Better Homes and Gardens Real Estate Life

Category: Buying and Selling

  • Step 4. Shopping for a Home

    Looking at homes can be an exciting adventure.  Once you decide you’re purchasing a home, window shopping becomes a more serious venture. Completing the preapproval process with your lender before beginning the serious home search is so crucial because some homes that may be “dream homes” can be out of the realistic budget. A pre-approval letter helps narrow the home search into a reasonable price point, helping real estate agents provide a list of attainable homes in the desired area. Now that the loan process has begun and the agent attained it is time to shop for your home! Here are some tips to narrow the search even further to the ideal home.

    Know What You Want

    This may seem like an obvious statement, but dreaming of a home and purchasing a functional home in the correct price range is a different story. Make a list of your priorities and deal breakers in a home. For example, a buyer may need 4 bedrooms and 2 full bathrooms to accommodate family members, but cannot have the bedrooms on different floors due to smaller children in the household. This narrows the search for you and the agent. A large backyard may be desired, but a fenced backyard is a must which may lead a buyer to accept a smaller backyard. These specifics can make all the difference in a home search.

    Additional criteria may also come into play including specific neighborhoods desired, the safety of areas, the commute to and from work, school districts and future growth in an area. What may be a 20-minute commute today, could be a 45-minute commute in 10 years depending on area growth.

    The combination of this criteria can take the search from hundreds of homes down, to as low as 5-10 homes. This can lead to actual home viewings and the start of the final decisions.

    Begin on the Internet

    There are numerous websites to start the online home search. Some of the most popular are Realtor, Zillow and Trulia. These sites pull from real estate databases throughout the United States to populate area listings. Realtor is often the most up to date as its feed pulls from MLS databases. If you prefer mobile apps, Trulia, Homesnap, Zillow, Redfin and Dwellr are all popular mobile apps that can instantly pull the latest listings for the buyer on the road. This is a great option for buyers who are driving through neighborhoods who wish to attain instant information about a specific home.

    Pictures Are Not Worth a Thousand Words

    Pictures of a home online may be beautiful, but pictures can be doctored and photoshopped with ease in today’s technological-centric world. Pay attention to the description of the home for any keywords that suggest it may have issues. Also, if a home has been on the market for an extended period that is longer than normal for that specific area, there is likely a reason. Have the agent reach out and try to determine what the real issues are.

    Trust Your Agent

    Once the search is narrowed, lean on the agent for their expertise and area knowledge. A home may be beautiful, but could back up to a freeway or some other issue that only an experience agent can identify. These issues can affect the resale value and need to be identified before proceeding. Remember, this is why choosing an agent that is an area expert is a must.

    Attend Open Houses with Intention

    Search for Open Houses within your price point to view homes in person that are like the criteria desired. Viewing homes in person can change the desired criteria compared to what a buyer thinks will work mentally. Ask the agent to send notifications of upcoming Open Houses as well as check online and in social media.

    Arrive Early

    Arrive to Open Houses early to walk the neighborhood and even potentially meet some of the neighbors. Getting to know the neighborhood you potentially may live in can help in the decision process and eliminate homes as well. Envision yourself as part of that specific community.

  • Step 3. Finding the Ideal Agent

    During the home-buying process, you will collaborate with and speak with your real estate agent more than any other party. This person will be your right hand, support system and expert throughout the home search. Find an agent that fits your needs and they’ll work for you to find the ideal home in the proper price range. We want to help you understand the agent’s purpose in the buying process and what questions to ask potential agents.

    Typically, there are two agents involved in a real estate transaction. The agents are the buyer’s agent (represents the buying party) and the selling agent (represents the owners listing the property). These agents work on a commission basis, averaging a 3% commission for each agent, totaling 6%. This cost is normally paid by the sellers of the property. For example, a $150,000 property will be a $4,500 profit for each agent upon the closing of a property. Agents are paid when you close on your home.

    These agents should provide the highest quality customer service, as many agents depend upon referrals from buyers & sellers for future profit. Remember that having the right agent is an investment into the future home and financial wealth by choosing the right home. But how does a buyer choose the best agent for their situation? Here are some questions and tips to use while interviewing real estate agents for home purchases.

