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Alabama Bankruptcy Laws:
Brenda Hetrick, Mobile Alabama Bankruptcy attorney, explains that Bankruptcy is a federal court process designed to help individuals and businesses eliminate their debts or repay them under the protection of the bankruptcy court.
Bankruptcies can generally be described as liquidation or reorganization:
As of October 17, 2005, the requirements in which a debtor may file Chapter 7 bankruptcy changed under the Bankruptcy Abuse Prevention and Consumer Protection Act. Debtors are now required to seek budget and credit counseling six months prior to filing and financial "testing" is required to determine the debtor's capacity for debt repayment. Chapter 7 cannot be filed if the household income is greater than the median household income as deemed by the state and state exemptions cannot be applied unless the debtor has resided at his/her current residence for over two years.
Due to the imposed requirements for Chapter 7 bankruptcy as set forth by the new laws, debtors who were eligible to file under Chapter 7 will now have to file under Chapter 13 bankruptcy instead, in which individuals and creditors agree to a court-imposed plan that requires some or all debts be repaid over five years, with an appointed trustee assigned to monitor the repayment process. Bankruptcy filings will continue to be recorded on an individual's credit report for seven years in the case of Chapter 13, and up to ten years for Chapter 7. For additional information related to new bankruptcy laws, contact the Mobile, Alabama bankruptcy Attorneys of Brenda Drendel Hetrick, PC.
Chapter 13:
Bankruptcy lawyer Brenda Hetrick represents clients with Chapter 13 bankruptcy issues. Chapter 13 permits individuals to keep their property by repaying creditors all or a portion of their debt out of their future income over a 3 to 5 year period.
It is not available to corporations or partnerships. Each chapter 13 debtor proposes a repayment plan that must be approved by the court. After completion of payments under the plan, chapter 13 debtors receive a discharge of most debts.
Chapter 13 Benefits:
A bankruptcy can remain on your credit for up to 10 years.
Chapter 7 (known as a 'fresh start" bankruptcy):
Chapter 7, commonly referred to as straight bankruptcy or liquidation cases, may be filed by an individual, corporation or a partnership. Not everyone, however, qualifies for Chapter 7 and a court appointed Trustee reviews your assets and debts.
It is recommended that you discuss your Chapter 7 option with Alabama Bankruptcy attorney Brenda Hetrick in order to understand what debts you will be left with after your case is completed.
A typical Chapter 7 case may be discharged in three to four months with unsecured debts such as credit cards and medical bills eliminated. Generally, debts with secured creditors on property that you wish to keep such as your home or automobile may be reaffirmed or the property can be surrendered.
What debts are not eliminated under chapter 7 bankruptcy?
What are some benefits of chapter 7 bankruptcy?
Debt Consolidation:
Are you are overwhelmed with credit card debt, tired of harassing phone calls or just like the convenience of one monthly payment? A credit counseling program may help you.
Contrary to popular belief, debt consolidation is not a loan. Debt consolidation is a process in which debt is restructured into one low monthly payment. It enables you to further reduce the amount owed and thereby eliminate interest.
Very often you can detect warning signs of being in too much debt long before any collection notices are received. If more than two of the following signs apply to you, it is best to contact Brenda Drendel Hetrick, PC, to discuss your debt consolidation
Bankruptcy Attorney Brenda Hetrick will speak to your creditors to:
Bankruptcy Fraud:
Bankruptcy fraud is a bankruptcy filed with criminal intent; i.e., the intention of evading payment for goods or services although the consumer has funds for repayment, or accepting payment for goods or services but not supplying such services. Common types of bankruptcy fraud include petition mills, false oath, concealment of assets and fraudulent conveyance.
As of October 17, 2005, the requirements in which a debtor may file Chapter 7 bankruptcy changed under the Bankruptcy Abuse Prevention and Consumer Protection Act. To avoid unintentional bankruptcy fraud and gain additional information related to how the new bankruptcy laws affect you, contact the Brenda Drendel Hetrick today.
If you or someone you know in Mobile, Prichard, Saraland, Daphne, or throughout the surrounding cities and counties of Southern Alabama needs debt legal consolidation counsel or the assistance of an experienced bankruptcy lawyer, contact Brenda Drendel Hetrick, PC, today at 866-733-6001, or use the
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Page Springs is located at 3,850 feet on the banks of beautiful Oak Creek in a storybook setting of old cottonwood trees and artesian streams. Page Springs fishing is great in Oak Creek and the old swimming hole with its swinging rope gives kids a taste of old fashioned fun. A restaurant at the entrance provides fine dining, and nearby points of interest, parks and monuments offer travelers full days of activities and fun.
No membership required to book now. If you are currently a Sunrise Camp Club Member please call the resort directly OR you may use the " Sunrise Member Reservations" at the top to request a reservation.
This Booking site is only for RV and Tent sites. Please call the resort directly for Cabin Rental reservations or you can submit a reservation request and a reservationist will contact you . By clicking Reserve Now you will be redirected to an Online Reservation page.
(928) 634-4309
1951 N. Page Springs Rd.
Cornville, AZ 86325
Resort Amenities:
- Clubhouse
- Creek Swimming
- Fishing
- Hiking
- Picnic Area
- Horseshoes
- Playground
- RV sites
- Tent camping
- Laundry facilities
- Shower facilities
Activities (partial list):
- Ice-Cream Social
- Crafts
- Bingo
- Camper breakfast (seasonal)
- Potlucks
- Horseshoe Tournament
Local Attractions:
- Sedona
- Shopping
- Jerome Ghost Town
- Tuzigoot Indian Ruins
- Montezuma's Castle
- Red Rocks of Sedona

