced into a stable or herd, or at least 30 days following recovery of a horse from strangles. Animals should be isolated until there have been 3 consecutive negative cultures and/or PCR reactions.
If an animal is positive, endoscopic evaluation of the guttural pouch is recommended, chondroids removed, and guttural pouches treated by flushing and infusion of 5 million units of penicillin G in 3% gelatin. In addition, these horses should be treated with penicillin G intramuscularly for 7 days, isolated for 30 days, and then retested with the 3 consecutive series of nasopharyngeal swabs and culture. PCR is not usually recommended in these animals because it is so sensitive that it may identify dead bacteria and so give a “positive” reaction. Animals that remain positive should go through a repeat treatment and culture cycle.
This system of identification of carriers by culture and/or PCR, while not 100% reliable, is more reliable than the usual recommendation for the control of strangles. These are to isolate or quarantine new arrivals for 2–3 weeks, look for evidence of strangles-like upper respiratory tract infection, and carry out one or more nasal swabs that are used for culture. Your veterinarian will be able to give you the current laboratory costs per test for bacteria isolation and for the PCR test. Owners may not be prepared to take this route to control strangles due to the financial costs.
Both a killed and a live vaccine are available for the control of strangles. The only killed vaccine currently available in Canada is StrepguardTM by Intervet. Killed vaccines, in general, are administered with an initial series of intramuscular injections followed by an annual booster. There may be adverse reactions at the injection site (marked pain, even frank abscesses). Some animals have even developed purpura haemorrhagica following vaccination. The killed vaccines do not provide complete protection because they do not result in the local, nasopharyngeal antibodies thought to be important in protection, but they do reduce the severity of clinical illness should it occur.
More recently, a live, attenuated S. equi vaccine (PinnacleTM I.N. by Fort Dodge) has been introduced as an intranasal vaccine for the prevention of strangles. The vaccine is administered twice, at an interval of 1–2 weeks. This approach to vaccination is intuitively more attractive than a killed, intramuscular vaccine since it produces the local antibodies necessary for protective immunity. Because the vaccine is a live but attenuated (using a low virulence organism) S. equi, take care to avoid contamination of injections elsewhere in the horse. Concurrent injection of other vaccines has resulted in S. equi abscesses at these sites, presumably through inadvertent contamination. Therefore, it is strongly recommended to not administer other vaccines or injections at the same time as administering the intranasal vaccine — or to be very careful about preventing contamination of injection sites. Other adverse reactions have also been reported. According to the manufacturer, adverse reactions occur at a frequency of about 5 per 10,000 doses. These include submandibular and pharyngeal lymph node swellings, with or without abscessation, purpura haemorrhagica, which may be severe, and even bastard strangles. Since the live organism may persist in the nose, approaches to control that involve detection of carriers may not be effective in horses immunized with this vaccine.
After developing strangles, most horses eliminate infection fairly rapidly (i.e., within 30 days after recovery). Approximately 75% of horses develop a solid enduring immunity to strangles following recovery from the disease. (2) However, individual animals may remain with infection persistent within the guttural pouch, and may secrete the organism in nasal exudate or saliva for months or years. These carriers show no evidence of clinical disease and are the major source of infection for other horses with which they are mixed.
Control of Strangles
Isolate clinically affected animals or identified carriers immediately in a quarantine area, and clean and disinfect their water buckets or feed containers daily. Bedding can be burned or alternatively composted under a plastic sheet (to prevent spread by flies). Scrub with water and detergent any areas contaminated by infected horses, then disinfect by steam cleaning and/or applying effective disinfectants. Fly control is required to prevent spread during an outbreak.
Under optimal conditions, the bacteria can survive probably 6–8 weeks in the environment. Jorm (1991) has shown that S. equi survived for 63 days on wood at 2°C and for 48 days on glass or wood at 20°C. (6) The organism is readily killed by heat (60°C) or disinfectants (particularly povidone iodine, chlorhexidine). Rest contaminated pasture areas for 4 weeks, since the natural antibacterial effects of drying and of ultraviolet light will kill the organism.
Have quarantine area staff change their coveralls and boots before leaving the quarantine area, and wash their arms and hands carefully with chlorhexidine soap.
Approaches used to control strangles will depend on the circumstances of the individual horse or horse farm, but all people involved with horses need to maintain constant vigilance. These approaches involve a combination of knowledge of the history of individual animals and their source of origin, general hygiene, quarantine, and immunization, with appropriate action if an outbreak occurs.
Farms with large populations and movement of horses, particularly of older foals and yearlings, will want to maintain a routine immunization program of all horses to reduce the incidence and severity of disease. On these farms, depending on the vaccination program including the type of vaccine used, all incoming horses should be isolated for 2 to 3 weeks and, although expensive, a series of nasal or preferably nasopharyngeal swabs taken during this time for demonstration of the organism or its DNA. Only then should these isolated horses join the rest of the group.
Where a few adult horses are kept together and are uncommonly mixed with other horses, immunization may not be required since all immunization carries a slight risk of adverse effects. Incoming animals should be quarantined for 3 weeks, during which time nasal swabs should be assessed for the presence of the organism.
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There are many figured in our history that changed the course of Canadian History, think Sir John A. MacDonald, William Lyon MacKenzie, Robert Baldwin, Louis LaFontaine. However, all these men owe their contributions to a single person, Robert Gourlay. Gourlay’s presence in Upper Canada would ignite the spark of reform here in Upper Canada. Upper Canada in the early 19th-Century was a vast rural backwater. Urban centres were few and far between cities that we know today were little more than muddy villages in the middle of the vast forest. The undeveloped nature of the Province gave those in control, the colonial elite, access to wealth through the sale and collection of raw materials. Materials to sell on the docks of Montreal and sent home to England to drive the home economy. Resources were the centre of the provincial economy; the few mills processed the raw materials, sawmills made lumber from timber and grist mills ground wheat into flour. The smaller farmers grew enough to support themselves or the sell locally as the roads were little more than mud tracks, even the major highways. The War of 1812 had also left many in the Colonial Elite with a strong Anti-American Slant, and they petitioned Francis Gore, the Lieutenant-Governor to create several laws to prevent Americans from purchasing land in Upper Canada. It was into this environment that Robert Gourlay arrived in 1817; his wife had inherited some land near Queenston.
Robert Gourlay was born on the 22nd of March 1778 in Craigrothie, Scotland. While not born to the gentry, his father did own several farms in their home parish. Gourlay attended both St. Andrews University and the University of Edinburgh, earning an Arts degree from St. Andrews and an Agriculture Degree from Edinburgh. His father put his son to work in managing one of his farms until 1809, after which Gourlay leased and managed a farm of his own. Not only did Gourlay manage farms he also investigated land use and the conditions of the poor farmers in Great Britain. He reported the dire circumstances of the working poor in the country, many little better than indentured servants to the men who owned the land. He presented a radical plan to give these poor a better living wage to improve their condition, and he also suggested that any man who could read and write given the right to vote for their representative in the House of Commons. While both ideas fell flat in the House of Lords, they would sit and grow as an idea throughout the remainder of the early 19th-Century. In 1817, Gourlay would leave Scotland for America. From the United States, he would arrive in Upper Canada in 1818. Gourlay would learn quickly that the situation in Upper Canada reminded him of that which he had left in Scotland and England. In addition to the stranglehold on immigration, the land use in Canada was aimed to only line the pockets of those in the elite, the merchant barons. The land in Upper Canada fell into two major categories; the first was crown land, that land which was owned by the Crown of England and was given to those who did a service for the greater Empire and given as a reward. The second, the Clergy Reserve fell under the ownership of the Anglican Church, and in the mind of Reverand John Strachan was for keeping Upper Canada out of the clutches of the Roman Catholics and other Protestant denominations. The placement of the Clergy Reserve made any town layout look strange, and made it difficult to plan any significant farm, mill, or road. And the Colonial Elite often owed their membership in the inner circle to Strachan, so no one dared challenge the Bishop of York.