    How to Find a Quality Agent

    Lender Suggestions: At this point, you’ve found a lender.  Lenders interact with numerous agents over the years and can usually point buyers in the right direction towards professional agents that provide the best customer service and efficient documentation to the lender. Trust your lender’s opinion, especially if the lender is a local lender.

    Friends & Family: Know family and friends who have recently purchased in the area? Ask for suggestions! They can give a review of their experience buying a home with a specific agent and steer the buyer away for unsatisfactory agents as well.

    Drive the Area: See one agent’s signs all over the desired neighborhood. It is likely that this agent is an expert in the area and a great asset to purchasing in that specific neighborhood. Reach out and learn more about why so many neighbors turn to him or her for real estate sales.

    Don’t Limit Options: It can be easy to choose an agent and not shop others. This also can lead to an unsavory experience buying a home. Interview 2-3 potential agents at minimum to determine which agent provides the most confidence that a successful transaction will occur.

    Interview Questions

    • How Long Have You Been in Real Estate?
      • Experience is often a benefit. These agents have probably seen and worked through some of the oddest situations that can occur in the buying process and handle any hiccups with ease.
    • Ask About Their Headache Transactions
      • The reality of home buying is that sales do not always go as planned. Ask agents about these situations to determine how they handled the pressure and what tactics they used to resolve the problems.
    • On-Time Transactions
      • Ask how many of their transactions close on time. If there is a large number of transactions not closing on time, this should be a red flag in the interview process.
    • Is The Commission Price Negotiable?
      • As mentioned above, the average percentage agents take for a commission is 3%. If their commission rate is higher than 3%, ask them to explain why they feel their services are superior to other agents. A lower percentage can be a blessing, but also possibly a headache. An agent may not be as experienced or may attempt to force a quicker closing on a home that the buyer is not 100% in love with to receive the commission faster. This is why the interview process is so important; know the true intentions of the agent.

  • Step 2. Lender Choice & Pre-Approval in The Buying Process

    The choice has been made; you’re buying a home! Congrats! Now, comes the “fun part”. Starting the home buying process continues with one of the more confusing parts of process for new buyers: lender choice & pre-approval. It is a standard in the real estate process for buyers to have a pre-qualification letter from a certified lender before any offer is taken seriously, so attaining this documentation is a must for a quick process. This approval process will include the vetting of sensitive information such as W2s, employment verification and bank accounts. Working with a trusted lender can make this process more streamlined and stress-free. Here are some tips for choosing the best lender for every situation and attaining a pre-approval letter.

    The Formula for Success

    The best formula for success includes three steps in the process:

    Trust + Service + Loan Estimate = Best Loan Choice 

    Trust

    Lenders and loan officers will be working side by side with the buyer throughout the entire home buying process and will be handling sensitive personal information about your family and financial wealth. No one wants to give this information to someone they do not completely trust. A good adage to choosing the best lender is to find someone with the heart of a teacher; someone that will work to ensure best program is available to the buyer and answer all questions. This lender should be someone that cares about your financial situation and works to be a cheerleader throughout the entire process. Find a lender that cares about buyer success and can answer the following questions accurately and with ease:

    • Howwillthelendercommunicatewithyou? Ideally the response will include 2-3 forms of communication: email, portals and phone communication.
    • What are the general lender fees?Some lenders will tact unforeseen charges onto the loan. Be vigilant and ensure that the lender is being transparent about all fees.
    • How many of the lender’s transactions close on time? A delayed closing can hurt the buyer and seller.
    • Are loan officers paid by salary or commission? Often, commission-based lenders will often provide better service because their income depends on receiving a quick and accurate closing. Your successful closing is their successful closing.
    • Can they provide a Loan Estimate? This is an important question in the process and will be discussed more at the end of this commentary. 

    Service

    Customer service should be the highest priority to any lender before their bottom line. Choose a lender that is accessible and available for you needs. A lender should be able to meet with the you within 48-72 hours of a requested meeting as well as available via phone, text and even after hours. The lender should be straightforward with the buyer throughout the process, even when the information is something the buyer does not want to hear. The lender should be able to articulate the entire buying process with ease to the buyer and work with the buyer to choose the best loan options in addition to pre-approval assistance.

    Loan Estimate

    Coming full circle to trust factor above, receiving an accurate and competitive loan estimate is a must from lenders. A loan estimate helps you know exactly how much your monthly payment is estimated to be within a variety of home price ranges. This is critical to a successful home search. An inaccurate loan estimate can have buyers searching for homes that are unattainable, leading to heartbreak or stretching families financially.