subset: commoncrawl


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In light of current research which repeatedly shows that the rate of childhood obesity is increasing rapidly in the developed world, all teenagers should be doing SOME form of sport. Karate is probably one of the better all round options.
Karate training will provide them with balance, coordination, grace, strength, physical and mental awareness and agility, and self-discipline. For boys, it develops their sense of respect for other people, provides a useful outlet for all the energy and strength they have, and offers them a catharsis from the frustrations of growing up. For girls, it empowers them with strength, physical confidence, and strength, while also providing them with the basics of self defense.
All teenagers will benefit from the self-awareness, the friendly competitive environment, the team atmosphere, and the discipline that karate can provide. It is also one of the few competitive activities that can be practiced by both boys and girls at the same time, unlike so many of the team sports.
Classes available Mon and Thu from 7:00-9:00pm.
Call (0414777251) or contact Shihan Shah to book a trial class.
The under 16s IFKKA team with Hanshi Steve Arneil at the 2006 IFK Junior World Championships in Switzerland.
From left to right: John Pegios, Henry Nguyen, Hanshi Steve Arneil, Tristan O'Bree, Alexander Yussof.
John and Alexander both went on to get their black belts.
The under 16s IFKKA team with Hanshi Steve Arneil at the 2011 IFK Junior World Championships in the UK.
From left to right: Ciaran Doyle, Tony Le, Hanshi Steve Arneil, Alexander Vij, Robbie Simmons. Hanshi is holding is newly awarded 10th Dan belt.
Both Tony and Alex have since earned their black belts, and Robbie will be getting his in 2015 or 2016 Both Alex and Robbie are now at least 15 cm taller too.


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Marc Drummond built his first web page in the late 90's with Netscape Communicator. He's thankful the tools we use to build websites have improved just a bit since then.
In 2004, Marc began working for the city of Minnetonka, a suburb of the Twin Cities, providing web development and graphic design services. He has also served on the board of the National Association of Government Web Professionals for 5 years, serving as President of the organization for the last year.
In 2008, Marc first encountered Drupal when he converted the city's intranet. He's since built and themed Drupal sites for a variety of organizations. In the last year, Marc started contributing to Drupal 8, particularly with front-end development and theming improvements, such as Twig and responsive images. He now serves as the co-maintainer of Drupal 8's Responsive Image and Breakpoint modules.
Marc grew up in Minnesota and graduated from Albion College in Michigan with a BA in English and a concentration in Public Service. He also studied abroad at the University of Aberdeen in Scotland and earned degrees in Web Design and Graphic Design at Minneapolis Community & Technical College.
Marc lives in Woodbury, Minnesota with his wife and five-year-old daughter, as well as their dog. They enjoy traveling as a family, especially to Disney World. In his copious spare time, Marc enjoys watching and reading science fiction and fantasy, particularly Star Wars, writing and playing video games online with friends.


