Tag: escrow

Closings with Karissa: Why Title Insurance?

I routinely hear the question: Is Title Insurance worth it?. My answer, is yes, it is quite important. You wouldn’t buy a house without homeowners’ insurance or buy a car without car insurance. I’m sure you have Health and Life insurance. If you are protected in other aspects of life, why would you not protect the title to your home as well?  and does not have liens attached? The best part is that title insurance is a one-time fee that is paid at closing and you never have to worry about it again. As long as you own the property it is protected. So it would be crazy not to do it!

Who thought up Title Insurance… and why?

Title Insurance used to be done by opinions given by Conveyancers prior to 1876 when Joshua Morris founded Real Estate Title Insurance Company of Philadelphia.  The purpose was to have land conveyances financially guaranteed instead of the old system of relying on opinion-based reporting without financial backing.  Now, instead of “trust me” the industry offered “if we are wrong, I will pay you.” Other companies in Chicago, Los Angeles, Minneapolis and New York followed shortly after and ALTA was created to assist in standardizing and unifying the Title Insurance industry.

What is ALTA?

In 1907 the American Land Title Association (ALTA) formed as the primary association of the Title Insurance industry. The association set the precedence for title insurance, they did not standardize title insurance policies nationally until 1929.

What can Title Insurance protect against?

Title insurance protects against hidden issues, liens and encumbrances that can be costly to the new homeowner. The following are examples of potential issues:

  • Lack of Access
  • Unpaid Mortgage
  • Seller claims to have ownership, but do they really?
  • Neighbors have an easement through the property
  • Previous owners deceased family member is buried on the property
  • Legal Judgment for previous owner that attached to the property

No one is exempt from uncleared title issues. Even Abraham Lincoln’s father lost his home to title defects when Abe was a little boy…Twice.

So, why title insurance?

No one wants to live with the fear of losing their home due to a claim by someone else or from a lien that could put their home in foreclosure. Especially if they the option to have an insurance policy that says they own their home and no one else has a claim to it. Title Insurance, while not required, is still very important.

Title Insurance can sometimes be overwhelming and appear confusing.  However, the Tallgrass Title team is here to assist with your title insurance questions, just give us a call!

 

Closings with Karissa: Security & Real Estate Transactions

Real estate fraud is alive and well as fraudsters find new ways to cheat people out of their money. Whether it be through fraudulent emails or posing as a realtor and calling clients to get them to send money. Title companies, banks and realtors strive to protect buyers’ and sellers’ money as if it was their own money. It is our job to protect our clients and ensure a smooth closing process for everyone. We were asked recently what we do to protect our clients’ sensitive information and protect their assets.  We take this very seriously and want to share a few ways we do this.

ID Verification

When Sellers come to our office to sign documents to sell real estate, we check photo identification. We ensure the party “selling” is in fact the party in title and not a fraudster claiming real estate as their own.

Remote Online Notarization (RON)

Believe it or not, signing documents through a RON environment is more secure than signing in person. Signers must submit their photo ID while on a live audio-visual session, like in person.  But they also answer KBA (Knowledge-based authentication) questions to verify their identity. We simply do not have that kind of capability in person and this adds an extra layer of identity verification.

Secure Wire Instructions

We work with CertifID to send and verify wire instructions. It takes a little extra time to verify your identity and banking information with this process. However, we do this to guarantee funds are getting to where they are supposed to be instead of being sent to a fraudsters personal account.

Earnnest

“You spelled that wrong.”

We hear this a lot, however, I assure you we know how to spell. Earnnest is a payment portal we use to request earnest money from our clients to satisfy the terms of the contract. It works a lot like Cash App or Venmo, is secure, and the Earnest Money goes straight from the buyers bank account to ours. We simply send your buyer a link to our custom payment portal and they complete payment.  This reduces the need to navigate wire instructions and the possibility for human error. There is also a cost savings over cost of sending a wire, in most cases.

E-Signature Platforms

Our office utilizes Dotloop and HelloSign to get documents to clients securely. We can send view only documents or we can send documents with a request for information and signatures. This eliminates the requirement for password protecting a PDF in email and still applies the security necessary to protect sensitive information.