    At the end of the day, the lender any buyer deserves is one that is upfront, efficient and interested in a successful, on-time closing, not the rate of the loan. The lowest rate is not always the best loan option, so a trusted lender can assist buyers in weeding through the process of determining the best loan. Exceptional service from lenders can make the entire process a simple one for buyers.

  • Step 1. Goal Setting & Budgeting for Homebuyers

    The desire for homeownership connects people from all walks of life. It creates the feeling of security and permanence. It leads to wealth building. According to Eye on Housing, Americans focusing on financial security have 24% of their wealth located in their primary residence. This is more than any other asset, including stocks, bonds, 401ks and business interests.

    Buying a home will be one of the biggest decisions and largest purchases in your lifetime. Understanding the home buying process can assist you in purchasing a home that fits your needs, budget and life plans without the fear of financial loss. The first step in the homebuying process is prioritizing goals and budgeting for the ideal home in an attainable price bracket. Here are some of the starting points to consider when beginning the home buying process to improve personal wealth long-term.

    What Are My Goals?

    Homeownership can be a lucrative way to increase financial wealth, if it fits into your long-term goals. Owning a home is considered an investment that pays out over the years for most Americans that use these homes as a primary residence. Answering these questions about long-term personal goals can help clarify if buying a home is the right choice for wealth growth:

    • Job Status: Are you only planning to stay with your current job a few years? Is this a job you hope to keep long term? Is there opportunity for growth within the company within the department? Will a move be required for career advancement? These answers can help determine if buying a home will work in the long run for your wealth growth. Job stability is one of the most concerning factors for all Americans when purchasing, but is more prevalent with millennials, who as a group lag behind in homeownership compared to previous generations.
    • Home Occupancy Length: This is a concern for many millennials, who as mentioned above, may find job-hopping as a part of their early job career. Military members also must consider the longevity of duty stations when considering a home purchase. Currently 18% of military members purchase homes. This number is increasing and the military has some of the highest rates of homeownership among millennials.
    • Is This the Start of Your Portfolio? Have a long-term goal to start using homes as investments? There is no better time to start than now. Overall, home equity is on the rise and starting now can increase the chances of profit long-term.

    How Much Can I Afford?

    Many potential homeowners are confused and unsure of how much “home” they can afford on their income. Use these guidelines when considering a budget for a home.

    • Mortgage payments: Your mortgage should be 25% or less of gross income. Monthly payments consist of the mortgage cost, homeowner’s insurance, property taxes and mortgage insurance (if a conventional loan is used). Some buyers can qualify for as high as 32% of total gross income, but this often is not a safe bet for buyers who wish to purchase conservatively. Shopping homes with monthly payments that fall into the range of 25% of gross income monthly is the safest and more lucrative way to gain wealth.
    • Down Payments: When using a FHA or Conventional Loan, a down payment is required for purchase. The total percentage needed varies from 0% to 20% depending on the type of loan. What can you afford with your current savings?
    • Request Credit Reports: Not sure where your credit score stands? Request credit reports from the three most commonly used credit bureaus about six months prior to beginning your hard search from Equifax, Experian and TransUnion. This will assist in guiding your budget based on calculators to keep the search within the loan ballpark for buyers.

  • 10 Things Nobody Tells You When You’re Buying Your First Home

    Buying your first home is exciting. So many plans that you’ve had running through your head, possibly for years, come together. There’s a lot of information to sort through and plenty of actions you’ll need to take to arrive at that day when you’re handed your first set of keys.

    To get you smoothly through the process, here are 10 things nobody tells you when you’re buying your first home:

    1. You need to find the right team

    The right real estate team can help you close deals that you never thought were possible. Find an agent or broker who is an expert in your local area, has experience in the business and moves quickly. You’ll want a professional on your side who you can trust. One who will advise you honestly while looking at property, preparing an offer and making your way through the escrow process. Make sure you have a good lender on your real estate team as well.

    2. Get your finances in order before you view properties

    You’ve have a better chance of finding the home of your dreams if you get your finances in order before you go out looking at properties. Talk to a lender and find out exactly how much you can borrow, the amount of money you’ll need to put down and the figure you’ll need to come up with when it’s time to close. Get a pre-approval letter from your mortgage officer that spells out exactly the terms of the loan being offered to you. Then, you can view the homes that fit into your financial situation and be ready to move when the opportunity presents itself.