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Wednesday, April 22, 2015
Most Popular deck choice for YOTSG 2015
Hey guys, sorry for not posting for a long time, but since YOTSG 2015 has just ended, its high time that I update this blog with some inspiration on what would be good to post at times.
Lets take a look at the most popular deck choice for now. Referring to the reports in which Akira from Road of the King has compiled in here for YOTSG 2015.You can check out on which are the decks which remained as the top choices for players to use in this current metagame.
Also, Akira has also compiled popular deck choices in which players will be using for the metagame starting April 1st, right here.
Posted by CoLiN GouLiaN at 2:03 AM 32 comments:
Labels: Card Reviews, Tournaments
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Sneak King
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The game is sneaking. The objective is surprise. Here's your chance to step into the royal shoes of the King and silently unleash your hot sandwiches on the hungry citizens of this famished world. All of your covert gaming skills will be put to the test as you try to fill the role of the slickest sneaker on the planet: The Sneak King.
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Jennifer Kerns, MD, is an assistant professor in the Department of Obstetrics, Gynecology and Reproductive Sciences at the University of California, San Francisco, and a clinical researcher at the university's Bixby Center for Global Reproductive Health. We spoke with her about some of the many myths we've seen online and in the news media about oral contraceptives, also known as birth control pills or simply "the Pill."
Myth: Oral contraceptives don't work as well as some other methods to prevent pregnancy.
Dr. Kerns: There are a lot of ways to prevent pregnancy, and the best one is whichever method the woman chooses and uses consistently. It's true that different methods have different levels of effectiveness, especially when they're used in real life as opposed to the controlled environment of clinical studies. For example, with perfect use of oral contraceptives, only three in 1,000 women will become pregnant. But typical use is very different. In one year of typical use, 80 in 1,000 women will become pregnant (because of missed doses, for example, or otherwise using the pills inconsistently).
Contraceptive use is what we call a "preference-sensitive decision," which means that the choice depends on personal factors. The methods are all very different in how they're used, their effectiveness, and the potential side effects. Different women prioritize different aspects of contraception very differently. Our role as providers is to help a woman identify what her priorities are with respect to the different methods and help her choose the best one for her. If a woman desires oral contraceptives, there is no reason to talk her out of using them.
Myth: Long-term use of oral contraceptives can harm your uterus.
Dr. Kerns: The reality is the complete opposite of this myth. Not only do oral contraceptives not lead to uterine abnormalities, but they actually protect the uterus. We know that oral contraceptives work by suppressing ovulation. In suppressing ovulation, you also suppress the expression of estrogen. Too much estrogen can lead to an abnormal buildup of the lining of the uterus, known as endometrial hyperplasia. We put people on oral contraceptives sometimes when we are worried that they have too much of a buildup of the uterine lining. The woman might be having abnormal bleeding (such as heavier than normal periods) or missed periods. Women who have used oral contraceptives for a long time have a lower risk of both endometrial hyperplasia and uterine cancer (the risk of which is increased by certain types of endometrial hyperplasia). The cancer-preventing benefit of hormonal contraceptives is likely due to the progestin component, which suppresses endometrial proliferation.
Myth: Oral contraceptives cause infertility.
Dr. Kerns: No. A woman returns to whatever her baseline fertility was almost immediately after stopping oral contraceptives. Once a woman stops taking oral contraceptives, which are absorbed in the blood, after a couple of daysher normal hormonal cycle will resume. Keep in mind that some women start taking oral contraceptives long before they want to conceive a child and therefore never know what their baseline fertility is. They may stop the pills when they want to get pregnant and find they have a hard time conceiving, which they then misattribute to the oral contraceptives. The difficulty isn't from the pills, it's because of an underlying baseline fertility problem.
Myth: Oral contraceptives carry a high risk of health problems such as blood clots.
Dr. Kerns: The risks associated with oral contraceptives are rare and are far less likely than the health risks associated with pregnancy. For example, women who use oral contraceptives have a two- to four-fold higher risk of deep vein thrombosis, a potentially dangerous type of blood clot in the leg, compared with non-users. But the absolute risk is low overall—about 1 case per 1,000 women per year, which is about half the risk of these clots in pregnant women.
Myth: Oral contraceptives cause cancer.
Dr. Kerns: As stated previously, oral contraceptives lead to a decreased risk of uterine cancer. They also significantly reduce the risk of ovarian cancer. Because they are one of the longest and best-studied medications, we have very good evidence that they are not linked to increased risk of other types of cancer.
[Update: Since the original publication of this interview in November 2017, a large study of Danish women, published Dec. 7, 2017, in the New England Journal of Medicine, linked the use of hormonal contraceptives for five or more years to a slightly increased risk of breast cancer. Dr. Kerns provided the following comment about the new study:
"There are elements of the study design that call into question the validity of the findings. Most notably, the researchers did not control for breastfeeding, which is known to decrease a woman's risk of breast cancer. Women who breastfeed are also less likely to use birth control, as exclusive breastfeeding is a method of birth control. Those women have a lower risk of breast cancer because of the breastfeeding, but in this study, it is impossible to know if their lowered risk was from breastfeeding or from not being on hormonal birth control. Said in another way, it is impossible to know if using hormonal birth control causes an increased risk of breast cancer, or is simply associated with less breastfeeding. Even if we are to assume the findings are valid, the absolute increase in risk of breast cancer among women who used any hormonal birth control method was small—an additional 13 cases per 100,000 women overall, and two per 100,000 women younger than 35 years."]
Myth: If an egg gets fertilized while you are taking oral contraceptives, they will cause a miscarriage by interfering with the egg's implantation in the uterus.
Dr. Kerns: Oral contraceptives' major mechanism of action is to suppress ovulation, which means that an egg does not get released from the ovary. In order for an egg to be fertilized, it has to be released in the first place. As to whether that can happen when you are taking oral contraceptives, we know that oral contraceptives are over 99 percent effective when they are used properly. But like every method, they are not 100 percent effective in actual use. There are times when a woman could become pregnant—for example, if she misses pills or takes them inconsistently.
That being said, we don't think that oral contraceptives have an additional action of preventing implantation in the uterus in the cases when an egg is released and fertilized.The evidence doesn't suggest there's an increased risk of miscarriage or problematic implantation in a woman who is taking oral contraceptives, versus a woman who is not. In other words, the idea that the pills somehow cause miscarriage once an egg is fertilized is not supported.
Myth: If you take oral contraceptives while pregnant, it can cause birth defects.
Dr. Kerns: We know very well that this is untrue. Oral contraceptives are one of the best-studied medicationsin the U.S. and internationally. Many women have gotten pregnant while taking oral contraceptives because they took them intermittently or didn't realize they were already pregnant when they started taking them. Multiple studies have followed women through their pregnancies and childbirth, including one published in 2016 in BMJ. These studies have not found anincreased risk of anomalies in the offspring compared with women who didn't take oral contraceptives during pregnancy.
Myth: Birth control pills make you gain weight.
Dr. Kerns: Well-designed, double-blind studies comparingoral contraceptives to placebo have found no differences in weight gain. What we do know is that many women who take oral contraceptives are of childbearing age, and many women experience weight gain simply as a result of other natural processes. That might occur at the same time as taking oral contraceptives, but it doesn't mean there's a causal effect.
Myth: Oral contraceptives encourage teenagers to have more frequent or more promiscuous sex.
Dr. Kerns: Taking oral contraceptives doesn't make it more likely that girls will have more sex. This notion is similar to the myth that offering contraception and teaching about it increases the likelihood that people will have sex or have it more often. Many studies have found that this is not true at all.
This opinion does not necessarily reflect the views of the UC Berkeley School of Public Health or of the Editorial Board at BerkeleyWellness.com.
Originally published November 2017. Updated December 2017.


