In the realm of real estate financing, especially when it comes to securing private loans or second mortgages, property owners might encounter a term that sounds complex but is crucial in the lending world: the Assignment of Rents. This agreement can be a pivotal factor in obtaining the financial leverage needed for investment or operational purposes. Let's demystify this legal document, explore why it's often a prerequisite in certain lending scenarios, and outline its advantages and disadvantages.
An Assignment of Rents is essentially an agreement between a property owner (the Assignor) and a lender (the Chargee) where the former assigns their right to collect rents from a property to the latter as security for a loan. This doesn't transfer ownership of the property but grants the lender specific rights over the rental income and, to some extent, lease management.
This arrangement is particularly common in private lending and when securing second mortgages. In these cases, lenders seek additional security beyond the physical asset of the property itself. Since these lending scenarios often involve higher risks or are structured as bridge financing, the Assignment of Rents provides a lender more direct access to income generated by the property, enhancing the loan's security.
Given the complexity and the significant implications of an Assignment of Rents agreement, it's paramount for property owners and investors to approach this legal tool with a clear understanding and strategic foresight. Here's where expert legal counsel comes into play.
At Nungisa Law, we specialize in real estate, business law, and wills and estate law, offering comprehensive legal services tailored to your unique needs and circumstances. Our team is adept at navigating the nuances of Assignment of Rents agreements, ensuring that our clients not only understand their obligations and rights but also strategically position themselves for financial success.
Whether you're considering private lending options, securing a second mortgage, or exploring ways to leverage your property's income for financing, we're here to provide the guidance and support you need. Our approach is to humanize your legal interactions, ensuring that your legal journey is not just successful but also relatable and understandable.
If you have questions about Assignment of Rents or need expert legal advice on your real estate financing strategies, contact Nungisa Law today. Our mission is to partner with you in your legal journey, ensuring your success is our success.
Don't navigate the complex waters of real estate financing alone. Let Nungisa Law be your guide and partner in making informed, strategic decisions that align with your goals. Email us at info@nungisalaw.ca, we're happy to help.
#RealEstateLaw #AssignmentOfRents #PrivateLending #SecondMortgages #LegalAdvice #NungisaLaw
The Trust in Real Estate Services Act, 2002 (TRESA), effective since December 1, 2023, heralds a new era in Ontario's real estate sector. Replacing the Real Estate and Business Brokers Act, 2002 (REBBA), TRESA introduces many changes to enhance consumer protection, transparency, and professional standards in real estate transactions.
The introduction of the Self-Represented Party (SRP) is a significant development. SRPs, individuals not receiving services from a brokerage, can interact with realtors in limited capacities. Realtors can provide general real estate information or assist with mechanics, such as filling out an Agreement of Purchase and Sale, without offering advice or causing the SRP to rely on their judgment or skill.
The optional Designated Representation model allows a brokerage to work with both buyer and seller in a single transaction without entering into Multiple Representation. In this model, the duty owed to clients applies to designated salespersons within a brokerage for specific transactions, not the brokerage as a whole. This model enhances clarity in representation, allowing different salespersons from the same brokerage to represent the interests of the buyer and seller separately.
Another notable change is the mandatory Consumer Information Guide prepared by the Real Estate Council of Ontario (RECO). Realtors are now required to provide this guide to clients and self-represented parties before offering any services. Previously, there was no standardized information guide. This new requirement enhances consumer awareness and sets clear expectations for real estate transactions. However, it also adds an administrative layer for realtors, who must now ensure that every client receives and understands this guide.
TRESA's enhanced disclosure requirements now necessitate written disclosures in clear, concise language, prominently featuring the word "disclosure." This includes material facts, latent defects, conflicts of interest, and the existence of a Seller Property Information Statement (SPIS). Realtors must obtain a written acknowledgment from clients, ensuring they have received and understood these disclosures, and provide them with a copy of the acknowledgment.
Amendments to the disclosure section are not entirely new but expand upon previous obligations. Previously, real estate professionals were required to disclose known facts about a property. TRESA now mandates more explicit and detailed disclosures, including every service and marketing effort, like staging, involved in the transaction. This has caused some confusion among professionals, as it seems to add complexity to pre-existing practices. The key change is the need for clarity and specificity in disclosures, which must be explicitly documented in contracts or Agreement of Purchase and Sale (APS).