Gourlay, while he had failed to make any dent in the establishment in England, but he felt in the Provincial environment he could affect some level of reform. And in talking to the local population, he knew the disenfranchisement with the establishment and desired some level of reform. In 1818 the only way to get information out to a large population was through newspapers. Newspapers had been around British North America since the establishment of the early colonies. Gourlay used these newspapers to send out questionnaires to any who would read and respond. Gourlay began to receive responses, right under the noses of the Provincial leaders. But it would be Reverand Strachan who would be the first to raise the alarm. While many of the questions were innocent enough, the final question raised many eyebrows at York. It asked for what they felt was holding back the improvement of their district, town, or Province. The Executive worked hard to prevent the questionnaires from getting back to Gourlay. But by this point, Gourlay had escalated his cause and was speaking publicly on the subject of better land use. He encouraged that the population petition the government through their representative in the Legislative Assembly or the Lieutenant-Governor directly or go directly to the Colonial Office. The elites tried to silence Gourlay, first by having thugs assault him, and when that failed had him charged with Liable. The overinflated charge failed to stick. It wasn’t until Reverend Strachan brought the case of Gourlay to the attention of his former pupil and Attorney General of the Province, John Beverly Robinson. Robinson found the actions alarming and recommended that the executive change tactics and have Gourlay charged with sedition under the 1804 Alien Sedition Act. Governor Maitland who wanted to maintain loyalty and calm in the province agreed and had Gourlay arrested. Despite the fact, the law was to prevent foreign (American) influence in Upper Canada, and not for use against a subject of the Crown. Maitland only wished to avoid open rebellion. Robison made quick work of the case against Gourlay, and while they desired to have him imprisoned, maybe even hanged, they could do neither. The only choice they had was banishment and Gourlay gladly accepted exile.
Despite being removed from the Province, Gourlay first went to the United States again to sell his land use surveys in the American Midwest, but when that fell flat, he returned to Scotland. There he penned a report and published it in 1822. A Statistical Account of Upper Canada never proved to be a best seller, but it caught the attention of enough people to move towards some level of land reform in Upper Canada. One of the men who would back this was John Galt, who incorporated a colonization corporation under the name the Canada Company in 1827. But Gourlay’s trials in Upper Canada sent him on a downward spiral, and he spent several years in a Mental Hospital. Even from the hospital, he continued to write for all his causes. And many in England began to listen, the Reform Act in 1832 granted all who were literate a vote for their representative in the House of Commons and 1834 new Poor Laws granted a living wage to all. Sadly these changes never trickled down to Upper Canada. But thanks to Gourlay’s actions, the reform movement had taken hold despite the efforts of the elite to crush those who felt the same as Gourlay. The Society for Constitutional Reform began to grow in both membership and influence, and in 1836 they managed to pass a bill to remove the banishment from Gourlay. However, Gourlay did not look kindly on MacKenzie’s radical brand of reform and denounced his fellow Scotsman and his rebellion. But it wouldn’t be until 1842 that his arrest was deemed illegal and they offered a small pension to Gourlay. Gourlay refused, claiming to be a creditor of the government. Gourlay would return to Canada in 1856, purchasing a small plot of land near Mount Elgin and run for the Legislative Assembly. He would lose his run for Parliament and return to Scotland in 1858. He would retire in Edinburgh and pass away on the 1st of August, 1863.
Today, there is little in Ontario to remember Gourlay. A historical plaque marks the area where he attempted to purchase land before his run-in with the Colonial Elite in 1817, and would eventually purchase in 1856. A bust of Gourlay with a list of his three accomplishments can be found in St. James’ Park in downtown Toronto. The Clergy Reserve would be ended in the 1850s thanks to the efforts of William Lyon MacKenzie’s second involvement in Canadian politics. The Canada Company would prove to be the greatest single push in colonial expansion since the founding of Upper Canada. And while Gourlay is not widely known or remembered in Canada, his efforts to secure a vote for all, a living wage for all, and better land use in Upper Canada are tribute enough.
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http://www.alexluyckx.com/blog/2019/04/03/project1867-robert-gourlay-and-the-frontier/
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2024-02-23T09:37:16Z
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Snapping My Kids: TikTok Edition
Welp the craziest thing happened: I joined TikTok and one of my first videos went viral! OMG! It's got over 200k views and I'm pretty freaking stoked about it.
One of my photog buddies said to really take advantage of TikTok and IG reels for engagement boosting which turns to inquiries and oh boy. She was so right. I've gotten so many more followers and social media linked inquiries since doing these! YAHOOOOO!
The premise of this video was that I needed our picture in our family room 'updated' over our TV...so I documented the process of doing that...and, welp, here ya go!
It was actually a lot of fun (and a bit challenging at times, if I'm being honest!) to make and, well, the results turned out to be amazing cause check out this gem we got!
Such a winner, right?!?!
I ordered a wooden framed print from Smallwoods and it's now over our TV and I am SO IN LOVE.
Anyways, just wanted to share my new found love of TikTok (I will say I still enjoy browsing and watching videos more than making them!!) and a little behind the scenes snappin' action with you all!
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CC-MAIN-2024-10
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http://www.alexmooneysmusings.com/2021/01/snapping-my-kids-tiktok-edition.html
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2024-02-23T08:56:33Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
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APE China (Shanghai ZhenLi) has sent it’s first model 400 hammer that was built in China to a job in FuJian province. The customer had difficult soil conditions with thick clay layers at the top. They were originally considering excavating out the top layers but when they heard about the APE 400 they decided to give it a try. Suspense was in the air as many doubted the 400 could drive the 36″ X 72′ long pile to grade, many were utterly convinced the 400 hammer would not be able to drive to the pile all the way down. After the hammer was lifted on the pile some fireworks were let off to set to scare away the evil spirits, as custom in China, 18 minutes later the pile was to grade! This marks a milestone for APE China and it’s ability to continue to provide the largest hydraulic vibratory hammers to the China market along with local service and manufacturing. A 1200 HP engine powers the 400 with option to use 1050HP on easier jobs. APE China made equipment is only for the Asia pacific region while Kent,WA manufactures for the USA and Europe. Go APE!
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CC-MAIN-2024-10
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http://www.americanpiledriving.com/wordpress/2014/09/04/
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2024-02-23T11:27:55Z
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Today my option to revert to the old Blogger interface went away. *poof* Gone.
I hate the New Google so much. Not because I'm adverse to change (which we all know is obviously the WORST THING TO BE) but because New Google literally hurts me. It gives me literal pain in my head. I am composing this post while staring at my keyboard because the screen hurts me. Fuck.
The word on the Google forums is that disabled people who can't use the new interface can apparently go fuck themselves (I'm paraphrasing), so I'm pretty pissy at the moment. I can only assume that I'll have to move the blog, which with 1,000+ posts and gods know how many comments will obviously be SO VERY FUN.
Stay tuned, and I can only apologize for the inconvenience.
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CC-MAIN-2024-10
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http://www.anamardoll.com/2012/09/metapost-shit.html
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2024-02-23T10:19:18Z
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Sort of a glimpse of how I see things. Picture taken Wednesday night by holding my glasses lens in front of my camera lens.
We have special open threads set aside for discussing various movies, said discussions including plain text spoilers. This is currently the only one:
● Star Wars: Episode IX -- The Rise of Skywalker
You do not need a special open thread to discuss a movie. Provided you encipher any spoilers (the standard method is by summoning Cthulhu) discussion of movies is quite welcome in the regular open threads.
The special threads are for cases where movie-talk might threaten to drown out other discussion, is expected to take place over multiple weeks, or both. If you believe a given movie calls for one, simply say so.
Friday Recommendations! What have you been reading/writing/listening to/playing/watching lately? Shamelessly self-promote or boost the signal on something you think we should know about - the weekend’s ahead of us, so give us something new to explore!
And, like on all threads: please remember to use the "post new comment" feature rather than the "reply" feature, even when directly replying to someone else!
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http://www.anamardoll.com/2020/02/?m=0
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2024-02-23T10:50:27Z
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Astronomy Picture Of the Day (APOD)
The Pencil Nebula Supernova Shock Wave22.02.2024
This supernova shock wave plows through interstellar space at over 500,000 kilometers per hour. Centered and moving upward in the sharply detailed color composite its thin, bright, braided filaments are actually long ripples in a cosmic sheet of glowing gas seen almost edge-on.
A View Toward M106
Big, bright, beautiful spiral, Messier 106 dominates this cosmic vista. The nearly two degree wide telescopic field of view looks toward the well-trained constellation Canes Venatici, near the handle of the Big Dipper. Also...
APOD: 2024 February 21 Б Seagull Nebula over Pinnacles Peak
The bird is bigger than the peak. Nicknamed for its avian shape, the Seagull Nebula is an emission nebula on the night sky that is vast, spanning an angle over five times the diameter of the full moon and over 200 light years.
APOD: 2024 February 20 Б AM1054: Stars Form as Galaxies Collide
When galaxies collide, how many stars are born? For AM1054-325, featured here in a recently released image by the Hubble Space Telescope, the answer is millions. Instead of stars being destroyed as galaxy AM1054-325 and a nearby galaxy circle each other, their gravity and motion has ignited stellar creation.
APOD: 2024 February 19 Б Looking Sideways from the Parker Solar Probe
What's happening near the Sun? To help find out, NASA launched the robotic Parker Solar Probe (PSP) to investigate regions closer to the Sun than ever before. The PSP's looping orbit brings it nearer to the Sun each time around -- every few months.