Password Protected

If our office does send out sensitive information via email, we will always password protect it to secure information that is not public knowledge, such as settlement statements. At any time, a fraudster could be hanging out in your email and open attachments that are not secured to see what the proceeds would be for a transaction, then reach out to you with bad wire instructions requesting you send your hard-earned money to then instead of to the title company for your transaction.

Why?

Wire fraud and other forms of cybercrime in the real estate sector resulted in $350 million in losses in 2021, up from $213 million in 2020. While only 12,000 people a year are victims, one in three real estate transactions is a target. This is why we remain vigilant in our own practices and in our efforts to educate our clients.[1]

A staggering 35% of fraud attempts reported in 2021 were traced back to email. If you suspect a fraudulent email was sent to you, do not respond to it, click any links, or open its attachments. Reach out to your realtor, title company, lender, client using known information from a source outside of the email. Stay tuned for a follow-up blog on email security tips!

We are here to answer any questions you may have, protect your information, and help make your closing experience as smooth as possible.

[1] https://blog.alta.org/2022/03/cyber-losses-hit-69b-in-2021.html

What the heck is a 1031 exchange?

The concept is simple enough. Sell one property (the relinquished property) and use proceeds money to buy another property (the replacement property). If you do it right, you can defer the capital gains tax on the property you sold. Of course, in practice, there are quite a few details that go into “doing it right”.

This article addresses a few basic details about 1031 exchanges. However, this article is not intended to provide, nor should it be relied upon for, tax, legal, or accounting advice. You should always consult your own tax, legal, and accounting advisors before engaging in any transaction.

Why is it called a 1031 exchange?

The 1031 part of the name comes from the relevant section of the tax code.  That section can be found here: United States Code Annotated, Title 26 Internal Revenue Code, Subtitle A Income Taxes, Chapter 1 Normal Taxes and Surtaxes, Subchapter O Gain or Loss on Disposition of Property, Part III Common Nontaxable Exchanges, Section 1031 Exchange of Real Property Held for Productive Use or Investment.

The exchange part of the name describes what is happening: you are swapping (or exchanging) one property for another property.

Who can do a 1031 exchange?

Any taxpayer can do a 1031 exchange. However, the taxpayer selling the relinquished property must be the same exact taxpayer buying the replacement property. So, if your LLC or family trust sells relinquished property, you cannot buy the replacement property as an individual; your LLC or family trust must buy the replacement property.

What type of property qualifies for a 1031 exchange?

Both the relinquished property and the replacement property must be real property held for productive use in a trade or business or for investment. So, for example, you cannot exchange an unaffixed mobile home because it is personal property not real property. Also, you cannot exchange your primary residence because it is held for personal use, not for business or investment purposes. Further, you cannot exchange dealer property, which is real property held primarily for resale.  The IRS does not consider holding property for resale to be the same as holding property for business or investment purposes.

However, you can exchange one type of real property for another type of real property. You can sell a carwash and buy an office building, or sell a restaurant or hotel and buy an apartment complex, or sell farmland and buy a retail shopping center. As long as both the relinquished and replacement properties are real property held for business or investment purposes, the specific type of real property sold or bought is immaterial.

Why would anyone want to do a 1031 exchange?

Reasons include deferring capital gains tax and increasing cashflow.

A 1031 exchange defers capital gains tax on the relinquished property sale, but it does not eliminate the capital gains tax. Whenever you sell the replacement property, you will owe capital gains tax on both the relinquished property and the replacement property sales, unless you do another 1031 exchange when you sell the replacement property. In theory, you could keep doing 1031 exchanges, one after the other, deferring the capital gains tax indefinitely. If you do it right, when you die, your heirs may take the property(ies) at a one-time step-up in basis.  This would allow them to sell the property(ies) without paying the accumulated deferred capital gains taxes. In that sense, you may be able to effectively eliminate the capital gains tax.

A 1031 exchange can increase your cashflow because you are investing money in the replacement property that otherwise would have been sent to the IRS for capital gains tax. So, that money is working for you instead of the IRS.

Should I do a 1031 exchange?

This is a question best asked of an accountant, preferably a Certified Public Accountant with experience doing 1031 exchanges. The accountant will ask several questions about your specific situation, perform some financial calculations, and let you know whether a 1031 exchange would be beneficial to you.

How do I do a 1031 exchange and who will help me?

After you talk to an accountant and decide a 1031 exchange would be beneficial, the next step is to notify both your real estate agent and your title company as soon as possible.