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God sends you by name
A sermon shared with my congregation tonight…
In Mark 1:14-20, Jesus walks beside the Sea of Galilee and calls his first disciples, Simon, Andrew, James and John. (This Simon would later have his name changed to Simon Peter, or just Peter.) Verse 17 says, "Come, follow me," Jesus said, "and I will send you out to fish for people." What would your response be to that? Firstly, Jesus is calling them away from what they were doing, fishing, and calling them to "follow me". I can imagine Jesus walking about the beach, spotting one of his future disciples, pointing at them – 'hey you' – and then pointing back towards himself – 'come here'.
But it continues, not only is Jesus calling them towards himself and away from what they were doing, but he then tells the men 'I will send you out to fish for people'. Jesus wants to send them on to something new.
How would you respond to that? Excitement? Fear? Would you pay attention or ignore? For those of you who have been leaders at Day Camp this past week I imagine that you got a variety of responses from kids at the end of break times when you would call out to them to "Come, follow me, and we will go back to our room to do craft" for example. There would have been the very happy and agreeable kids who listened and followed and left what they had been playing with. And then there would have been the kids who responded a little differently… (wink)
Well, I have a confession to make. Last Saturday while the adult voice inside my head said that it was time to leave my relaxing and go and vacuum the house, do some laundry, clean the bathroom, or study…instead I found myself watching the Disney movie Moana.
While it is not a Christian movie, I started to spot connections between the movie and what it means to be sent. I think sometimes we can be really quick to watch a secular movie or TV show and forget that there might be things that we can learn about God in it. We can forget that God infiltrates every part of our lives, it's just a matter of whether we spot it or not. And in the same way that some indigenous Christians will tell how their traditional dreamtime stories point to God, this Disney movie that is loosely based on Polynesian mythology can also point to God.
Without risking any spoilers, the movie is about "an adventurous teenager [who] sails out on a daring mission to save her people. During her journey, Moana meets the once-mighty…Maui, who guides her in her quest to become a master wayfinder. Together, they sail across the open ocean on an action-packed voyage, encountering enormous monsters and impossible odds. Along the way, Moana fulfills the ancient quest of her ancestors and discovers the one thing she always sought: her own identity."
The movie revolves around a young teenage girl who is questioning her identity, or to use the words that I referred to earlier tonight, Moana is questioning who she is called to be and where she is being sent.
Moana's father had clear expectations for her, that she would stay right where she was and become the village chief on their island. Anyone else ever felt those sorts of expectations on them, maybe from your parents or another key figure in your life, expectations that you are going to do a particular thing with your life, do a particular type of uni course, get a particular sort of job, pick particular types of subjects at school?
Moana's challenge, and it might be a challenge that you are facing too, is that her dreams weren't the same as her father's. Moana felt that she was being called [note that word again] to leave the island, that she was being called to the ocean. Those of you familiar with the movie might recall the song 'How Far I'll Go' – "See the line where the sky meets the sea? It calls me".
Sometimes, we might find ourselves called to things that don't line up with the expectations that others have of us. While Moana felt an expectation to stay on the island, she felt called to the ocean. Inversely, for the four men in our bible reading today their families' expectations for them was likely that they would follow the family trade and be fishermen, and yet they are called to the land.
At the same time, there will often also be people around us that it is valuable to listen to. For Moana it was her grandmother, who was very much a role-model and mentor-type figure in Moana's life. Can you think of anyone in your life who might be like that? At the beginning of the movie there is a scene where there is a unique interaction between toddler Moana and the ocean, which Gramma Tala witnesses. Years later her grandmother keeps reminding Moana of this, that 'the ocean chose her'.
Sometimes the people around us might observe things that can hint at what we might be being called to.
Because isn't that one of the big questions that we ask in life? Of who are we meant to be? Not who the people around us may want or expect us to be, but who God is calling us to be? What God is calling us to do? Where is God sending us?
Some of you may know that while I've been studying theology at Uniting College, for the past 12 months I've also been doing something called a Period of Discernment. A Period of Discernment, abbreviated to a P O D or PoD, is, funnily enough, a period of time set aside for discerning or exploring where someone might feel they are being called or sent. Within the Uniting Church there is the understanding that all who have been baptized are called into ministry. This ministry might look like being an ordained Minister of the Word, but it is not just that. It might also look like being a worship leader, or an elder, or a youth leader, or be something within your school, or at uni, or where you work. I've spent the last twelve months consciously reflecting on where I feel God is sending me, and I've discovered that it's not something that there is always an easy or obvious answer to!
Earlier I mentioned how Moana felt called to 'the line where the sky meets the sea'. Have you ever tried to pinpoint the exact place where the sky meets the sea? Or how about the place where the end of the rainbow is? I think sometimes what we might feel called to might be that fuzzy. You might be able to see it and point in its general direction, but not be able to quite define exactly where or what it is. Maybe we can feel called to something and yet not truly know what it is going to look like or where it is going to lead us? But maybe the fact that we can just point towards it is enough, enough to know what direction to start towards.
One thing that I've been reflecting on during my Period of Discernment is what my story so far tells me, what the experiences that I've had, the scars that have formed, the skills that I've learned, might hint towards.
There are some powerful lyrics that Moana's grandmother sings to her at one point:
I know a girl from an island.
She stands apart from the crowd.
She loves the sea and her people.
She makes her whole family proud.
Sometimes the world seems against you.
The journey may leave a scar.
But scars can heal and reveal.
Just where you are.
The people you love will change you.
The things you have learned will guide you.
And nothing on earth can silence.
The quiet voice still inside you.
And when that voice starts to whisper.
Moana, you've come so far.
Moana, listen, do you know who you are?
Everything about us is important. God knows everything about us.
Psalm 139 begins,
"Lord, you know everything there is to know about me.
You perceive every movement of my heart and soul,
and you understand my every thought before it even enters my mind.
You are so intimately aware of me, Lord.
You read my heart like an open book
and you know all the words I'm about to speak
before I even start a sentence!
You know every step I will take before my journey even begins."
And because God knows all that, what he calls us to, where he sends us, is for a reason. It is because of both our skills and our scars. God sends us by name. God sends us because of who we are. God called and sent Simon, Andrew, James and John knowing who they were. God sends you because of who you are. God sends you by name.