    3. Focus on the right things in a house

    You may not view houses that look exactly like the home you want to live in. So, when your real estate team takes you to view properties, look past paint colors, countertops, appliances and even flooring. Instead, search for solidity in the bones of a home. Consider the overall structure and the potential for turning the house into the perfect place for you. Also, keep your mind open to add-ons and conversions that can be taken care of after you close on the house.

    4. Consider your home’s future buyers

    You may not have kids or plan to have children, but your homes’ future buyers might. When searching for a house, think about how long you’ll likely live there. If there are any reasons that may cause you to sell down the road, it’s probably wise to consider the school district your potential home is in. Families place school districts at the top of the list of priorities when they buy, so make sure your new home is attractive to parents and future parents if you think you might ever move.

    5. Keep a practical mindset

    You may want your first home to include acres of property where you can live out your dream of being a homesteader, growing your own food and going off the grid. Maybe you’ve longed for the rush of city life and envisioned yourself in the perfect loft downtown, near all the top shops and restaurants. As you search for your new home, let your mind entertain all the things you’ve been hoping for in a house. Stay practical and think about your current lifestyle and any constraints a particular home might put on you, including lack of resources or traffic.

  • Tips For Buying a Home with Sherry Chris

  • Ask a Pro Q&A: Staging Your Home for Potential Buyers

    Living in a home for any period of time will leave a wealth of clutter that can prove challenging when it comes time to stage it for potential buyers. See if this process is the right one to help you keep your treasures.

    Question: We have lived in our home for more than 30 years and have done quite a bit to it. We are planning to finish the remainder of our remodeling and sell. How do I “stage” and edit out 30 years of living?

    -Wanda G.

    Staging is all about creating a blank slate. Many potential buyers simply have a hard time seeing past your treasures, which they may see as clutter!

    Depending on the housing market in your area, it’s also smart to finish any partially completed remodeling projects that may be a distraction. Starting a new project, unless it is to fix a glaring problem, is probably not necessary. As you interview potential agents, see what they have to say.

    The most time-consuming part of staging is going to be the “editing out” or, essentially, massively de-cluttering. As you obviously know, any time we live in a house for a long time, we tend to hang onto things simply because we have the room. Since you’ll be moving anyway, pack up the valuables, art and especially all your personal items including family photos, trophies, unique treasures and mementos, large collections, etc. This may be a great time to encourage your family members to ask for what they want! Or, get a storage unit if you can’t move directly into your new place.

    Try very, very hard to store only items you will use in your new home, and donate the rest. You’ll thank yourself later – trust me on this! Otherwise, you’re paying good money to keep things you don’t really want. Allow plenty of time for this process if you are working or have a busy life – maybe even a couple of months! It’s more than a weekend project. And give yourself a realistic deadline to keep on track.

    -Jennifer Adams

  • The Process of Home Buying

    Buying a home is a multi-step process that can be complicated, particularly for first-time buyers. It is crucial to be aware of each step, as competition can be steep: one misstep and the keys to a dream home could go to another family. Read on to discover the best path to acquire one of the greatest investments to date.

    Step No. 1: Decide on a REALTOR®

    A real estate agent and a REALTOR® are different.  While both must be licensed to sell real estate, a REALTOR® goes through numerous background checks and must follow a strict code of ethics, which is consistently enforced by local real estate boards. Another distinction between a real estate agent and a REALTOR® is that a REALTOR® is a member of the National Association of REALTORS®. Ask for referrals and read online reviews/testimonials. Interview multiple agents to find the right one. Look for agents who have realistic expectations and are experts in desired neighborhoods.

    Step No. 2: Get finances in order

    A three-digit credit score and credit report tell financial stories more than bank accounts do. Everyone must carry debt in some form, and the process of paying it can span a lifetime. Paying cash for everything results in a lower score than responsibly carrying debt. A steady job and income can bypass a bad score if prospective clients are willing to put down 10-20 percent. To improve scores, future homeowners should pay all bills on time. A single missed payment can stay on credit reports for seven years, with recent delinquencies impacting scores the most negatively. Additionally, credit limits should not be exceeded, and balances should be kept below 30 percent of the credit limit.