If your title company is Tallgrass Title, LLC, your closing agent will notify an attorney at our sister company, Pugh & Pugh Attorneys at Law, PA, and they will facilitate the exchange by (1) drafting the required closing documents, (2) retaining and coordinating with the Qualified Intermediary (the entity that holds the seller proceeds from the relinquished property sale until you are ready to buy the replacement property) and the Exchange Accommodation Titleholder (if it is a reverse 1031), and (3) tracking critical deadlines (for a forward exchange, you have 45 days after the sale of the relinquished property to identify replacement property and 180 days after the sale of the relinquished property to complete the purchase of the replacement property).

After the exchange is complete, you will take the executed closing documents from both the relinquished property sale and the replacement property purchase to your accountant.  They will assist you in filing the tax return documents required to report the 1031 exchange to the IRS.

We are here to help!

While the basic concepts are relatively easy to understand, exchanges can get complicated very quickly depending on your specific circumstances.  This is especially true if you get into reverse 1031s, construction 1031s, rules for related party exchanges, or multi-property exchanges.

Our goal, as your 1031 exchange facilitator, is to make the process as easy as possible for you. If you have any questions about 1031 exchanges or would like to start an exchange, please contact our office today.  We would love to help you accomplish your investing goals!

Closings with Karissa: Property Taxes

Closings with Karissa is back with a few helpful reminders on property taxes and second half payments.

It’s that time of year again.

Real estate taxes are due to the county treasurer. Do you pay them before closing? Will the Title Company pay them before closing? What if the seller’s lender pays them before closing and the Title Company collects for them too? These are some of many questions that might swirl around homeowners’ heads right before closing.

First & Second Half

Taxes are available for payment in November of the current year with due dates of December 20th of the current year and the following May 10th. Taxes can paid in full in December or paid half and half in December and May. They first half is considered delinquent on December 21st and will start accruing late fees and penalties on that date. The second half is considered late on May 11th and will start accruing late fees and penalties on that date. If your closing is taking place after one of those dates and you do not have taxes set up in escrow, it is advisable for payments to be made prior to closing to avoid extra charges.

Taxes & Your Closing

Taxes are considered a lien on real estate. They are always there (unless the landowner is tax exempt) and will be in first lien position to all other liens – including mortgages. This means that taxes will always be paid out first in the event of a court action and your closing agent will make sure that tax payments are up to date.  If current taxes are not yet paid, they will apply that payment to your settlement statement to be paid at closing, including any applicable fees.

If closing takes place in October or November, it is likely that the seller rather than the buyer will receive the annual tax statement.  This is because the county treasurer’s office may not have new owner information updated prior to mailing out November tax statements.  If this happens the taxes are still the responsibility of the party that agreed to pay the year’s taxes as part of the real estate contract.

Things to remember:

  • Taxes are due December 20th and May 10th
  • The Title Company will pay off taxes based on the terms of the contract
  • The Title Company will never keep funds collected for taxes already paid, they will always refund payments rejected by the treasurer for previous payment.

If you have more questions about taxes, please reach out to your closing agent and they will walk you through taxes and prorations. It is our job and our pleasure at Tallgrass Title!

Closings with Karissa: Contract Best Practices

The heart of any real estate transaction is the contract. It is the meat and potatoes.  Everything that the realtors, lenders and title company need to know to close a deal is in the contract and any amendments or addendums that follow.

Therefore, it is important to have everything that the parties desire within the transaction clearly outlined in the contract . This might include a seller credit or home warranty, Or if certain appliances are to stay or go with the seller. All these things must be included in the contract to set a standard of expectation. It also prevents incidences of: “Well that was my washer and dryer” and the seller running off with appliances the buyer is expecting. Or even worse: “That other lot was supposed to be included.” If it wasn’t on the contract, it won’t get conveyed.

 

Here are some helpful tips to make sure there are little to no issues when writing your real estate contract:

Identify the Real Estate

Know what you are selling. Even if all you have is an aerial from Google Maps with a hand drawn outline of what is intended to be sold and an address. Send that to your title company and ask for a preliminary report. In their search process, they will the correct legal description to include on your contract, preventing issues later with lots or tracts being omitted or included by mistake.