APOD: 2024 February 18 Б Hoags Object: A Nearly Perfect Ring Galaxy
Is this one galaxy or two? This question came to light in 1950 when astronomer Arthur Hoag chanced upon this unusual extragalactic object. On the outside is a ring dominated by bright blue stars, while near the center lies a ball of much redder stars that are likely much older.
Meteor over the Bay of Naples
A cosmic dust grain plowing through the upper atmosphere much faster than a falling leaf created this brilliant meteor streak. In a serendipitous moment, the sublime night sky view was captured from the resort island of Capri, in the Bay of Naples, on the evening of February 8.
Structure in the Tail of Comet 12P/Pons Brooks
Heading for its next perihelion passage on April 21, Comet 12P/Pons-Brooks is growing brighter. The greenish coma of this periodic Halley-type comet has become relatively easy to observe in small telescopes. But the bluish...
NGC 253: Dusty Island Universe
Shiny NGC 253 is one of the brightest spiral galaxies visible, and also one of the dustiest. Some call it the Silver Coin Galaxy for its appearance in small telescopes, or just the Sculptor Galaxy for its location within the boundaries of the southern constellation Sculptor.
APOD: 2024 February 14 Б Rosette Deep Field
Can you find the Rosette Nebula? The large, red, and flowery-looking nebula on the upper left may seem the obvious choice, but that is actually just diffuse hydrogen emission surrounding the Cone and Fox Fur Nebulas.
January February |
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2024-02-23T10:00:50Z
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How confident is Lance Thomas that his $97,800 jewelry purchase which included a $67,800 loan and $30,000 down payment did not violate any NCAA rules? So confident that he plans to talk to the NCAA:
“I do feel bad that that was something that is lingering around the university,” Thomas said. “But everything is going to be taken care of the right way. I hope the coaching staff and the whole university know that those were the best four years of my life and I love Duke until I die. But I have to take care of things the right way and I’ll reach back out to them when I can.”
If Thomas does end up talking to the NCAA, it will be quite the break since the jeweler who sued Thomas is not talking and the NCAA has no way to compel Thomas to be interviewed. It would be almost noble, carrying through on an obligation which has more or less passed.
Do not expect this interview to take place anytime soon though. Thomas signed a confidentiality agreement as part of the settlement of the lawsuit. The terms of that agreement will have to be sorted out before Thomas talks to the NCAA. It could also prevent him from being interviewed for a certain period of time. The statute of limitations on the violation may run out as soon as December 2013. It is entirely possible Thomas explains what happens, but the NCAA can do nothing about it.
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CC-MAIN-2024-10
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http://www.athleticscholarships.net/2012/10/01/lance-thomas-is-very-confident-he-didnt-commit-an-ncaa-violation
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2024-02-23T11:28:34Z
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FEBRUARY 16, 2009
Somewhere around noon the sun broke through the clouds, blue sky revealed across much of the sky. Joanne and I, prepping for our upcoming Grand Canyon trip, walked for a couple of hours. We covered seven miles, up and down hillsides at Edgewater Park and through the nearby neighborhoods.
I just watched a couple of short videos from the recent TED (Technology, Entertainment, Design) conference. Barry Schwartz gives a great talk about why rules and incentives are rarely successful in promoting desirable behavior. As a teacher the behavior I want to promote is learning to learn. The method I use involves a detailed set of rules and incentives spelled out in the class syllabus, rules like the number of allowed absences (one) and incentives like extra credit for extra work (rarely done by students).
Schwartz declares that rules are effective at preventing disaster, but in its place they guarantee mediocrity. And he gives examples of incentives that actual reduce the likelihood of the desired behavior. Yikes. Now what?
Well, heck, here's the video. See what you think (and comment using the link below).
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<urn:uuid:47d6af55-5d04-4b97-9e95-3cfbedabcc66>
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CC-MAIN-2024-10
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http://www.awdsgn.com/dailyjournal/feb09/html/dailypg_021609.htm
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2024-02-23T11:43:29Z
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Promotional techniques are imbibed into every aspect of a business’s presence in the market. Whether it is on the packaging, on the social media front, or customer relations desk, advertising remains the sole purpose of engaging in such activities. This is because good promotional strategies are directly relational to the growth and progressive performance is seen in the business’s sales and profit. Why not promote with the help of transport as well? Businesses can now use the services of magnetic car signs in Cedar Rapids, IA, to creatively integrate promotion with their transport system.
Benefits of promotion with transport
- Easily identifiable – When conducting the delivery of products or resources, by using innovative graphics, one can capitalize on the use of the vehicle as an advantage. The transport now acts with two purposes, one to deliver, and the other to attract customers by presenting aesthetic designs that would make the business easy to recognize. As people regularly travel around, they are likely to notice the designs on the vehicles and associate them with the company, therefore improving promotions to a great extent.
- An economy of money and effort – By investing in a long-term promotional technique, the business can save any money that would have had to be incurred from the cost of advertisements or other promotional strategies. Transport designs are durable, attractive, and can be maintained for as long as the vehicle’s lifespan. This promotion method, additionally, does not demand the active participation of the employees, thereby allowing them to go on with their productive work.
- Magnetic car options – There have been several developments in the field of promotional transport, and one such feature is the magnetic signs, easy to maintain and to take off or stick on based on the needs of the business. It is extra beneficial if the business has to change the vehicles and the stickers have to be swapped around, while other promotional designs would be permanent.
Companies can use many innovative ways to promote their products and services, and magnetic car signs are an avant-garde option, economical in all the parameters of time, money, and effort.
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<urn:uuid:8152da23-e07f-4d7a-adcb-cb8d7585fe93>
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CC-MAIN-2024-10
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http://www.baybekmuhendislik.com/business/lightning-promotion-with-magnetic-car-signs-in-cedar-rapids-ia/
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2024-02-23T10:41:13Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
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Instead of trying one new recipe, we’ve already tried two new recipes this month!
For the chicken pot pie, I used the pillsbury premade crust.
After using these extremely easy pie crusts I vow never to waste my time making a crust from scratch…this will probably be pretty simple since I’ve never made a pie crust in my life.
I found my package on clearance at the supermarket for only $1.49 -that’s only 75 cents per crust plus it took me only 10 seconds to unwrap and fold over the pie.
By the way, the Chef in Training‘s recipes are printable which makes it super easy for me to just print off and bring to the kitchen.
***For dinner a few nights later I made a beef pot pie using the same recipe, only using ground beef and beef buillion cubes instead – delish!***
Have you tried any new recipes lately?
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<urn:uuid:5db5f468-8069-4ac5-9a92-d14477415499>
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CC-MAIN-2024-10
|
http://www.bigdandme.com/2012/04/chicken-pot-pie-and-lemon-cake/
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2024-02-23T09:56:30Z
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s3://commoncrawl/crawl-data/CC-MAIN-2024-10/segments/1707947474377.60/warc/CC-MAIN-20240223085439-20240223115439-00802.warc.gz
|
en
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Yesterday, Carling made this beautiful arrangement for a dinner party and posted it on Facebook. We received a comment/question from a woman who has taken a few of our design classes and is enthusiastic about improving her design skills.
“I was just wondering today if I could mix winter greens with spring flowers? This picture answers the question.”
It was a great comment, and one that deserves some attention. Local Color Flowers is proud to use locally grown flowers in all of our arrangements. What you may not know, is that we also you 100% locally grown foliage as well. In the winter, most of the foliage we can get from the local farms is evergreens including boxwood, magnolia, fir, pine, cedar and camellia along with lots of “sticks” including pussy willow, curly willow, fantail willow, flowering branches and more. On a rare occasion, we can get our hands on dusty miller and eucalyptus.
Our designs are unique because we are designing with what is available locally-flowers, foliage and branches. Using evergreens gives the arrangement a “winter’ feel. Combined with tulips and iris, the arrangement perfectly reflects the season, as we think it should…cold, crisp, green, brown…with the promise of spring ahead.
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2024-02-23T09:10:42Z
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Title: Acquired Asset
Author: Z.N. Willett
Genre: Contemporary Romance
In the business world, Christopher Colby is a force to be reckoned with—admired by many, he's an intelligent, confident, smooth-talking COO who will stop at nothing to get what he wants.
To Quinn Cordell, Christopher is a demon reincarnated—a sexy, self-centered, cocky bastard who is trying his damnedest to take over her family's company.
Normally, Quinn handles men like that very well—with precision and tactics of her own.
Quinn understands Christopher's type.
But what Quinn doesn't understand is, why she allowed Christopher to grope her in a supply closet?
“May I cut in?” Mr. Clueless interrupted.