The Code of Ethics under TRESA is getting a focused makeover, primarily concentrating on conflicts of interest and confidentiality. Additionally, the RECO discipline committee is empowered to handle allegations of law breaches, not just code of ethics violations. This enhancement in regulatory powers aims to improve accountability and ethical standards in the real estate profession. While this increases the professionalism and integrity of the sector, it could be perceived as an added regulatory burden by some professionals.
A significant shift under TRESA pertains to multiple offer scenarios. Previously, the details of individual offers in such situations were confidential. TRESA introduces a potential shift towards open bidding or auction-style processes. If all parties involved in a multiple offer scenario consent, details of the offers can now be disclosed to other interested parties. This change aims to make bidding more transparent, allowing participants to know who they are outbidding. However, there's ambiguity, as it's not mandatory but optional, leading to a mix of closed and open bidding processes depending on the participants' agreement.
Lastly, TRESA necessitates updates to standard Real Estate forms. OREA is revising existing forms to ensure compliance with the new rules. This update aims to standardize and clarify terminology related to brokerage/consumer relationships and disclosures. This standardization is crucial for legal compliance and consistency in real estate documentation. However, it requires realtors to adapt to new forms and potentially undergo retraining.
In conclusion, TRESA's reforms represent a significant stride towards enhancing trust and reliability in Ontario's real estate services. While these changes offer substantial benefits in terms of consumer protection and ethical standards, they also introduce new challenges and responsibilities for real estate professionals. For more information or assistance in understanding how these changes impact your real estate transactions, feel free to contact Nungisa Law at info@nungisa.com. Our team is dedicated to providing you with comprehensive legal support in this new regulatory environment.
Person A is a Canadian citizen. Person B is a non-Canadian. Persons A and B want to buy real estate together in Canada. Person B (the non-Canadian) has the means to buy the property without outside financing (a "cash deal"). Can Persons A and B proceed with their plans? Let's find out.
Direct and Indirect Purchases: Subsection 4(1) of the Act explicitly prohibits non-Canadians from purchasing residential property, either directly or indirectly. This means that non-Canadians are restricted from being the principal buyers or indirectly financing the purchase through other means, such as providing funds to a Canadian buyer.
Purchasing with a Canadian Spouse or Common-Law Partner: The Act does provide exemptions for non-Canadians who are purchasing residential property with a spouse or common-law partner who is not subject to the Act (i.e., a Canadian citizen, a permanent resident, or a registered Indian). This specific exemption does illustrate the Act's flexibility in certain partnership scenarios.
Penalties and Enforcement: There are significant penalties for non-Canadians violating the Act and for Canadians that knowingly assist a non-Canadian in violating the Act. It's crucial to ensure that the transaction does not inadvertently fall under these prohibitions.
In the above scenario (where Person A is Canadian and Person B is non-Canadian, and they wish to purchase a house in Canada with all funds coming from Person B), the Prohibition on the Purchase of Residential Property by Non-Canadians Act is highly relevant. The Act prohibits non-Canadians from purchasing residential property in Canada, directly or indirectly. Given that Person B is non-Canadian and intends to finance the transaction entirely, this could be interpreted as an indirect method of acquiring property, which the Act aims to prevent. The Act's language is quite clear in prohibiting non-Canadians from any form of direct or indirect acquisition of residential property in Canada.
Persons A, B, and C want to purchase property under a Canadian corporation where A, B, and C are shareholders and directors. Persons A and B are Canadians. Person C is a "non-Canadian". Can Persons A, B, and proceed with their plans? Let's find out.
Definition of Non-Canadian Corporation: The Act and it Regulations define a non-Canadian corporation as a corporation that is either formed outside of Canada or a Canadian corporation that is controlled by a non-Canadian. With respect to a corporation or entity, "control" (as defined in the Regulations) means (a) direct or indirect ownership of shares or ownership interests of the corporation or entity representing 3% or more of the value of the equity in it, or carrying 3% or more of its voting rights, or (b) control in fact of the corporation or entity, whether directly or indirectly, through ownership, agreement or otherwise.
Threshold for Control: If the non-Canadian shareholder owns 3% or more of the equity or has 3% or more of the voting rights, the corporation would be considered non-Canadian under the Act. This would mean that the corporation would be prohibited from purchasing residential property in Canada.