Identify the Parties

A preliminary report will include how the real estate is currently vested. So, if John and Jane Smith want to sell their house, the preliminary report will note that the property is actually owned by John A. Smith and Janice Smith (their legal names) or Jane Smith’s Trust.

The Buyer in the transaction will direct how they want to take title to the real estate on the contract.  The buyer might prefer to take title with first, middle and last names or just first and last.  Or they may request to take title via a trust or a company.  This should all be included on the initial contract or a follow up Addendum.

Set a Purchase Price and Terms

Agree on a purchase price. Once the purchase price is decided, set the terms. Who will pay closing costs to the title company, title insurance and any? Will there be a Home Warranty and who will pay that and how much? Is the Seller willing to offer a seller credit to help with the buyers closing costs? What stays and what doesn’t stay with the property? Never assume that appliances stay, even if it seems logical.

Pick a date to close

Closing dates can be very flexible and easily changed with addendums so long as all parties agree to it. Often contracts will state “on or before” and that just means that at any time before the stated close date in the contract the transaction can be closed if all parties agree. In the current market, unless it is a cash deal, give yourself, your client, and lender time and set closing out 30 to 45 days. Best practice is to avoid closing on the very first or last day of the month as these are the busiest days for closings, and it may be difficult to get the time you want unless you schedule early.

Ask questions

If something doesn’t seem right to you, ask questions! For Buyers purchasing or sellers selling a home this is a huge change and can be very tense. We understand the stress of each transaction and are here to help and answer any questions. Even if they seem trivial, we are happy to assist and walk you through the process, it’s our job!

 

 

 

What’s new at Tallgrass Title in 2022?

We hope that you had a wonderful Christmas season and we wish you good luck in the coming year. The past two years have been incredibly eventful at Tallgrass Title and we are grateful to every buyer, seller, realtor, lender, and vendor we’ve have the opportunity to work with during such unprecedented times. We’ve seen many businesses bloom as the region responds to growth and an everchanging market. It has been so good to do business with you.  We want to make note of a couple of changes you might notice around Tallgrass in the New Year.

RON is coming to Tallgrass

RON Swanson? Weasley? Not quite! Remote Online Notarization.  Kansas passed legislation last spring that allows Kansas Notaries to complete notarizations through remote audio-visual conferences, beginning in January 2022.  With this capability, we will be able to conduct a deed packet signing or close a loan with your client over a video call. We will be able to close your deals anywhere in the state of Kansas!  Look for an announcement about this service in the coming weeks. This is a service we cannot wait to provide!

New Rates & Fees

Tallgrass takes pride in providing top-notch customer service and the best value for title insurance premiums and closing costs. In order to maintain our high level of customer service, we have made a small adjustment to our premiums for the new year.  To compliment our rate adjustment, we have opted to give back to the consumer by including complimentary endorsements in the cost of our loan policy on simultaneous issue packages.  While growth requires adjustments, we believe we will remain the most competitive option for the services we provide in our tri-county service area.

Again, it is a true delight to serve you and your clients.  We look forward to seeing much more of each other in 2022!

Early Deed Packets = Smooth Closings!

We have a saying in our office: “early deed packets means smooth closings!” But why would a few signed documents mean closing would run smoother? The more information we receive ahead of closing allows our closing team to gather any additional information we may need well in advance.  An early and complete deed packet allows us to balance with your client’s lender and get final numbers out for buyers in cash transactions. That way, when the day of closing comes around finalizing the transaction is a smooth process, leaving more time for celebration and little to no concern about whether things will fall into place.

Deed Packets contain several documents that consolidate much of the information we will need prior to closing.  This includes a form that allows us to contact the Seller’s current mortgage holder to obtain a payoff. This is especially important right now with many mortgage companies experiencing staffing shortages with extended processing times.  Oftentimes, it can take up to 20 days to get payoffs returned to us.

Early deed packets also allow us to deliver early settlement statements to you and your clients.  This gives plenty time for review and provides a clear picture of what the closing day will look like on the financial end of the transaction.

Additionally, some expenses will not be clear to us until we have the deed packet returned, including information about Homeowners Associations.  Having information about a property’s HOA membership in advance allows us to ensure that prorations are applied appropriately at closing.

This early document package also contains important information about email fraud and wire fraud. We want to help protect your client’s money just as much as you do.  This information is available to all of our clients in order to inform them of the dangers of spam emails and the possibility of fraudsters intercepting wires. Likewise, we include information about how we protect our clients from theft with CertifID.  We use CertifID to send or verify wiring instructions prior to the day of closing.