My eyes locked on to his green ones. At that point, I welcomed the pervert. He didn’t wait for Tony to respond and took my hand, whisking me away from him. “Should I be surprised that you’re light on your feet?” I asked.The man could dance.“I’m surprised you can move in that dress.”“What is it with you and this dress?”He thought for a while, and then held me tighter as he whispered, “Can you get on your knees in that dress?”I gasped, attempting to pull away from him, though he only held me tighter.“Can those long legs wrap around broad shoulders in that dress?” He grinned.I couldn’t believe what he was saying to me, never mind the fact I was in the middle of a crowded dance floor, while some stranger was verbally getting me off.“Do you spew out language like that to every woman you meet?” I hissed.His grin shifted crooked as his eyes landed on my breasts. “You’re my first, and I must say I would have loved to have popped that cherry in that dress.”My traitorous nubs hardened.I wanted this man.
Z.N. Willett is the girl who has seen more than she has ever wanted; yet decided to add to that world by writing Hollywood romances. A northern girl, but a southerner at heart, loving anything and everything about love and romance. So much that once upon a time she had a career as a wedding and events coordinator. When Z.N. decided to do something she was passionate about, she added her love for travel to the mix. An avid shoeaholic, deep down she's a sappy romantic who happens to believe that love can truly conquer all.
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http://www.boundbybooksbookreview.com/2016/12/promo-tour-acquired-asset-by-zn-willett.html
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We are an acclaimed entity, engaged in offering a qualitative assortment of Brass Hollow Rivets. Our offered brass rivet is manufactured and designed under the guidance of skilled professionals in compliance with market standards. The offered brass rivet is available in different specifications as per the needs of the clients. Also, it is stringently tested on various parameters before dispatching to the clients. Being client oriented organization, we offer these Brass Hollow Rivets in bulk quantity within predefined time-frame.
Size | Standard |
Quality | High |
MOQ | As Per Client Requirement |
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http://www.brasscomponentsexporters.com/brass-hollow-rivets-5227183.html
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2024-02-23T09:12:15Z
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WHY ‘NEUTER YOUR ‘TOM’ CAT?
A ‘tom’ cat can mate with over 40 female cats a year and he can and will follow the scent of a female over 7 miles away! While he’s out and about roaming the area he can easily get lost and find himself homeless when the romancing is over. Unless his owner has micro-chipped him and is lucky to have him found by a cat lover, Tom is doomed to live a life of misery. Nobody will adopt an entire tomcat, or even tolerate him in the back garden, because he fights other people’s pets, male and female, and marks houses and gardens with a pungent scent.
Homeless and hungry, he will enter houses through the cat flap in search of food, only to get shooed away. Fighting for his survival, he will soon look run-down and battered and his chances of finding a new home dwindle even further. “Mangy toms” are usually not mangy at all, they are often only neglected, undernourished and battle scarred. Toms are the most frequent victims of road death. The newest threat of all now is a virus, the killer FIV (Feline Immunodeficiency Virus), which is passed on during fights through biting when the saliva of the infected cat enters the bloodstream of the other. No cat has been known to recover from it and entire tomcats are most likely to fall victim. All this could be avoided by neutering.
And what about “the girls”?
Did you know that one unspayed female cat could be responsible for 10,924 kittens over a 6 year period?
This is a minimum total calculated by assuming she has her first litter when she is a year old, (although this could be as young as six months) and using the low rate of only 2 litters a year per mature female cat (most cats have 3 or 4 litters per year), basing our calculation on 4 kittens each time, 2 male and 2 female, and not taking the death rate into account.
So neutering your female kitten before she is six months old could prevent a minimum of 10,924 unwanted cats looking for new homes and would most likely extend your cats life by excluding the many risks involved in having kittens. It is an old wives tale when people say that cats should be allowed to have one litter first. Why put your cat at risk?
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http://www.caring4cats.org/caring-for-your-cat/neutering/
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I have already mentioned in my previous post that my next post will be pulihora,so I am posting this recipe.And again you guys guessed it correct,my next post will be that lobia sundal...ha ha..Pulihora is especially prepared on the festivals in south India,I like it because of the multiple tastes balanced by the right proportion of ingredients in it.If it sits for longer time the taste will invariably increase and this is also a nice lunch box recipe.Now to the recipe directly.
1 cup sona masura/ponni rice
1 big lemon size tamarind
3-4 tbsp groundnuts
2 tbsp grated jaggery
1 tsp mustard seeds
2 tbsp chana dal
1 tbsp urad dal
4-5 dry red chillies,broken
3-4 green chillies,slit
a pinch of turmeric/haldi(optional)
2 generous pinches of hing
a sprig of curry leaves
2 tbsp oil(normal cooking oil what ever you use)
1 tbsp sesame oil
salt to taste
To roast and grind:
2 tbsp white sesame seeds
2 tbsp grated dry coconut
1/4 tsp methi seeds/fenugreek
1/4 tsp mustard seeds
2 tbsp grated fresh coconut
1 tbsp chopped coriander
- Wash the rice properly twice or thrice and add enough water to it and cook it in the normal as you cook rice,either pressure cooker or direct stove top or microwave or electric rice cooker method whichever is convenient for you.
- Once the rice is done cool it completely by spreading it over wide plate smear with oil lightly.
- Soak tamarind in 1/4 cup of water for 10-15 mins or microwave the mixture for 1 min.Microwave method is quite quick when u have lack of time.After it is cooled add grated jaggery and mix well until it is melted completely.
- Dry roast mustard,fenugreek seeds separately.Dry roast sesame seeds until they pop up.Cool them completely and grind all the roasted seeds along with grated coconut to a fine powder.
- In a kadai heat normal oil and sesame oil and crackle the mustard seeds,add groundnuts and fry until they turn red.Add chana dal,urad dal,red chillies,green chillies and fry for a couple of minutes until done.
- Add curry leaves,hing and turmeric powder and fry for a minute and then add tamarind pulp mixture and mix until the mixture thickens completely.Add enough salt to it and mix.
- Now remove it from the stove and let it cool a bit and reserve some mixture and pour the remaining mixture over the cooled rice and also add the powder (ground) and mix properly until everything is well blended.Now check the taste of it and add more tamarind mixture or salt according to your taste.
- Garnish with coriander and grated fresh coconut and serve.
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http://www.chefandherkitchen.com/2009/10/pulihora-puliyogre.html?showComment=1256228398785
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Operation Outcry -- Women Traumatized by Past Abortions File Brief at U.S. Supreme Court
Contact: Allan E. Parker, Jr., J.D., 210-614-7157, [email protected]
WASHINGTON, Dec. 13, 2017 /Christian Newswire/ -- Operation Outcry and The Justice Foundation filed a Supreme Court Amicus brief including the testimony of Cynthia Collins and 10 women of Operation Outcry, in Case No. 17-689, Andrew March v. Janet T. Mills, as Attorney General of Maine, et al. The issue in this case is whether a preacher should be allowed freedom of speech to preach against abortion on a sidewalk outside the abortion facility.
Click here to read the brief. The Justice Foundation was represented pro bono by Erin Mersino and William Wagner of The Great Lakes Justice Center.
Operation Outcry, a ministry of The Justice Foundation, has collected approximately 4,500 written testimonies of women traumatized by abortion in their past, who are now bravely breaking silence. Here are some quotes from this Supreme Court Brief:
"Those who stand on the sidewalks have helped many women who did not know there was help to have their baby or that anyone cared. … It might have saved me years of suffering depression, guilt, miscarriage, medical problems conceiving. I carried trauma into my marriage relationship." Cynthia Collins
"Since January 1973, millions of women like myself have come to regret their abortions.
How I wish there had been someone to counsel me before the appointment to abort." Myra Jean Myers
"If someone had stopped me entering that abortion clinic with my sister and Mom and told us the impact of abortion complications, risk factors and fetal development and gave us other options, I would never have chosen abortion or suffered so much pain and grief of losing six babies. I completely support sidewalk counseling in front of abortion clinics." Nona Ellington
"I wish I had had someone talk to me before my abortion. My abortion caused me to have guilt, shame, grief, anger, rage, suicidal ideation, panic attacks, anxiety, fear, sexual dysfunction, drug and alcohol abuse, bonding issues with living children, relationship disorders, stress issues, difficulty in making decisions, emotional trauma, nightmares, flashbacks, anniversary syndrome, difficult pregnancies and deliveries, debilitating depression during holidays and family gatherings, break in trust of the medical profession." Molly White
"I represent the post-abortive women who were hurt by abortion and have nine years' experience as a sidewalk counselor. I have multiple journals of documentation of what happens on the sidewalk." Karen Bodle
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http://www.christiannewswire.com/news/7757280505.html
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2024-02-23T11:29:46Z
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If you distill the structure of The Babadook into basic horror movie terminology, you end up with a generic “main characters get stalked by a terrifying monster”. And judging by the lukewarm reviews of the film from casual moviegoers, this is pretty much what most people were expecting. But the actual execution of this premise is so drastically different from other horror movies that The Babadook was ultimately transformed into one of the first major “anti-horror” movies. Essentially, it is a film in which the traditional logic of horror movies is taken to its natural conclusion.