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Everyone loves a good round of mini golf! We've sussed out some of the best courses in Christchurch so you can enjoy a fun game of mini putt with the family.
Volcano Park Mini Golf
Feel like you're in Hawaii with this 18 hole volcanic themed course. Enjoy obstacles such a waterfall, ramps, hills and ponds on your quest for the elusive hole in one!
100 Ferrymead Park Drive, Christchurch
Monsters and Zombies Mini Golf
It's always nice to have an indoor mini putt option in Christchurch - just in case the weather doesn't play ball! Don't be spooked by this eerie course which includes a different monster or zombie on each hole. Par that with a ghostly soundtrack combined with a few mysterious tricks for great family fun!
100 Ferrymead Park Drive, Christchurch
Chaddyshack City
A great all-weather venue with 18 holes incorporating different skill levels. Take the challenge and conquer the mini city including mini landmarks and buildings. It's hard not to get too competitive on this course.
21 King Edward Terrace, Christchurch
An 18 hole mini golf course embracing all things Scottish! Family fun including bag pipes, long drops, castles and even a loch ness monster.
City Putt & Cruise
This central city course celebrates Christchurch's past with historic features adding to the challenge of each hole. The course is opposite the Margaret Mahy Family Playground, so why not make a day of it!
240 Armagh Street, Christchurch


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Monday, December 31, 2007
Christmas Time
Christmas day was spent with Melissa's family and then we took a drive to Spokane to visit Davin's folks. It was fun to actually see some snow for Christmas! We also managed to take a quick jaunt over to Idaho to see good friends Buck and Tamara and their 8 month old baby Kai. He is a cutie and sometimes would start laughing to himself for no apparent reason. We can't wait to see our own baby!
Monday, December 24, 2007
Zoo Lights
A week ago, Gina and LeRoy took us to Zoo Lights to celebrate our baby. This was also the first outing after Davin was done with school. We had never been to Zoo Lights before, but the Lees go every year. Actually, this was their second time going this year. We had a buffet dinner before walking through all the lights, and we closed the evening by riding on the train. We didn't see many animals, but the lights were a pretty impressive display.
Wednesday, December 19, 2007
First Rental Housing Christmas Party
I took the plunge and planned the first party for my residents in Student Rental Housing on Monday night. This is outside my normal job duties since technically I am not here to foster social interaction and relationship building. I still feel it is a great need and that the community and I could benefit from having more fun interactions together. I'm tired of always dishing out bad news and taking the fallout from it! I kept it simple, provided music, cider, hot chocolate, and had some fun door prizes to hand out. Everyone brought a snack to share which worked out great since I had no idea if I'd have 5 people or 50 show up. I was worried it might flop, but the night was a success, and 34 people came! The A-frame was hopping with conversations and kids running around. It was fun to hear people meeting each other for the first time and to see two middle school age girls swapping phone numbers. So, the next time someone says this isn't my job because my community doesn't want or need it, I have some proof to back up my belief to the contrary.
Thursday, December 13, 2007
Oh, Christmas Tree!
Last Saturday we made it out to Allen's Tree Farm in Oregon City to find our Christmas tree. This is our third time getting a tree from them. They have a large selection and shake and bundle the tree for you. Yes, it actually fits inside our Honda! I like putting up all our random ornaments while listening to the Carpenter's Christmas cd. We have angels and our wedding Mickey and Minnie next to Star Trek ships and an astronaut. And once again Warf announces from the U.S.S. Rio Grande runnabout, "I wish you a most honorable holiday. K'plah!" every time we plug in the lights. Now it feels like December!
Friday, December 07, 2007
No Rest for the Weary... yet
Davin's plugging away on his second to last big paper. He's already told me that we can't really go out and do anything fun until after school's over. With his nose in the books and me sacked out on the couch, we make a great pair. I have no energy to do anything, and he has no time to do anything, so we don't have much to report these days. I'm looking forward to Christmas break. Only one week left! I still work during most of the break, but thankfully work has been really slow and it will be nice to have Davin around.
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Tuesday, 4 April 2017
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Created by thegreateebzies on Mar 31, 2019
Read the minds of those around you...as long as the thoughts are shorter than 140 characters
Have superhuman strength for a uselessly short amount of time
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Being a business owner or a self-employed professional you know when confronted with various financial, accountancy and legal aspects is not easy. If you feel like that then you have come to the right place and do not have to worry anymore because here at ACCOTAX accountants and tax consultants we have been providing full accountancy solutions to start ups, small businesses and high income individuals. Our Accountants in Chelsea are experts who are highly informative and experienced with all these aspects of your business and they can handle these requirements efficiently without any hassles at all.
Our team of proficient accountants will guide you and provide you complete solutions for your accountancy and tax requirements. Not matter you are starting up a business or planning to grow the existing one, once you have come to us your worries of not knowing anything about the financial and legal implications.
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Page Contents
Uber and Lyft are taking off.
It's the new way to make a good, consistent income. You get to work on your watch, enjoy flexible hours and meet different, interesting people every day.
However, you need a car. Since you will need a car to work, having one is a pretty vital aspect of working for either company, right? If you don't have a car, you might have already dismissed the idea. No car, no work.
That's where HyreCar comes in.
HyreCar is a peer-to-peer car sharing market place that allows local car owners to rent their idle vehicles to Uber and Lyft drivers safely, securely and reliably. It's an extremely efficient system that allows this process to be simple and straightforward.
So if you're considering driving for Uber or Lyft, this is the place to start.
Related: Should I Rent, Lease or Buy a Car for Uber and Lyft?
If you haven't already started the application process to work for either company, make sure you do it as soon as you can. It's an in-depth process, so being as prepared as possible will help things run smoothly.
To get the ball rolling with Uber or Lyft, just click here:
Let's take a look at what you need to do to get renting with HyreCar.
Things to Know About HyreCar
Before we dive right into the step-by-step process, let's take a look at the reasons why HyreCar is the rental company to go with:
- Contract-Free: There's nothing you need to sign and commit to. The process is easy, flexible and hassle-free. To get your first booking started, head over to the vehicle marketplace.
- Day-to-Day Rentals: To make the commitment even less frightening, HyreCar does car rentals on a day-to-day basis. This means if you haven't worked for Uber or Lyft before, you can give it a chance and rent a car to see if you like it. If you don't, you can return the car after a couple of days, no strings attached.
- Extensive Selection: HyreCar has an extensive range of cars to choose from. This gives you options to explore Uber and Lyft's various services and decide on the type of vehicle that's going to suit you best.
- User-Prices: Since HyreCar has an open marketplace, car owners decide the prices of their vehicles. This means they are competing against one another, which ensures you get an affordable, economical price for your rented car.
- Hassle-Free Insurance: Insurance is already covered. HyreCar doesn't charge extra for coverage – it's already factored into the final price you pay.
- Speaking of insurance, it's full coverage. This means that if you have an accident, you're entirely covered – no fine print.
- Mileage is an Afterthought: Most vehicle owners set high mileage caps (or none at all). This means you can work longer shifts without accumulating hidden costs.
Now that we're clear on the basics, let's get into the step-by-step guide that will show you how to rent a car through HyreCar.
The Step-By-Step Process of Renting a Car Through HyreCar:
Step 1: Decide on a Car
- Visit HyreCar.com to see the full range of vehicles we have available and decide which one you would like to rent. It's extremely user-friendly.
- You will see an orange tag on top of the image of the car that says "Book Now." Click here to book the vehicle of your choosing.
- It will then ask you to input the dates you would like to rent the car for. Remember, you have to rent the car for a minimum of two days.
Note: Feel free to book 5-10 cars that you like – you will only be charged for the first vehicle you are approved for. By doing this, you only increase your chances of getting on the road exactly when you want to.
Step 2: Background Check, Deposit, and Required Documents
- You will now be asked to put in your payment information. Please note that if you're using a debit card, an additional $200 will be held as a fully refundable deposit.
- Once you confirm the booking, we will run a quick background check (for new drivers only), which normally takes a few hours.
- Once your application is approved by the car owner, you will receive the three documents that you will be required to upload to your Uber and/or Lyft driver accounts. The three documents include: vehicle registration, 19-point inspection, and your rideshare insurance.
Note: Your insurance will be sent to you 24 hours before you are scheduled to pick up your vehicle. If you decide to pay with a credit card, you will not be charged the $200 deposit, but we will simply keep the card on file for any incidentals that may occur.
Step 3: Pick up your Car
Now for the part where you start making some money:
- Make sure you have your documents uploaded and verified by Uber and/or Lyft prior to picking up the vehicle so that you can start making money as soon as you pick up.
- You'll need to get in touch with the car owner and arrange a day and time to meet so you can pick up the car.
- Do a thorough walk-around inspection of the vehicle to ensure there is no damage to the car before you start driving it – this will avoid any misdirected blame. You can even take photos of any surface damage or dents to protect yourself further.
If you've done the steps above, then your car is road ready!
Step 4: Extending your Rental Time or Returning your Car
You've got two options when your rental time is up – either extend your rental or return it.
Extending your rental is effortless. All you have to do is go to your driver dashboard on our website, find your current rental, and click the button that says "extend." You may choose to extend your rental daily, weekly, or monthly – the option is yours! The best thing about it is the insurance gets automatically extended, so there's nothing else you need to do but keep making money.
If you would prefer not to renew your rental time and return the car, you need to arrange your drop off time and day with the owner. After you meet and the owner does a walk-around inspection of the vehicle, they will click "confirm drop-off" either through our app or on our website. It is essential that you do this – otherwise you risk being charged late fees.
Starting out your career with HyreCar is only just the beginning.
Before you know it, you'll be making a regular income and enjoying curious conversations with interesting people, all from the comfort of your rented car.
There'll be no shortage of exciting work stories.