We understand sometimes coordinating a deed packet signing can be an issue as schedules vary.  Your clients are more than welcome to come to either of our offices Monday through Friday during business hours and we would be happy to walk through the deed packet with them. Alternatively, we offer free courier service and would be happy to meet your clients at a convenient location in Manhattan, Wamego, Alma, and Westmoreland.

Should you have any questions about the contents of a deed packet, feel free to contact one of our real estate professionals to assist you through the process.  It’s our pleasure to assist you!

Five Common Misconceptions about Title Insurance

When it comes to purchasing a new home, you are making a long-term commitment with your money and your time. One oversight when purchasing is the consideration of the history of the home.  I do not mean the structural integrity of the home rather, the history of the legal title to the home. We are talking about the history of ownership of the land and the structure located on it. Title Insurance is a way of giving you peace of mind that you have full ownership of what you have just purchased, and that no monetary claims will arise from an individual or a business entity in the future. If that were to ever be the case, Tallgrass Title would have your back!

When it comes to Title Insurance, there are some pretty common misconceptions that might deter a buyer away from deeming it necessary. We want to help you navigate some of those misconceptions in order to make sure you are aware and get the coverage that you need.

If the Lender orders Title Insurance, the Buyer does not need to.

In most real estate transactions, the Lender involved will require Title Insurance. As discussed, Title Insurance protects from future claims of lack of ownership, liens, undisclosed heirship issues, ordinances, lack of right of access, etc. However, the insurance that the Lender requires only protects the Lender, not you as a Buyer.  Two separate insurance policies exist that Title Companies offer: a Lender’s Policy and an Owner’s Policy. Often, a Lender will require the Buyer to purchase an Owner’s Policy.  Most title companies offer a significant discount the the issue of simultaneous Lender’s and Owner’s Policies.

If I have Homeowner’s Insurance, then I do not need Title Insurance.

As previously mentioned, Homeowner’s Insurance only protects your home from damage caused by hail, fire and wind. Title Insurance protects your ownership and against aforementioned claims.

I have built a brand new home; therefore, I do not have to worry about ownership issues.

Although it is true that you are the very first owner of a home, the land that your home sits on has long been in existence and has had many previous owners. Title Insurance not only protects your house, but it also protects the land that your home is settled on!

Title Insurance is transferable from one owner to another.

While the idea that one owner can transfer Insurance to another does seem plausible, Title Insurance only covers specific owners of the specific property for their specific transaction for the duration of ownership. This coverage will end upon the transfer of the real estate, so each new owner needs to make sure they are protected.

Title Insurance is expensive.

When considering the amount of money being invested in your home, an Owner’s Title Insurance policy has very minimal cost, and unlike a Homeowner’s Insurance policy, Title Insurance is a one-time payment that protects you the entire duration of your ownership. Further, Kansas has some of the lowest title insurance rates in the nation.

Not only does Title Insurance protect you, but your Title Company will also be there to help you navigate through the milieu of Real Estate and give you the assurance you need while owning your home!  We are also here to answer your specific questions regarding what is covered.  This can at times seem daunting, but our trained professionals are here to assist in these regards.  That’s our job!

 

Are you Ready2Close?

We are happy to introduce the newest member of the Tallgrass Title closing toolkit: Ready2Close! Ready2Close is a plug-in to our title software that will work alongside PaperlessCloser and allows buyers or sellers to follow along with the progress of their transaction, from start to finish!
We will continue to use PaperlessCloser as the primary platform for realtors, lenders, attorneys, and admins to stay engaged with the transaction while Ready2Close will function as an additional piece that is both mobile and consumer friendly.

What does it do?

At your request, we will invite your buyer or seller to Ready2Close. Once in, they will see a photo from Google Maps of the property associated with the transaction. Users will also find a Milestone tracker showing the progress of their transaction. Just like ordering a pizza! 😉

Once the user clicks View Details, they will be directed to the other components of Ready2Close. Within Ready2Close, they can do the following:

  • Upload documents to be shared with Tallgrass Title, through a secure platform
  • Access details about their transaction including closing location, date, and time and contact information for their realtor, lender, and closing agent
  • Securely locate wiring instructions
  • Review and e-sign documents

Mobile Access

Ready2Close provides your buyer or seller with the ability to view transaction documents, e-sign, and obtain other details necessary for closing from their mobile device. While designed with the consumer in mind, realtors and other agents associated with the transaction can view all of their current files from one log-in and access requested documents in a mobile-friendly environment.