    Step No. 3: Apply for pre-approval

    A pre-approval letter is a statement from a lender demonstrating that one is a qualified buyer who sellers will take seriously once ready to make an offer. Unless one plans on paying cash, a mortgage pre-approval is a good idea before beginning the home-buying process.

    Step No. 4: Know the difference between wants and needs

    Real estate agent will not know where to begin if a prospective client does not. Start thinking about must-haves. They can range from location to the number of bedrooms. Wants can include a pool or a guest home. Compromises are the things one is willing to exchange for needs. For example, a great school district can be attainable if the number of bedrooms is reduced.

    Step No. 5: Begin the home search

    Open houses will become a favorite activity when a real estate agent begins showing homes that fit criteria. This is a fact-finding mission. Take notes and jot down ideas about what is liked and not liked. This will streamline the process and give real estate agents all they need to know to make a happy homeowner.

    Step No. 6: Check off mortgage approval

    An accepted offer will begin the closing stage of the home-buying process. A lender will give the final approval for the purchase and specify the closing date. This is not the time to celebrate by splurging on big ticket items. Unexpected expenses can show up without warning. Paying property taxes or insurance for the first full year on the closing date might be a noted point.

    Step No. 7: Get a home inspection

    A good home inspector will audit the house from top to bottom, literally. They will look at the basement and the roof and everything in between, including the heating system, plumbing and windows.  Given that purchasing a home is likely one of the largest investments a person will make, don’t skip this critical step.  If repairs are necessary, this can be negotiated with the seller before the final sale.

    Step No. 8: Prepare to close

    Once at the final step in the process, one can pat themselves on the back for a job well done. The closing table is the desired location where the deed will be transferred from the seller to the buyer. John Hancocks should be ready because there could be hours of paperwork. An attorney or settlement agent will most likely be present.

     

    May your new home be the happiest one on the block.

  • Should We Buy a House Before or After the Wedding?

    Many of today’s couples want to experience what it’s like to live together before they tie the knot. As commitment looms, it only makes sense to stop renting and buy a house – or does it? There are a variety of factors couples should consider before buying a house together.

    Decide on One or the Other

    Buying a house and getting married can drain finances. It is crucial for you and your partner to decide which is more important right now. If buying a house before getting married is your goal, there are still many things to consider.

    Both of Your Credit Scores Could Matter

    If you buy a house before marriage, you will likely be assessed individually. In the best-case scenario, you and your partner both have excellent credit and can secure a loan. If one of you has poor credit, it may be better to buy a house after marriage to increase the likelihood of obtaining a loan. Once you’re married, the individual with better credit has the option of applying for the loan on his or her own.

    Student Loan Debt Will Be a Factor

    One of the biggest hurdles for young couples looking to purchase their first home is outstanding student loan debt. The amount you owe affects your credit score which, in turn, will affect the loan amount you get approved for and the interest rates that follow. Depending on your situation, it may be in your best interest to focus on paying off student loan debts – and your wedding – prior to purchasing a home.

    Marriage Status Doesn’t Change the Mortgage Rates

    Mortgage rates are a huge factor when determining the best time to buy a home. You want to get the best rate possible. However, your marriage status doesn’t affect mortgage rates in any way. Whether you buy a home before or after marriage makes no difference in the loan amount and interest rate you’ll qualify for unless your credit score changes.
    Start the Excitement of Marriage Sooner

    Inarguably, one of the best things about buying a home before the wedding is being able to start life together before you exchange vows. This allows you to enjoy the joy and excitement of married life well before the big day. Living together is also a great way to bond with one another on a new level.

    Consider State Laws

    If owning a home together is a high priority in your relationship, you’ll want to research state laws. Some states do not allow couples to share legal ownership of a home if not legally wed.

     

    Deciding whether to buy a house before marriage depends on a variety of factors. Aside from love and commitment, there are legal and financial issues that should be considered to ensure that you make the best choice.

     

  • Why Now Is The Time To Sell That House – Really

    “We would love to sell our home, but there is nothing to buy in this market.”

    As a Broker in the greater Portland, Oregon area, I hear this all the time from empty nesters. Real Estate values are increasing at a historic pace, yet people are afraid to sell their homes for fear they will never find another one. The stories of bidding wars and houses selling within a day have created a fear of being a buyer.
    Yes, it’s a sellers’ market, but things aren’t that bad if you are willing to employ the right strategy.