Implications for the Corporation: If the non-Canadian shareholder's stake is less than the 10% threshold, then the corporation would not be considered controlled by a non-Canadian and would not be restricted under the Act from purchasing residential property. However, it's important to consider the total influence or control the non-Canadian shareholder might have, beyond just share percentage.
If you have questions or comments on this topic or any other real estate topic, please contact us at info@nungisalaw.ca. We're here to help.
Welcome to the dynamic world of Ontario's commercial real estate. This sector holds the potential for robust returns, but it also presents unique considerations. We'll uncover the attractive elements and potential difficulties of this field, all the while providing a roadmap for your investment journey.
Why Consider Ontario's Commercial Real Estate?
1. Steady Income Stream
Commercial properties often yield a more substantial and steady cash flow compared to residential real estate, a statement backed by the Real Property Association of Canada. They quote a potential return on investment of 6-12%, while residential typically ranges from 1-4%.
2. Lease Durability
With longer lease agreements, commercial real estate offers stability. Businesses typically commit to multi-year contracts, reducing vacancy rates and the headache of frequent tenant turnovers.
3. Economic Development
Ontario is experiencing rapid growth, resulting in a rising demand for commercial properties. Investing here could capitalize on this economic expansion, providing an opportunity for asset appreciation.
Delving Deeper: Potential Complications
1. Higher Initial Investment
Commercial real estate generally demands a higher upfront investment than residential. The Canada Mortgage and Housing Corporation points out that higher purchase prices, down payments, and property maintenance costs should be factored into your budget.
2. Market Complexity
This sector can be challenging to navigate for first-time investors. The value of commercial properties is often linked to the usable square footage - a distinct difference from residential real estate. Understanding these intricacies is vital.
3. Regulatory Landscape
Commercial real estate is subject to specific zoning laws and environmental regulations. For instance, according to the Ontario Ministry of Municipal Affairs and Housing, a property used for retail might not be approved for a restaurant due to zoning restrictions.
A Calculated Approach: Navigating the Journey
Facing an issue during any stage of the process calls for a measured approach.
1. Research: Knowledge is power. Thoroughly understand the local market trends, property values, and potential growth.
2. Professional Assistance: Seek guidance from experts like real estate brokers, appraisers, and legal counsel.
3. Financial Analysis: Run the numbers. Consider all potential costs against your projected returns.
4. Risk Management: Have a plan for potential downturns. Include strategies such as diversified investments and comprehensive insurance coverage.
Conclusion: Seize the Commercial Real Estate Opportunity
Ontario's commercial real estate market is a land of opportunity waiting to be explored. However, this journey demands a careful, measured approach. Balancing the enticing prospects with the potential pitfalls is key.
Remember, every real estate venture is unique. Tailor your strategy to align with your financial goals, risk tolerance, and investment timeline. A calculated approach, complemented by professional advice, can help you unlock the potential of commercial real estate in Ontario.
When it comes to legal matters in real estate, Nungisa Law is here to assist. Our team of experts specializes in real estate law, guiding you through the intricacies of the process and providing comprehensive advice. For all your real estate matters, contact us at info@nungisalaw.ca. Together, we can make your commercial real estate investment journey a successful one.
When purchasing a condominium in Ontario, it's crucial to understand the role of a Status Certificate. This document is like a health check for the condo unit and the condominium corporation as a whole. Let's delve into what a Status Certificate is and why it matters to read and understand it as a buyer.
A Status Certificate is a snapshot of the financial and legal health of a condominium corporation and a specific condo unit. It provides detailed information about the unit you're considering buying and the corporation you're joining.
The Status Certificate contains vital information about the financial status of the condo corporation, rules and regulations, any significant issues with the building, and even if the individual unit owes any money to the corporation.
While the Status Certificate provides a wealth of information, it can be challenging to understand due to legal and financial jargon. Failing to properly interpret this information could lead to unwelcome surprises down the road.
A key trade-off to consider is the time and cost associated with reviewing the Status Certificate. In Ontario, condominium corporations can charge up to $100 for the certificate, and it may take up to 10 days to receive it. However, the insights gained from this document far outweigh the initial investment.
Thoroughly reading and understanding the Status Certificate is an essential part of due diligence when purchasing a condominium. It provides an insight into not just the unit you're buying, but also the community you're joining. If any issues are identified during this process, it's crucial to address them before moving forward with the purchase.