Security

Users must be invited by Tallgrass Title to create a Ready2Close account and to obtain access to a file.  Much like PaperlessCloser, we will identify which parties will be able to access specific information and will continue to protect your client’s non-public personal information. Your personal and your clients’ log-ins for Ready2Close will be protected by two-factor authentication.

What about PaperlessCloser?

Think of Ready2Close as buyer or seller’s PaperlessCloser. PC isn’t going anywhere, and we hope to harness both of these tools in sync to create ease and transparency in your transactions. If you’d like to give Ready2Close a shot on your next transaction, let us know and we’d be happy to invite both you and your client; you may find that you’d prefer to continue using PaperlessCloser exclusively or you might find you enjoy the mobile access and simplicity of Ready2Close. Or any combination of options. 😊

For Sale By Owner

If you’re a seller or buyer representing yourself, Ready2Close is the best way to stay in sync with the title company and up to date on all stages of your transaction. Give us a call and ask to be invited to Ready2Close on your transaction!

The team at Tallgrass Title is looking forward to providing a more transparent closing experience for the customer and we believe that Ready2Close is the next right step for making that happen.  Notifications will be sent whenever there is a status change to the file and clients have the option to opt out at any time.

If electronic document sharing and signing does not appeal to a party involved in your transaction, we are happy to continue to offer our free courier and mobile notary services. We will continue to do whatever we can to cater transactions to the unique needs of all parties involved.

Earnnest: the future of real estate transactions

Last March we introduced our partnership with Earnnest, a tool that allows for the fully digital transfer of funds (much like PayPal or Venmo) but made for real estate transactions! That means it was designed with safety and security in mind.

Earnnest provides a way for the digital transfer of client earnest money into the title company of your choice’s escrow account, verifies “good funds,” and distributes documentation of the payment and deposit to all parties.

How does it work?

The title company or the buyer’s agent can complete a request for earnest funds through the Earnnest app.  We are happy to complete this request on behalf of the realtor – just ask us!  In order to, we will need your buyer’s email, phone number, the property address, and the dollar amount. Your client will then receive a text and an email that “Tallgrass Title” is requesting funds.

     

Utilizing electronic methods of contract signing and delivery along with Earnnest allows your client’s new home to go under contract in minutes with zero travel and zero wire fees. The only cost associated with Earnnest is a $15 processing fee paid by clients when they complete the request.  With wire fees approaching $30 or $40, this saves you time and your client money.

What makes it secure?

Earnnest is partnered with the payment processor Dwolla, which sets up a secure connection between all parties with multiple levels of encryption. Earnnest uses Plaid to connect the buyer to their bank to complete the earnest money request and neither party obtains or stores your client’s bank account credentials or financial information.

It’s quick!

Once the buyer completes the request for earnest funds, all parties – the escrow company, the realtors involved, and the buyers – receive an email receipt verifying “Proof of Payment.” This tells us that the earnest money has been withdrawn from the buyers account, is verified as good funds, and is on its way!  Within 3 days, all parties will receive another receipt called “Proof of Deposit” – this tells us that the funds are officially in the hands of Tallgrass Title.  Contrary to how quick handing over a check seems, it isn’t always so fast.  Personal checks can take up to 10 days to clear the bank. Earnnest is the cleanest and quickest way to ensure the secure delivery of earnest money.

While entirely coincidental, adding Earnnest to our toolkit when we did was a gamechanger! Many of our everyday business practices have changed and we will continue to adapt as we move out of the Covid-era.  Adopting cutting edge tools for secure and paperless transactions will continue to be our standard.  We’re happy to utilize PaperlessCloser, CertifID, Dotloop, HelloSign, Earnnest, and another nifty product we’ll share with you in a couple of weeks that is going to make mobile transaction information and document access a reality.

Earnnest has even more to offer than we can cover here, if your curiosity is brimming, give us a call! Or you can check out Earnnest here! And if your client wants to complete their earnest deposit through Earnnest, we’d be happy to place the request for you or show you how!