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When Sally Powell was a child, she dreamed about horses. Growing up in the city, she didn't have the access to animals that she craved. As an adult, she chose a life in the country, surrounded by her animals.
Sally founded Honey Hill Farm to provide access to animals for people who wouldn't otherwise have it.
Honey Hill Farm provides quality petting zoos and pony rides to events in Kentucky, Ohio and surrounding areas. We have been family owned and operated since 1998.
Making the world a better place, one petting zoo at a time
We are proud to serve over 600 events each year in Kentucky and Ohio. In a world of virtual reality and cheap party favors, we like to think that we're creating demand and appreciation for the genuine.
Animals never go out of style. They are universal. People of every age and background connect with them.
Visit our animals at one of our amusement park locations in Kings Island, Cedar Point, Michigan's Adventure, Worlds of Fun or Camden Park. To find us at an upcoming event near you, check out our public events schedule.
Our Charities
We are committed to having a positive impact on the communities we serve. Special consideration is given to charities that serve animal welfare and children's' health and literacy.


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Why H&R Block
H&R Block forayed into India in January of 2012 and today we are the Largest Consumer Tax Filing Company in India. We have already tied up with 500+ corporates and e-Filed 6+ lakh returns, with 8.9/10 customer satisfaction score. H&R Block India strives to blend tax expertise with a strong focus on continually improving the client experience to provide all its clients with an unparalleled value proposition.
And, we believe it is our people, highly trained Tax Experts, who have enabled H&R Block to become the world's largest individual tax services provider! Each H&R Block Tax Expert provides personal advisory services to each client with the goal being to give the most accurate advice and to prepare and e-file individual tax returns with complete accuracy. Our Tax Experts work hard to ensure that each client pays the lowest income tax liability each year.
The Company was founded by Henry and Richard Bloch in 1955 in Kansas City, U.S.A. It is the largest tax filer in the world with over 2.5 Crore clients served.
Tax Experts
Satisfaction Score
We keep your documents secure.
We keep your documents secure.
100% Accuracy
If we make an error, we fix it.
We are open all year to assist you!