Whether you're a first-time homebuyer, an investor, or a real estate professional, understanding the Status Certificate is vital to making an informed condo purchase. It's also a complex document that may require expert guidance to fully comprehend.
Never hesitate to seek professional help when buying a condominium. Doing so could save you from potential headaches down the line. At Nungisa Law, we're here to assist you in all stages of the buying process, including understanding the Status Certificate. Contact us at info@nungisalaw.ca for all your real estate needs.
When stepping into the world of real estate, whether as a buyer, investor, or even as an agent, one aspect that is too vital to overlook is the property inspection. This crucial step not only provides an in-depth understanding of the property's condition but also forms a key part of the due diligence process. Let's delve into the importance of property inspections in Ontario and explore what you should look for.
Property inspections are akin to a physical examination of a home. It's like the real estate version of "an apple a day keeps the doctor away"—prevention is always better than cure. Since newly built homes and resale homes may contain defects, an inspection can help uncover any such problems in advance.
There are two main reasons why a property inspection is crucial:
Like all good things, property inspections come with their challenges and trade-offs. They require time and upfront costs—averaging between $400 and $500 in Ontario. Moreover, the inspection might unveil significant issues requiring costly repairs. However, the benefits of uncovering potential problems, ensuring safety, and gaining peace of mind far outweigh these trade-offs.
A property inspection should cover several areas. Here are some critical aspects to keep an eye on:
A professional home inspector can help navigate these elements, ensuring nothing is missed and providing a detailed report on the property's condition.
Property inspections form a critical part of the home buying process and are a vital step in real estate due diligence. They help uncover potential problems that could affect the safety, enjoyment, and financial implications of owning a home. The cost and time involved in an inspection are small trade-offs for the security and bargaining power it can provide.
As the renowned American author H. Jackson Brown Jr. said, "You must look into people, as well as at them". The same applies to homes—look into them, understand them, and ensure they're what they appear to be on the surface.
Do you need guidance on property inspections or any other aspect of a real estate transaction in Ontario? Contact Nungisa Law at info@nungisalaw.ca. We're here to assist you every step of the way.
Embarking on the journey to homeownership can seem like a daunting task, especially for first-time buyers. As a lawyer specializing in real estate law in Ontario, I've simplified this process into a step-by-step guide. Let's navigate the path to your dream home together.
The first step towards homeownership is understanding your financial capabilities. Tools like mortgage calculators can help estimate your potential monthly mortgage payments, including taxes and insurance. Remember, as a rule of thumb, your housing costs shouldn't exceed 30% of your gross monthly income [1].
Having a pre-approved mortgage will help you understand exactly how much you can afford and provide you with a competitive edge in a heated market. However, bear in mind that pre-approval isn’t a guarantee of a loan.
Identify what you need in a home. Consider factors like location, size, proximity to schools or workplaces, and community amenities. Be flexible and ready to balance your wants and needs against your budget.
An experienced real estate agent is a valuable asset, offering market insights, negotiation skills, and access to homes that may not be publicly listed yet. Their commission is usually paid by the seller, so this expert advice comes at no cost to the buyer [2].
This is where the exciting part begins! Tour homes that fit your criteria, and don't rush. Take the time to evaluate each property thoroughly. Ask about the age and condition of key elements like the roof, electrical systems, and appliances.
Once you've found the perfect home, your agent will help you prepare an offer. This will include the price you're willing to pay, the conditions of purchase, and your desired closing date.
A home inspection is a crucial step in due diligence. It can uncover hidden issues such as structural damage or outdated electrical systems. Don't skip this step, as the cost of an inspection is small compared to potential repair costs down the line.
Once your offer is accepted and you've completed a satisfactory home inspection, you'll finalize your mortgage with your lender. Be sure to understand the terms of your loan fully.
This is the home stretch. A real estate lawyer will conduct a title search, ensuring there are no liens on the property. They'll also prepare the necessary documents to transfer the home's title to you.
Congratulations, you are now a homeowner! Time to move in and start creating memories in your new home.
While these steps lay a clear roadmap, be prepared for a few bumps along the way. Here are a few tips to help you navigate:
1. Saving for Down Payment: This can be a considerable challenge. Consider utilizing a Registered Retirement Savings Plan (RRSP) or a Tax-Free Savings Account (TFSA) for saving purposes.