What do I mean by this? In my intro, I brought up Unforgiven and Saving Private Ryan. In both of these movies, the traditional cornerstones of their respective genres were stripped away and the cold, horrific reality of the main characters’ situations was revealed. The self-assured, morally superior, invincible heroes of old were revealed to be ordinary, flawed people, or worse, vicious and unscrupulous monsters. The real-life consequences of people’s actions were brought into focus, and the main characters were forced to confront them.
There are plenty of ways The Babadook deconstructs the basic building blocks of horror movies, though it’s done in a different way than say, Scream (Craven, 1996) does. Rather than putting the characters into a generic horror movie scenario and having them be self-aware of it, The Babadook plays everything completely straight. There is an almost total lack of humor or comic relief, which is quite the rarity for a movie that is attempting to dismantle the various tropes in its respective genre. Going off the logic described in my previous analysis of Housebound (Johnstone, 2014), The Babadook could technically be considered a horror parody, albeit one that isn’t humorous.
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CC-MAIN-2024-10
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http://www.cinemablography.org/blog/anti-horror-the-babadook-and-the-messy-reality-of-scary-movies
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2024-02-23T09:58:09Z
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MONTGOMERY – Governor Kay Ivey on Wednesday issued her twentieth supplemental emergency proclamation extending the Safer at Home Order that includes a statewide mask requirement. Individuals will be required to wear a mask or other facial covering when in public and in close contact with other people, as described in the order. This order extends until Friday, January 22, 2021 at 5:00 p.m.
Extended Safer at Home Order
Safer at Home Info Sheet 1
Safer at Home Info Sheet 2
Safer at Home Info Sheet 3
Twentieth Supplemental Emergency Proclamation
Additional information from Ivey's office is available by clicking here.
Information on COVID-19 is available from the Alabama Department of Public Health.
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http://www.cityofgadsden.com/CivicAlerts.aspx?AID=940
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2024-02-23T10:57:13Z
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| 0.927242
| 149
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I have fulfilled a lot of my farmgirl dreams right here in the suburbs. Because after all, city girls don’t have conversations like these:
My friend Heather - “Hi Val. I was thinking… I am going to be at my family reunion in Montana this week and all my raspberries are ripe. Do you want to come pick them?” Um. Yes please!
Me - “Hey! So… just wanted to let you know that one of your roosters is in our back yard. The kids tried to catch it but it ran across the street into the neighbors yard. If we can get it, Cyan will bring it to you.”
It’s good to know other city farmers like us.
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http://www.collectingthemoments.com/2011/07/farmgirl-phone-conversations.html
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2024-02-23T11:12:52Z
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If you find yourself in need of a seasoned Savannah trial attorney, your search stops here: at Savage Turner Pinckney Savage & Sprouse. With a track record of successfully advocating for our clients, we have earned a reputation as Savannah’s go-to trial attorneys.
Being involved in a legal dispute can be a stressful experience. Whether you are an individual fighting for your rights, or a corporation embroiled in complex litigation, you need a Savannah trial attorney who can provide both professional expertise and compassionate guidance.
At Savage Turner Pinckney Savage & Sprouse, we understand the unique challenges that legal disputes can present. Our team of attorneys has years of experience in navigating these waters, and we’re committed to achieving the best possible outcomes for our clients.
Our firm handles a variety of cases including personal injury, medical malpractice, commercial disputes, and more. As seasoned trial attorneys, we are not afraid to take cases to court when necessary. We passionately advocate for our clients, meticulously preparing for every trial, and forcefully arguing each case.
We are not just lawyers; we are part of the Savannah community. We believe in serving our clients with integrity and dedication, and we are committed to the betterment of our city. When you hire a Savannah trial attorney from Savage Turner Pinckney Savage & Sprouse, you’re not just getting an attorney, you’re getting a team dedicated to your cause.
Our offices are conveniently located at 102 E Liberty 8th Floor, Savannah, GA 31401. If you find yourself in need of a trusted Savannah trial attorney, please don’t hesitate to contact us.
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CC-MAIN-2024-10
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http://www.componentanalysis.org/the-trusted-name-in-savannah-savage-turner-pinckney-savage-sprouse-savannah-trial-attorneys/
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2024-02-23T09:58:25Z
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Set the Table
Mary V. Green, ed.
Are you looking for a simple, stunning project? You are sure to find one in Set the Table, a collection of 11 table runners by 10 designers. You will find both traditional and modern designs as well as simple and improvisational techniques. I found several that made me want to get out my fabric and start to work, including “Standout” by Josée Carrier and “Calamity Cross” by Jenifer Dick. Other designers include Natalie Barnes, Audrie Bidwell, Thomas Knauer, Heather Jones, Angela Walters, Candi Weinrick, Amy Ellis and Jessica Levitt. I am sure you will find several that appeal to you. In addition to the complete instructions, extra tips are interspersed throughout the text.
If you found a specific project that stood out to you, I would love to hear about it. Just leave a reply below.
You can look for the book at your favorite quilt shop or book retailer. Here’s a link to Amazon if you would like to learn more about the book.
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http://www.creativeartsprofessional.com/weblog/tag/audrie-bidwell
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2024-02-23T09:50:04Z
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Thurston has achieved double of anything Johns had achieved at Thurston's age. As far as I'm concerned, he is a far better player than the myth. At this level, he shows what he can do with a good forward pack. Give the cows a year and they will be there. I'm predicting a cows premiershio within two years if they get some luck. They've finally got a gun centre and unearthing a workhorse in Bolton has done them wonders. Anyway. back to the point at hand, Thurston will outstrip Johns in the years to come at all levels. He has already done so at origin level, which is what counts most for me.
Agreed. I'm a massive fan of Smith but at this level, he just seems to be a tackling machine. Smith's job in this team is to do the little things right and make 40 tackles plus. That's fine when Thurston's there to do the rest. I used to worry about how ****ed we would be without lockyer. I don't even care about that day now. We have it covered.
****ing Andrew Johns shouldn't be considered the best player in the world. ****ing drug cheat i hate the ****. Why is he aloud to commentate and so on but his brother isn't? It's a joke.
Thurston > Johns but as far as achievements I don't think either come close to the great ALFIE LANGER !!!
I called him being big when he could barely get a game for the Dogs, loled hard when thye let him go too.
LOL @ this thread. It's blatantly obvious to someone who does not suck massive cock that Johns >>> Thurston. Queenslanders - Most.Biased.Forumers.
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http://www.cricsim.com/index.php?threads/thurston-johns.6015/
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2024-02-23T09:59:03Z
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Long before the term “eco-tourism” was coined, Mexico understood the extraordinary jewel that is the Sea of Cortez. Years ago, they began developing several small marinas throughout the Sea to attract the yachting industry, also working with developers to provide nearby hotel facilities for water-loving land-based visitors. The Escalera Nautica, as it was marketed, or Nautical Staircase, was purposefully designed to facilitate boaters (people like us) to safely climb their way to the top of the Sea and back down. Just like their previously developed resort communities, they hoped by seeding key areas with marinas and visitor accommodations, that the tourism industry would snowball economic growth, provide jobs and enable infrastructure development. Over the years, several small, 18-20 slip Fonatur marinas have been built according to this plan. Some are more well-run and visited than others, but all along, the objective has been to sell these marinas once established.
So I am happy to tell you that since our last visit, the former government-run Marina Fonatur at Puerto Escondido has been purchased by a private firm. It is now run, as of June I believe, by a company called Waicuri. According to brochures, their master plan is pretty ambitious. We’ve been told part of the contract is that Waicuri must complete a certain amount of development within two years. What those exact stipulations are, I’ve no idea…but here’s a couple major items on their overall agenda...
Sell Those Lots!
One goal is to sell those primo vacant lots! Puerto Escondido lies just 15 miles south of the “Magic Town” of Loreto, with its myriad shops & eateries, historical town square and an international airport to boot. Years ago, the foundation was laid here for a harbor-front housing community. Custom homes built on canal frontage surely should entice boating enthusiasts galore with the promise of a private dock in an amazing locale. With its background a spectacular mountain range, its foreground a beautiful and safe harbor, this place begs further development.
But for years, the grid of paved subdivision roads sits empty, like a cliché apocalypse movie. Cracked pavement. Tumbleweeds. Skittering lizards. Screeching hawks in the distance. Canals that go nowhere. Crumbling bridges. Street lighting poles hover over scrub-strewn, vacant homesites, waiting to be switched on… but not a single house built. An empty shell of concrete and rebar stands alone overlooking the docks, perhaps a condo or hotel started but abandoned. Outrageous price expectation? Poor infrastructure (sewer, water, electric)? Who knows why nothing sold.