    Here’s what I tell my clients. Throw away the old method of listing your home while simultaneously finding your next one. You are at a disadvantage when buying a house is contingent on selling. It puts you in a weakened position for negotiation and makes you a less desirable buyer when you’re trying to win the ‘bidding war’. And the limited number of listings available at any given moment puts even more pressure on you. It’s no wonder you’re procrastinating. Here’s the way to breathe easy, have some fun, and get the best deal on both the sale of your current
    property and the purchase of your new dream home. Follow a three‐step process; Sell > Rent > Buy.

    • SELL
      Take the time to get your home in prime condition to get maximum value. Don’t even look at listings. Focus only on your current property. Enjoy the time and negotiating power you have
      for completing a sale.
    • RENT
      After you have a Sale Agreement, find yourself a place to rent. A 12‐month lease is typically required. You may pick a place near where you hope to find your next home to see how the
      area feels to you. Or maybe you are thinking about moving into a townhome or condo for the first time. It would be smart to try that style of living before buying one. I know several empty nesters who thought this sounded great, and hated it after they bought one. You could even consider renting for a fun new experience like a downtown condo, a farm, or a floating home.
    • BUY
      Once you have secured your temporary residence, it’s time to start researching the market for your new place. Build a list of criteria for the home of your dreams. You now have the luxury of taking several months to get the best possible property for the next stage of your life. Instead of the limited number that might be on the market when you sold your old home, you’ll have many listings to consider. Think of it this way; when you sell, and buy at the same time, there might be 30 homes available that match your preferences. The average listing is on the market for 30‐45 days. If you can wait, there could be roughly the same number of new properties to consider every month that goes by. Instead of a one‐time choice of 30 houses, you could have 300 to choose from while comfortably renting. I like to say you have a tenfold better chance to find your perfect place when you use the Sell > Rent > Buy Strategy.

    When you find that dream home, you are a strong buyer, having no contingency on sale and flexible closing timelines that could be of value to a seller. You might say, “oh, but the hassle of moving twice”…. Or, “what if we find our dream home after only a couple of months and we are in a twelve‐month lease?” To this I say, your home is the focal point of your life and you are making a huge long term decision.Wouldn’t having a better chance of getting just the right place be worth the inconvenience of moving twice? And for a bonus, moving twice creates more opportunities to get rid of all the junk you don’t need!

    The concern about breaking a lease early is not relevant in the big picture. Don’t make the mistake of thinking you are on the hook for the whole term. Most leases have a one or two‐month penalty for early termination. A small price to pay for a dream home. Another bonus is having time to move. Once you take possession of your new home, you don’t have to move in the same day. You have extra time to clean, paint, or even remodel while you still have your rental.

    Finally, another source of procrastination is the belief that the hot market will go away before long. Everyone remembers the real estate crash of 2008 and many speculate that it may happen again, leading to lower home prices and more inventory. So, that’s when they think they will look for a new home. Wait a minute, could we be forgetting that the value of your house will go down and be even harder to sell if that happens.

    2008 was an aberration brought on by a unique set of circumstances in the mortgage market. A lot was learned and it is unlikely that will ever happen that way again. Multiple reports put the long‐term home value appreciation in the range of 4.5%‐5.5% annually. The waiting argument doesn’t seem to work! Look at these trends provided by the Oregon RMLS as a great example. The average home price in 1992 was $100,000. By 2016 the average hit nearly $400,000. Similar ratios happened nationwide.

    *Source: Oregon MLS/RMLS.com

    This graph demonstrates how relaxed mortgage rules led to overpricing in 2005‐2008 which caused a market adjustment from 2009‐2012. However, the trend line shows how growth was steady at historic rates when you look at the years in total.

    The likelihood of less stress, better financial results, and landing the home of your dreams is truly a possibility! The Sell > Rent > Buy strategy can work for you if you are willing to put in a little more effort and patience.

    Tom Newton grew up and lives in Lake Oswego, Oregon. He’s made real estate part of his “Retirement Career”

    Tom Newton

    BHG Realty Partners

    Oregon Licensed Real Estate Broker

    P: 503.708.1218

    E: tomnewton@BHGpartners.com

    W: www.tomnewton.com