2. Choosing the Right Mortgage: With so many options, it can be overwhelming. Take the time to understand the difference between variable and fixed interest rates, and the terms of the loan.
3. Understanding Legal Terms: Legal jargon can be complex. Don't hesitate to ask your real estate lawyer to explain any terms or conditions you don't understand.
With careful planning, professional assistance, and diligent research, the home-buying process can be a rewarding journey. As Robert Kiyosaki once said, "Real estate investing, even on a very small scale, remains a tried and true means of building an individual's cash flow and wealth"[3].
[1]: The Financial Consumer Agency of Canada, "How Much You Can Afford to Spend on a Home", 2022.
[2]: Ontario Real Estate Association, "Hiring a Real Estate Agent", 2022.
[3]: Kiyosaki, Robert. "Rich Dad Poor Dad", 1997.
In 2022, the Financial Post published an article titled "Posthaste: Wealth is no longer about rich versus poor, but homeowner versus renter." Among other things, the article noted that "younger people whose parents own homes are more likely to own homes themselves." This statement is of great importance if you are on the fence regarding whether or not you are ready to become a homeowner. This statement also reinforces the long-held belief that home ownership is the starting point of wealth. But how exactly? And is there a downside to home ownership?
Home Appreciation
Owning a home means you own an asset that could appreciate over time. This means that the value of your home could increase in the future, and you can sell it for a higher price. This can be a great way to build wealth over time. However, there is no guarantee that your home will appreciate in value. There are many factors that can impact the value of a home, such as the state of the economy, housing market conditions, and even changes in the neighborhood. So while owning a home can be a good investment, it's important to understand that it's not a sure thing.
Forced Savings
When you own a home, you have to make monthly mortgage payments. These payments can be thought of as a type of forced savings. Over time, as you pay down your mortgage, you build equity in your home. This equity can be used later on to finance other investments or to fund your retirement. However, owning a home can also be expensive. In addition to the monthly mortgage payments, you'll also have to pay for property taxes, insurance, maintenance, and repairs. These costs can add up quickly and eat into any potential savings you might be making.
Tax Benefits
In Ontario, homeowners can deduct the cost of mortgage interest from their income taxes. This can help to reduce your overall tax burden, leaving you with more money in your pocket. However, the tax benefits of homeownership may not be as significant as you think. Depending on your income level and the size of your mortgage, the amount you can deduct may be relatively small. In addition, changes to tax laws or regulations could impact the amount of deductions you're eligible for.
Rental Income
If you own a home with a basement apartment or a separate rental unit, you can earn rental income. This can be a great way to generate additional income and build wealth over time. However, being a landlord can be a lot of work. You'll need to find tenants, maintain the property, and deal with any problems or issues that arise. In addition, there are a number of rules and regulations you'll need to follow as a landlord, which can be time-consuming and expensive to navigate.
Pride of Ownership:
Owning a home can provide a sense of pride and accomplishment. You have a place to call your own, and you can decorate and make improvements to the property as you see fit. This can be a rewarding experience and can help to build a sense of community. However, owning a home also comes with a lot of responsibility. You'll need to be prepared to take care of the property, make repairs when necessary, and deal with any unexpected issues that arise. This can be stressful and time-consuming and may take away from other pursuits that you might enjoy more.
Conclusion
As you may have gathered, owning a home can be a great way to build wealth over time, but it's important to consider the potential drawbacks as well. Being informed and weighing the pros and cons of every situation is always a priority. It's also important to seek guidance from experienced professionals to help navigate the complex world of real estate. If you have any questions or concerns about your real estate needs, don't hesitate to contact Nungisa Law at info@nungisalaw.ca. Our team of experts can provide you with the guidance you need to make informed decisions and achieve your goals. Whether you're buying, selling, or investing in real estate, we're here to help!
Introduction
Buying your first home is an exciting milestone, but it can also be a daunting experience, especially if you're not familiar with the homebuying process. That’s why it's important to be aware of the common mistakes that many people make. In this eBook, we'll cover the fifteen most common mistakes made by first-time homebuyers and provide tips to help you avoid these pitfalls.
Mistake 1: Not getting pre-approved for a mortgage
One of the most common mistakes that first-time homebuyers make is not getting pre-approved for a mortgage before they start house hunting. Getting pre-approved means that you'll know exactly how much you can afford to spend on a home, which can save you a lot of time and stress in the long run.