Now though, from the looks of it, things are happening. We noted much construction activity out there in the canal areas – a backhoe, freshly graded dirt, stacked bricks awaiting placement, rebar in a new foundation, a mess of guys repairing a canal bridge, and new landscaping. Last time we visited, the canal was empty. This time we sighted several powerboats attached to brand-new, aluminum floating docks in the canal. Whether those owners have purchased lots or are just renting those private docks, I can’t say. But it’s a good sign. According to the Waicuri website, “condominiums, a beach club with restaurant, spa and gym for all the home owners, boutique hotel and much more!” are eventually on the docket. Well, that sounds a little ambitious. We’ll see.
Slips in the Ellipse? Can it be true?
Another ambitious project is to build 200 slips in the Ellipse. The Ellipse is a curved breakwater structure that once housed several mooring balls and was operated by a different entity. I always thought mooring balls here was a waste of space in such a small area. A dock system would maximize the number of boats who wish to be “attached” to land longer-term. As long as they still maintain plenty of inexpensive moorings in the large harbor, this could be a win-win for both cruising types. The PE harbor itself is already a relatively safe “hurricane hole” surrounded by mountains and completely cut off from the capricious powers of the Sea. The Ellipse’s breakwater offers double-protection from small, choppy wind waves that funnel down the harbor in a north blow. We think this marina expansion is great idea and would definitely consider keeping Indigo here longer term. But only if they provided shuttle service to town.
Click here to see an aerial mock-up of the proposed facilities…notice the slips in the Ellipse next to the harbor opening. I am skeptical this will be built anytime soon…but, you never know. They have already removed all but three of the boats that were moored here, many of which were left permanently unattended. I do not know what, if anything, is planned for the Waiting Room where many people actually live on their boats on a mooring full time.
Other small improvements have taken place. Here are the things we’ve noticed…
- The marina office is getting an interior facelift. By the way, the office folks are very nice and helpful. But don’t expect your records (boat documentation) to be on file from before June - everything has been expunged.
- Laundry is now FREE! One free load per boat per day. Staying for 2-3 days? You can combine your loads all in one session. The marina office notifies their cleaning attendant who will turn on the washers & dryers for you manually. Formerly $3 per load, this is a really nice bonus.
- The POOL works! That pool has been empty and forlorn for at least the two years we’ve been visiting. Now it is crystal clear and, although colder than the sea water, refreshing in the 90 degree heat.
- The mooring prices are still the same, @$10 per day. We’re certainly not complaining…just glad they didn’t raise their rates.
- Internet sucks. Still. But the marina says they are “working on it”. The normally half-way decent internet at Tripui hotel/restaurant was also inoperative at the time we visited. Double whammy. So we had to rely on our phone. Except…
- Cell service is still spotty in Puerto Escondido. We’ve been advised to take a farther mooring near the “windows” for better line of sight with the Loreto tower, and folks in the Waiting Room have no trouble as their boats face the Bahia Candeleros tower. But this isn’t the marina’s fault; it’s not like I expect them to buy a cell phone tower! But if we could get halfway decent marina internet, we wouldn’t give a whit about cell cervice.
- The women’s bathroom shower stalls still have no exterior shower curtains, the interior walls are still crumbling, the internal shower doors are still catawampus and still no hot water. Good thing it was HOT outside and we didn’t care so much. This time. But this gripe is getting old. Showers should be at the top of the list of improvements.
And then there’s the sad news…
- Carole’s tienda is closing as of December. The owner’s just don’t have enough business during the summer to remain in the black. This is a huge disappointment to ALL cruisers as it is the only place to obtain cold drinks, milk, chips, bread, cereal and a few fresh veges to sustain our trip onward. Not to mention her made-to-order hamburgers and the occasional homemade banana bread for sale. And I don’t know what’s going to happen to Taco Saturday. The undesirable alternative is to rent a car for $80 a day or take an all-day taxi to Loreto for just about as much or anchor in a tenuous location off the Loreto breakwater with no wave protection. The little store is so important to cruising customers - I wish Waicuri would just give them free rent during the lean summer months. Very sad.
I’ll Believe It When I See It
When it comes to big proposals like this in Mexico, we immediately take on a “I’ll believe it when I see it” attitude. So many projects start and get abandoned just as quickly, it’s impossible to tell whether this one will fail or succeed. In perusing the Waicuri website, I recognize one of the developers as San Diego-based Hamann Construction, who I watched build the manufacturing facility I worked in several years ago. I am hopeful their expert involvement lends a positive tilt to the overall success. But, the best indication is that Waicuri IS beginning to make improvements. Let’s just hope they continue!
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A unique blend of creative photojournalism with quality portraits to give full coverage of your wedding.
From simple to extravagant settings, this is a great opportunity for the bride and groom to get to know their photographer and to get to know what they really want in their photography..
Curtis Dahl Photographers are one of the nation’s leading photographers of Bar and Bat Mitzvahs.
Everything from executive headshots, to architecture, to some of the biggest corporate events and openings
Curtis Dahl brings his signature style to every portrait he shoots of families in a variety of settings ideal for the client making for a fun experience.
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Rate this photo
The roofs of the medieval city Stolberg with their red tiles seen from the castle of the city. Stolberg is the hilly area Harz in Saxony-Anhalt (Sachsen-Anhalt) in the northern part of Germany. This photo was taken at noon on a sunny day in August of 2015. This photo was taken with a digital camera.
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Well you all seemed to love Pottery Barn just as much as I did, so here's the wrap on the other 3 Williams Sonoma brands.
It's just a hint of what is on offer at Pottery Barn Kids, West Elm and Williams Sonoma. I didn't take near enough shots at the party, because I was having too much fun and I also didn't want to see it all just through the lens of my camera. The one thing that struck me and what I think makes for decorating success is the serious layering up of textures. Come on in and see what I mean. I love the detailing on these girls quilts. Pink and Lilac everywhere.
Grey and white is something I would not use in a baby nursery, only because I was the kind of girl who found out the sex of my babies. But if you are going neutral in the nursery, this is the hippest new option I believe. And cable knit throws are everywhere. We got one as a wedding gift over a decade ago, so they have been around for a long time, but now they seem to be hanging over every sofa or lounge chair. They are great for Winter and look gorgeous folded or draped.
Of course no one lives like this. Three doonas and pillows on a bed, but I love the layering of different colours and fabric patterns. Achieving this look by layering up sheets, doona covers, throws and quilts is something I shall be working on in all the bedrooms at the Beach House. Although sometimes just getting all the beds made in the morning is a big challenge for me, let alone having them look this pretty.
Apparently the monogramming machine has been working over time this week and at $9 per item, is a lovely way to individualise a gift.
I have been inspired to put a photo gallery together in my hallway using vintage family photos. I am going to use a mix of black and silver frames. I kind of like the hint of shelving in this gallery as well. And the pattern in the rug under the cot is huge right now.
Ruffles are still getting a work out. I think these curtain drops are very pretty.
The grey and white again.
I love a mosquito net over a bed in Summer.
The quality and cute factor of the kids toys was definitely worth a look. I have to say I didn't look at any prices, whilst I was there, because I wasn't buying. Looking at the catalogues, the prices across the whole range of stores were on par with other Australian homeware prices in similar stores.......read ALOT more expensive for the same thing than in America. I hope the only reason is that the product has to be shipped here. Actually wages, rent and just about everything else in Australia is more expensive than the States. One of the executives, whom I was talking to at the launch party, was lamenting the cost of everything in Australia as well. It is the elephant in the room. There are lots of government enquiries going on right now over pricing in Australia generally, as compared to international locations and it will be interesting as to what they find and if anything can be done about it.
Loved this range of kids table ware and the colour styled storage boxes looked cute.
Now take a look at West Elm. I can see why they chose this brand for Australia, as the furniture has the clean square lines that many Australian minimalist style homemakers seem to love.
It kind of said New York loft to me, which is where the West Elm story began, but their stuff would not be out of place in one of those mod boxy abodes that Australians seem to go for either.
They had a lovely range of geometric bed linen and some stunning cushions and bath linen. Infact 'geometric' was big on everything in this store.
I loved the way as a Winter touch, they styled with fire wood.
More layering of textures and prints
As with all the brands, a home stylist will consult free of charge in your home, up to an hours
radius from central Sydney.
West Elm works alot with Etsy to discover new designers. That is one brief of the store, to offer bespoke pieces that are cutting edge and different. Their mantra is to support independent creative business.