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Business Intelligence For Revenue Growth
The Analytics and Information to Make Better Decisions
Business Intelligence, for us, is all about revenue optimisation.
It's about turning data into insights that can drastically improve your business outcomes, such as what's giving you the biggest bang for your buck. By developing a business intelligence framework that captures both quantitative and qualitative analytics you can make better decisions to give your business a competitive edge.
That's where we come in. Due North works with business owners to develop a Business Intelligence framework specific to your business needs. We make sure that we have the right tracking in place to record accurate data from all your digital assets in order to produce the reports we need to see what is working and what isn't in your sales and marketing. From there, we provide high level insights and recommendations that can produce significantly better outcomes for short and long-term growth.
Our Formula
Business Intelligence – Current Reality:
We will work with you to identify and determine the status of your business, including:
- What tracking is in place
- What reporting you need
- What analysis you are currently undertaking
- Who you need from your data and reports and within what timeframe
- How are your finances vs. resources placed?
- What gaps do you see across the functional parts of your business activity (including whole business, business units such as marketing and sales, and individuals)
Business Intelligence – The Holy Grail
The Data:
We will start by assessing what data is available from both quantitative and qualitative sources.
Data Collection:
Where you actually source your data from will depend on the nature of your business, but it could be from across any of these key areas and will depend on what
Information architecture:
Key questions to explore as part of your information architecture are:
- Who needs to see what information
- What decisions are to be made
- What analytics is required in order to produce these reports
Identify the gaps:
By doing this you can easily identify the gaps of what we need in an ideal world versus what we have today.
Plan of Attack
We'll pull together a plan of attack based on what we find in your Business Intelligence Audit, and recommend the best path forward in order to create the right framework for your business and achieve the ideal requirements. This will include:
- List of what's required
- Prioritisation of what needs to occur first to achieve optimal short-term outcomes
- Resources required to execute
- Time to deliver
Integration Requirements
As part of our recommendations we will specify how to bring all the data together in one place so that it can be easily accessed and analysed moving forward. This may include recommendations around CMS systems if deemed necessary.
Output Requirements
This brings everything together by determining how the information should be presented. This could include spreadsheets and/or dashboards set up.
High Level Analysis/Recommendations – The Icing on the Cake!
In our experience, this is really the big realisation for many small to medium businesses. By having visibility on some high-level insights and quick wins identified throughout this process, it becomes easier to see what has been missing in their business strategy, and how this can fundamentally influence their strategy moving forward.
Want to grow your business?
"Due North not only built us a new website, but also manage our Google Ads. They deliver what they say and we have achieved some great success through driving more customers to our business."
"Our business has used Due North for over 2 years now for our digital marketing and CRM/sales support and it's been fantastic. Forget a large agency, get personalised service."
"Due North has boosted our traffic and doubled our through the door customers in only 6 months of work! Highly recommended!"


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The Photodyne Automated Macro Photography System is currently being used in hundreds of hospitals, pathology departments, academic institutions, medical examiners and forensic labs in various countries all over the world.
Some of our past customers are:
Some of our past customers are:
- Children's Hospital in Denver
- UCLA Medical Center in Los Angeles
- VA Hospital in Long Beach, CAlifornia
- Long Beach Memorial Medical Center
- NIH in Bethesda, MD
- NY Presbyterian Hospital
- University of Arizona
- University of Colorado Hospital, Aurora (Denver, CO)
- Cedars Sinai Medical Center in Los Angeles
- University of Virginia
- University of Rochester
- University of Washington
- University of Massachusetts
- Shands Medical Center in Florida, and many more.
Please contact us for more information regarding orders outside the USA.


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This is a common problem in our home. My four-year-old, who has cystic fibrosis, takes 15+ pills a day and does 1.5 to 4 hours of breathing treatments every day. This can get old for a kid who wonders why no one else around her has to do this. Explaining to her that it is the only way to keep her alive isn't going to work. She's too young to understand and it will likely scare her. So how do we get her to take each and every medication and sit through each and every nebulizer and chest physiotherapy treatment willingly? It isn't easy.
1. Patience
This seems simple, but isn't always easy when your child flat-out refuses to take a medication or put on her nebulizer mask. Especially when there are other children demanding your attention. She's the one who has to sit there while everyone else goes about the day, while her sister gets to continue playing. It is during these high-stress moments that we must be able to breathe and find patience. This is when what we do or say matters most in getting our child to comply with and accept treatments.
Talk to your child. Explain why she must do her treatment or take this medication in terms that she can understand. Then, find a way to make sure she is happy by compromising on how the treatment gets done or how she takes the pill. For example, many pills can be crushed and put in some applesauce if that's what works. If you know your child will swallow a pill but not a liquid medication, make sure the doctor prescribes a pill version for your child. Many medications are available in different forms and some adult versions can be cut in half for your child. Be patient and figure out what works best for you child so she doesn't rebel against her treatments.
2. Understanding
You must be able to see things from your child's point of view. Depending on her age, your child is probably wondering why she has to take these medications. She is probably wondering why you or her siblings or her friends don't. She may even be worried and scared about it. Realize your child has concerns and needs them addressed. Talk to her and find out why she's afraid. Let her know that you hear her, and understand. Explain what each medication is and what it is for. She needs to understand why she takes them, and you need to understand why she may be afraid. Otherwise, as time passes, your child may become more and more resistant to her treatments.
3. Relatability
Don't let your child go through these early years thinking she is the only person with differences. My child may have cystic fibrosis while no one else in her life does, but there are people around her who have other differences. These differences may not seem that significant to you, but letting your child know that each of us deals with some sort of challenge will help her to accept her own challenges. For example, someone in your family may have diabetes. Someone in your community may use a wheelchair. And someone else may be blind. Being aware of this is helpful when realizing your own value in life.
4. Fun
Don't expect your child to do treatments willingly if they aren't any fun. Make a game out of taking medications — like a magician who makes her pill disappear. Play a board game or watch a show together during therapy. Stay with your child rather than leaving her alone during treatments. It will not only make the time more fun, but will let her know she is not alone.
5. Friends
Even if you don't know anyone in person with the same condition as your child, you can probably befriend one. If there's another child who takes the same medications and does the same treatments but she lives across the country, try letting them be pen pals or use Skype to allow them to be friends. Knowing that someone out there is doing the same treatments as you are and taking the same medications will help your child comply because she feels less alone and less "different."
It isn't easy to be a kid when you have to stop for medications and treatments all day long. Help your child find peace with her health concerns and the extra steps she needs to take to be healthy by letting her lead the way. As long as she taking her meds and completing her therapy, all that matters is she is comfortable.