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Mistake 2: Not doing enough research
Another common mistake that first-time homebuyers make is not doing enough research. Buying a home is a big investment, and you want to make sure you're making an informed decision. Take the time to research different neighbourhoods, schools, and amenities in the area where you want to buy.
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Mistake 3: Not considering all of the costs
Buying a home involves more than just the purchase price. There are also closing costs, moving expenses, and ongoing maintenance costs to consider. Many first-time homebuyers make the mistake of not considering all of these costs when they're budgeting for their new home.
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Mistake 4: Choosing the wrong type of mortgage
There are many different types of mortgages available, and it's important to choose the one that's right for you. Many first-time homebuyers make the mistake of choosing a mortgage based solely on the interest rate, without considering other factors like the term or payment schedule.
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Mistake 5: Skipping the home inspection
A home inspection is an important step in the homebuying process, but many first-time homebuyers skip this step to save money. This can be a costly mistake, as a home inspection can uncover issues that could end up costing you a lot of money in repairs and that may delay your closing if they are significant or pose a health/safety hazard to you and your family.
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Mistake 6: Letting emotions guide your decision
Buying a home is an emotional process, and it's easy to get caught up in the excitement of it all. However, many first-time homebuyers make the mistake of letting their emotions guide their decision, instead of making a rational choice based on their budget and needs.
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Mistake 7: Not considering future needs
When buying a home, it's essential to consider not just your current needs but also your future needs. Many first-time homebuyers make the mistake of only thinking about their current lifestyle, not considering how their needs might change in the future.
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Mistake 8: Not factoring in the commute
Even though teleworking and hybrid models are more than ever considered as viable working arrangements for many employers (which in turn has reduced the drive to work for some), the location of your home is crucial, and one of the most significant factors to consider is the commute to work. Many first-time homebuyers make the mistake of not factoring in the commute time and distance when choosing a home.
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Mistake 9: Underestimating ongoing maintenance costs
Owning a home comes with ongoing maintenance costs, which can add up quickly if you're not prepared. Many first-time homebuyers make the mistake of underestimating these costs, leading to financial stress down the road.
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Mistake 10: Overlooking energy efficiency
Energy-efficient homes can save you a lot of money in utility bills, but many first-time homebuyers overlook this factor when choosing a home. Buying a home that is not energy efficient can lead to higher energy bills and more significant environmental impact.
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Mistake 11: Focusing only on the purchase price
The purchase price of a home is an essential factor to consider, but it's not the only one. Many first-time homebuyers make the mistake of focusing solely on the purchase price and not considering other factors like the home's condition, location, and potential for appreciation.
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Mistake 12: Skipping the negotiation process
The negotiation process is an important part of buying a home, but many first-time homebuyers are hesitant to negotiate for fear of offending the seller or the builder. However, negotiating can save you money and ensure that you're getting a fair deal.
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Mistake 13: Not understanding legal documents
Real estate transactions involve a lot of legal documents, and it's essential to understand what you're signing. There is nothing worst then signing documents you don’t understand because it means that the lawyer didn’t explain them well enough or that you didn’t bother asking questions you had. Many first-time homebuyers make the mistake of not fully comprehending these documents, which can lead to costly mistakes down the road.
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Mistake 14: Not understanding closing costs
Closing costs are a significant expense in a real estate transaction, but many first-time homebuyers are unaware of these costs or don't understand them fully. Closing costs can include fees for things like title searches, land transfer taxes, software usage, courier fee, registration fees and legal fees. The last thing your lawyer wants is for you to feel like “hidden costs” have not been properly disclosed to you throughout the process.
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Mistake 15: Not considering the implications of joint ownership
Buying a home with another person, such as a spouse or partner, can have significant legal implications. Many first-time homebuyers make the mistake of not fully understanding these implications, which can lead to legal issues down the road.
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Conclusion
Buying a home is an exciting but complex process, and it's essential to be aware of the common mistakes that first-time homebuyers make. Working with Nungisa Law as your counsel in real estate can help you navigate the legal complexities of a real estate transaction and ensure that it concludes smoothly. Send us an email (info@nungisalaw.ca) or give us a call (1-855-957-4657). We’d be happy to assist you!