Williams Sonoma is the cookware arm of the brands. Just some back ground. The store was begun by a Mr Williams of Sonoma, he initially had a hardware store, but after a trip to Europe, began importing French kitchenware to supplement the stock, which apparently took off. Williams Sonoma has since bought the other 3 brands in the group.
The Williams Sonoma store was where the launch party was held. As I walked through the door I was offered a drink and could no longer hold both my camera and a glass of red. I managed to snap this shot at the front door and that was about it.
I did go into the stunning kitchen at the back of the store, where they offer a fabulous range of cooking classes from 2 to 5 hours in duration. They will design cooking classes for a corporate event or your party as well, which sounds great.
The lovely Julian was cooking for us that night and if you would like to see what we ate and have a look at my take on Pottery Barn, my favourite of the 4 brands, you can see that here.
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Written by V. E. Schwab
Fantasy, Witches, Romance, Paranormal
Published January 2020
Thank you to New South Books
Add to Goodreads
The Near Witch is only an old story told to frighten children.
If the wind calls at night, you must not listen. The wind is lonely, and always looking for company.
There are no strangers in the town of Near.
These are the truths that Lexi has heard all her life.
But when an actual stranger, a boy who seems to fade like smoke, appears outside her home on the moor at night, she knows that at least one of these sayings is no longer true.
The next night, the children of Near start disappearing from their beds, and the mysterious boy falls under suspicion.
As the hunt for the children intensifies, so does Lexi’s need to know about the witch that just might be more than a bedtime story, about the wind that seems to speak through the walls at night, and about the history of this nameless boy.
In the quaint town of Near, the Near Witch sings the hills to slumber each night from her resting place on the moors, the children sing as they play throughout the village. Sixteen year old Lexi Harris remembers the stories her father told her as a child, of the Near Witch and village children who we welcomed to play in her garden, a centuries old fable told by generations of Near, until a boy was found in her garden and the witch was banished to the moor.
Since her father passed away, Lexi lives with her younger sister Wren and her mother on the fringe of Near, the witch whispering on the winds that swept through the moor each night as a stranger arrives in town and Near is awash with speculation. Whispers on the wind are waking children from their slumber, lured into the forest in their nightgowns and disappearing and the town suspects the stranger is stealing their children.
Centuries past, the Near Witch lived on the Near fringe, her cottage garden captivating the village children on the moor. The children of Near sing the fable of the fated witch who sings the hills to sleep at night. If you listen carefully, you can hear her calling on the winds that swept through the moors.
Near is a grudging, prejudice community, thriving on restlessness and governed with a firm hand by three archaic council members, while a vigilante group gathers to restore order. Lexi and sister Wren lost their father three years prior, their father a wonderful man who believed in the folklore of Near and taught his children consideration, independence and to appreciate the Near folklore, including Magda and Dreska Thorn.
Fear is a strange thing, he used to say. It has the power to make people close their eyes, turn away. Nothing good grows out of fear.
Magda and Dreska are the eldest residents of Near, living on the fringe of town on the moors, as the Near Witch once lived. As a young girl, Lexi and her father would visit the sisters who have been ostracised by the village community. The witch siblings are providing the stranger with refuge as the children begin to disappear during the night. Lexi suspects the Near Witch, the villagers accusing the stranger of abducting their children. Lexi is intrigued by the newcomer, his secrets and his story, the young man with the dark fathomless eyes and ashen skin. He is nameless, homeless and Lexi is determined to prove his innocence.
The villagers are positively dreadful, dishonest and vengeful, incredibly chauvinistic. At sixteen, the girls within the village and allowed to legally marry and often betrothed. Women are bakers, seamstresses or homemakers, Lexi consistently reprimanded for wearing the workboots and knife of her father who taught his daughter independence. The men of the village refusing to listen to the resolute young woman who begins skulking around the village at night in the hope to discover where the children have gone.
The trees all whisper, leaves gossiping. The stones are heavy thinkers, the sullen silent types. He used to make up stories for everything in nature, giving it all voices, lives. If the moor wind ever sings, you mustn’t listen, not with all of your ears. Use only the edges. Listen the way you’d look out the corners of your eyes. The wind is lonely, love, and always looking for company.
The Near Witch is enigmatic and enchanting, immersed in mesmerising folklore of a small village community. The lyrical prose is unequivocally captivating.
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Guidelines on How to Prepare For a Major Storm Before it Hits.
There is an augmentation in the number of people who live in areas where disaster related to weather can happen any time. On the other hand, there is a need to mention that there exist those who are not prepared for any of these disasters. With the rising number of weather disasters such as hurricane heavy rains and accumulating snowfall, it is great to consider equipping yourself with the knowledge that you need to navigate through potentially deadly situation. Keep reading here to discover some of the key tips that can help you prepare for an upcoming weather disaster.
The first thing to do is know how to prepare for a storm with an evacuation plan. When you consider this, the first thing you need to do is learn what kind of weather condition are more likely to hit your region. For most of the weather disasters such as fire and flash flooding, it is always advisable to have an escape route such as a window or a door. The next step after evacuating is consulting your county and city resources to accustom yourself to the emergency shelters. Since emergency shelters don’t accommodate pets, it is a great idea to consider the next hotel. When you have an evacuation plan, it is advisable that you inform all members of the family. It is similarly crucial that consider gathering more info about what is happening in the radio, television and internet.
In the second place, come up with a survival kit. One of the common feature among most people is that most of us are not aware about how to prepare for harsh weather. This is one of the reasons why you need to have a readily accessible survival kit somewhere in your home. This kit ought to contain enough food that can last for up to two weeks. It is advisable to have nonperishable food items such as rice, cereals and vegetables among others. Owing to the fact that injuries can happen, it is a commendable to have a first aid kit. The last thing that you need to have somewhere is cash.
Finally, have your home ready for such disasters. For your home to withstand harsh weather condition such as storm, it is a great idea to consider general maintenance and improvements. In regards to this, there is a need for you to consider maintaining the roof, basement seals and even repairing termites damages. Also, there is a need for you to consider cleaning the gutter and also removing branches that are near your home. If your area is prone to flooding, you may consider this guide as you will find a coverage. On the other hand, you can consider home elevation as such protects you against floods.
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About Envision Business StrategiesTM
Envision Business StrategiesTM was established in 2017. Although a newer company, our team has vast experience in dealing with companies business.
Read MoreEnvision Business StrategiesTM was established in 2017. Although a newer company, our team has vast experience in dealing with companies business structures to assure fit, happy, and well taken care of employees and management to produce a better company overall. To start your project go to the contact page and leave us a message. We will get right back to you.
Customize your approach to most of your demanding business administration and management
processes with our comprehensive products and services.
“Envision Business Strategies allows us to compete head to head with larger companies when attracting great employees.”
Paul, CEO“We had many PEO’s compete for our business. The Envision offering was more comprehensive than just the standard PEO mix.”
Lynn, VP H“While a new company in the industry, their experienced team exceeded our expectations giving us the confidence to go with their solution”
Allan, President“Knowledgeable, capable, and honest! They mirror our values, completely!”
Michael, Managing Partner
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GRMT Series fixtures, which have been recently redesigned, provide a stainless steel chassis with a polished aluminum reflector. Guard rails, moisture proof lamp connections, and shatterproof coating on all of the lamps comes standard for the GRMT series. These fixtures, which are available in all voltages, can be mounted on walls, ceilings, over conveyors, or in moist areas where surface disinfection is needed.
CE Series fixtures that can accommodate from 1 to 4 lamps, and are available in widths up to 60 inches. These fixtures, complete with UV lamps, can be placed over and under conveyor lines to reduce any mold or bacteria from food, films, or container surfaces, prior to packaging. If the application calls for a custom solution, our engineering department will design a system specifically for your facility or production line with a UV dose targeted to achieve a significant reduction of pathogens. Destroying mold and bacteria on the product, and from packaging material, has been shown to dramatically increase the shelf life of certain products
ICR Series racks can be used as an air disinfection solution or a “panel” style UV source for surface disinfection of product, conveyor belts, containers, sealing films, and more.
CK Series fixtures feature a modular design that allows the end user the ability to supply a single, or multiple UV lamps, in various sizes with a power supply tailored to the lamp configuration. Shatterproof coated lamps are available, as well as quick-change lamp clips, LED lamp indicators, 8, 12, and 30ft cable lengths, and lamp reflector kits.
American Ultraviolet systems can be designed for any electrical supply configuration. Our standard and high output low pressure lamps have less than 8 grams of mercury, and a useful life of up to 18,000 hours, depending on the application. Our shatter-resistant coating is standard for all our food processing and packaging applications. For applications requiring a higher target dose, we can also offer amalgam and medium pressure lamp technology.
To learn more about our Food & Beverage
Processing and Packaging equipment, including technical specifications, please visit our
Technical Library where you can download and print literature.
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Web Design Companies in Hong Kong
The following list of web design companies in Hong Kong has been listed in alphabetic order. If you would like to add a link to your web site here, please send the relevant information.
AvantBiz now is part of Accenture Interactive, a globally listed company with over 330,000 workforce. Our team is an award winning multidisciplinary digital agency from Hong Kong, offering a full range of website, mobile apps, social media and other multimedia services, from market research, creative and art direction, branding, website design, animation and video production, web application and system development, social media planning, to print matters.
APZ Web Page Design and Hosting
Provides high quality Internet Services and Graphic Design that enable customers to strengthen their positions in the market and increase competitiveness.
An integrated interactive agency offering online and offline marketing services, such as corporate website development and customized web-based systems.
E-Quota.net Technology Ltd
Provides tailor made web page design, graphic design, logo design, Domain Name registration, online programming, web hosting & server co-location services.
Flying Tiger Web Design Ltd
With offices in Hong Kong and Los Angeles, Flying Tiger offers web design and internet solutions to small businesses and organizations. Special rates for personal sites, web resumes, non-profit, educational and church-related sites.
Offering Hong Kong Web Hosting, Web Design, Hosting, Hong Kong E-commerce, Shopping Cart with Online Credit Card payment, Homepage Design, Web Site Builder, domain registration servcices.
An interactive agency - innovates and values creative concept. Integrates online and offline experience to provide professional services in multimedia, branding, advertising, marketing collateral, website design and 3D.
A Hong Kong based solution provider for web site development, web design, web applications, intranet, online commerce, dynamic content, customized software, online store, ecommerce, Online promotion.
Headquartered in Hong Kong and a wholly owned subsidiary of chinadotcom corporation, Ion Global is a team of dedicated professionals in seven countries around the world, embracing and driving technology-enabled change.
Origin X Creative Ltd
A design company in Causeway Bay providing both print and web production.
Add your own web site
If you would like to add a link to your web site here, please send the relevant information.
main site navigation
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We frequently envision long-length relationship an early person’s game, specifically as factors such browsing college or university in numerous elements of the fresh new nation is located at enjoy. Although not, with over 50’s much more technical-smart and valuing the independence, more people today go on enough time-length relationships and you may matchmaking adventures as we get older.
What is the rate of success out-of enough time-distance dating?
Considering a study, it’s 58%. But not, you should wonder how good people relationships would have did if they were not much time-distance while the new partners setup enough opportunity and come up with them works.
Try enough time-range relationship worth it?
It relates to how well you’re designed for an excellent long-length dating, the power you might be prepared to set up to really make it performs, whenever you’ve got a shared vision getting life with her shortly after a particular period. Of course, for folks who never ever decide to live in the same place, then it is a point of regardless if you are Okay thereupon. You need to know your self and you may what you need to feel happier. Could you be Okay that have an extended-point dating or otherwise not?
How come enough time-range matchmaking fail?
It falter for a few factors. You either commonly strengthening a very good matchmaking basis otherwise carrying out a keen sophisticated much time-distance communication approach (we.e. messaging, speaking on cellular phone, video chatting, performing on the internet items together with her). If you don’t have a contributed attention for how enough time the new long-length matchmaking is going to run and what happens immediately after, it may falter. If someone means bodily intimacy more frequently than what is it is possible to, the relationship can also fail.
Try cheat well-known during the a lot of time-range relationships?
You to study indicated that 24% of one’s much time-range matchmaking one falter are on account of cheating. Basically, 76% out of much time-length relationships falter for other factors. Keep in mind this type of people might not has actually discussed their sexual wishes and want to own closeness. To make sure cheating does not takes place, you should do the best so you’re able to fulfil for every single other people’s means. And lots of individuals reason that an open dating is the merely ways until they’re along with their companion. You ought to be truthful with yourself of regardless if you are Ok that have which have zero actual intimacy for a while.
Article Mention: I secure a percentage away from lover website links for the Years Timesmissions perform perhaps not apply at the writers’ otherwise editors’ views otherwise critiques. Discover our full associate disclosure here.
Somebody have a tendency to fulfill possible couples far away from home having on the web matchmaking, however, carry out a lot of time-range relationship performs? In that case, how will you cause them to works? Will it feel much easier or more difficult having enough time-distance matchmaking as you get more mature? Let us look at responding among those questions, should i?
Carry out a lot of time-distance relationship work?
To respond to you to, you should question if you would feel good about a long-range matchmaking? In the event the response is sure as well as your lover’s answer is sure, it is also definitely works.
Although not, https://kissbrides.com/american-women/lancaster-wi/ you might also need having a peek at certain facts. For how a lot of time is it possible you be happy to has actually a lengthy-distance relationships? Could it possibly be to have annually or two for which you arrive at know both? Or perhaps is certainly one of you gonna circulate somewhere to possess work, therefore is not able to move around in at this time? Or is the newest a lot of time-point because of certainly one of you are aside travelling having pieces of the year?
Within our retirement, we’re not constantly trying relocate that have anybody often. I understand people who want to has separate properties. It is it Okay having different home whether or not it takes four period, or more, to access for each other people’s cities? Would it be Okay for most weeks otherwise age, which have a strategy from moving better further down the road?
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Information Possibly Outdated
The information presented on this page was originally released on October 25, 2012. It may not be outdated, but please search our site for more current information. If you plan to quote or reference this information in a publication, please check with the Extension specialist or author before proceeding.
Halloween snacks can threaten dietary limits
MISSISSIPPI STATE – For children with food allergies and sensitivities, Halloween dangers can be lurking in their candy sacks, not just in their imaginations.
Brent Fountain, nutrition specialist with the Mississippi State University Extension Service, said people with diabetes or allergies and sensitivities to such things as peanuts and gluten must be extra careful about snacks.
“Dealing with an allergy or sensitivity is always in the hands of the person with the allergy or sensitivity,” Fountain said. “The person giving you candy or serving food at a party doesn’t necessarily know you have the allergy or what to avoid.”
The most serious allergy threats are known as the “Big 8.” The package should provide a warning if a product contains one of these allergens or was processed in a facility that uses these ingredients. The Big 8 allergens are milk, eggs, peanuts, tree nuts, fish, shellfish, soy and wheat.
But nutritional information is rarely included on the wrappers of treats passed out at Halloween. Most wrappers include the item’s name and manufacturer, and many include a Web site address to consult for a list of ingredients and other information.
“Parents need to take extra precautions and know what candies are safe for their children to eat and which should be avoided,” Fountain said. “If you do not know what is in a candy or snack, it is best to avoid it rather than take a real risk in consuming it.”
Fountain said it is all about being wise and using good judgment.
“Trick-or-treating is fun if kids go in with the right expectations and parents set clear guidelines in the beginning that we’re not going to eat a lot of candy all at once,” he said.
Fountain said neighbors can help battle candy overload by giving out a little less.
“It’s not necessary to give a handful of candy to each child,” Fountain said. “If you get one or two pieces per house and go to 25 or 30 houses, that’s plenty. If parents set the expectation that we’re not going to eat a lot and people don’t give out large amounts, it can help children moderate how much they consume.”
Moderation is a key consideration for health, especially in regards to diabetes.
“You shouldn’t stray too far from your recommended eating pattern,” Fountain said. “The way your food and medication are designed protects you and keeps your blood sugar levels as near normal as possible.
“For the diabetic, Halloween should be treated like other holidays where food is a central component,” he said. “Have a plan in advance and try to avoid any major changes to your normal eating pattern or schedule.”
Dawn Vosbein, a registered dietitian and Extension nutrition and food safety area agent in Pearl River County, said portion control is always important.
“Quality is better than quantity. Eat a small piece of something really good, and don’t eat things you don’t really like,” Vosbein said.
Small candy sizes can fool consumers and make diabetics lose track of carbohydrate consumption, she said.
“Juvenile diabetics are probably on an insulin pump, but parents may need to estimate carbohydrate content in order to determine insulin dosages,” she said. “It’s probably okay to let them have one to two pieces, as they are so small.”
Natasha Haynes, an Extension nutrition and food safety area agent in Lincoln County, said parents of diabetic children can make a few advance preparations to help trick-or-treating go more smoothly.
“Prepare a few snacks ahead of time that are good for the children to snack on while they are trick-or-treating,” Haynes said. “Remind them not to eat any of the treats they have picked up along the way until you can review them to see that they are okay to eat. You could also leave some approved snacks at the houses of a few friends so they can give these to your child when they visit.”
A full stomach makes it easier to resist sweets.
“Make sure to eat dinner before going out to cut down on the urge to snack on the candy along the way,” she said.
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CC-MAIN-2024-10
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2024-02-23T09:58:41Z
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