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Our resources library features a selection of informative podcasts, videos, case studies and white papers. And check out our blog posts to stay informed of the latest technology trends that affect your business
ReadMore "Webinar: Leveraging Azure Cloud: an Essential Step in your Digital Transformation"
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Social Ministry
March for Life: January 24, 2020
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Free Tax Preparation
Sharing Sunday:
Feed the Hungry at Christ House
Donations of food are needed to help teens prepare and serve the evening meal at Christ House the first Thursday of each month.
"Loving as Christ loves, serving as Christ serves."
At Good Shepherd, we value the need to serve and stand with the poor and vulnerable, to advocate for justice, and to learn and live the seven core themes of Catholic Social Teaching.
Social Ministry work has been a hallmark of the parish since its early years. Indeed, Good Shepherd has helped launch two independent nonprofit agencies that are pivotal in serving the Alexandria, Virginia community: Good Shepherd Housing, and Progreso Literacy and Citizenship Center. We are also a founding church member of VOICE (Virginians Organized for Interfaith Community Engagement in Northern Virginia), an interfaith social justice advocacy initiative.
Social Ministry at Good Shepherd includes more than 40 ongoing programs based on faith in action - programs of charity, advocacy, and education for all ages plus ministries of healing, comfort, and support. Furthermore, the Social Justice Ministry oversees an ongoing Emergency Assistance program and the annual Shepherd's Gate Grant program.
For more information or to learn how to get involved, contact our Director of Social Ministry.
Learn more about our programs and
opportunities to serve below:


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One of the reasons I tout cooking in small batches of components is because it makes meals super simple and fast. Take for example, this romesco polenta. It seems like I always have romesco on hand (it's a favorite in our house) and this millet polenta is fast to whip up or reheat. Combine the two and it's an easy lunch or light dinner. This romesco polenta is also the perfect base for adding roasted vegetables and cooked legumes. A few of my favorite ideas include topping the polenta with roasted broccoli/cauliflower, adding crispy chickpeas, or mixing in sweet potato to the polenta. Any way you prepare this, you will come out with a solid comfort meal.
The post Millet Polenta with Romesco appeared first on Naturally Ella.
Click Here For Original Source Of The Article


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This is the TYPO3 Server (Infrastructure) team project.
Please use this space to report problems and bugs with our infrastructure.
Use the individual subprojects of the services if there is any and otherwise just post bugs right here in the global project.
Michael Stucki (stucki)
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Inactive Member
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Major upgrade
This website has just been upgraded to a new major version. Check the news for further details.
Renaming "TYPO3v4" repositories to "TYPO3CMS"
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WOW, what a week in Inner Melbourne!
Last Friday we had one active negotiation and by yesterday, we had eight.
This is contrary to the talk of a tanking market so in our opinion piece this week, we examine closely the "evidence" used by The Australian to support their 'Housing prices to drop 7%' headline. You be the judge of whether this sort of reporting is fake news or professional journalism.
And to show some balance, we have published a word-for-word copy of a letter of advice that we sent to a client, midweek. This client is considering negatively gearing their first investment.
We are not blue sky advisers living in la la land. There will be market fluctuations from time to time, some unexpected and some of a severe nature.
This week in James Market News:
- A Market Truth – the true state of the Inner Melbourne market
- Inside James – Mid week Off Markets and Auctions Saturday
- Off Markets – sellers point of view
- House Prices to Fall 7%?
- Negative Gearing Both Sides
So Mal, what is really happening in the Inner Melbourne Market? – I'm reading a lot of newspaper headlines lately…
Ok let's find out what the Inner Melbourne Home market is really doing in May 2017.
To do this we are looking at statistics that really count.
Bidders per auction, combined with stock levels, combined with clearance rates on homes at auction.
These are three stats (across a wide sample), that cannot be manipulated by an "expert or journalist" looking at a new set of tea leaves and seeing the world in a different way – just for a humdinger headline or press release.
It's very simple, we at James Buyer Advocates will cover in the next 3 weeks (13th, 20th and 27th) of May and report back on 100 randomly chosen auctions over $1 million in Inner East and Bayside.
Three disclaimers
1. We are not clear, as we are only in the first month of the new underquoting laws; if there is going to be a major change to Clearance Rates/Bidderman, as new strategies or hesitancies are adopted (or not) by both buyers and sellers (through their agents); in this transition period from old quoting to new quoting. It may be that the market hiccups from structural change to process, more so than a demand change. All we can do is measure, as we have in the past and give you an additional commentary, if we notice any new auction bidding trends linked to the new underquoting and seller reserve laws.
2. May (and October) are traditionally the biggest auction months. We always have big stock levels – as well these two months have price falls more often than other months of the year. May (and October) are good indicative months, but we suggest you make some allowances when reading the stats (eg, a few percent drop in May is not unexpected – it's seasonal and it's expected).
In other words we have picked a really true test month. If we wanted to manipulate the results, we would not have chosen May. If the market is tanking it will show in May – if the stats hold up, then the market is not tanking….now.
3. At James we do make slightly more money when the market is rising, as opposed to cooling; so rising is better for our bottom line. However, our credibility would be shot (and that's even worse for our long term bottom line) if we are reporting in James Market News contrary to what is really, really happening.
If the market is tanking – these stats will tell us and we will report it. We promise!
Definitions of Market Strength
These definitions are exactly the same market definitions as we used last year, when we last carried out this exercise on such a scale. Please refer to our 2016 definitions by clicking here.
These definitions are on our James dials that you see every week (began in 2008). Example below of cooling (blue) and rising (red).
Rising Market: Over 70% Clearance Rate (auctions bought versus auctions conducted) with over 2 Bidderman (bidders per auction), on auction numbers over 100 per weekend in Inner Melbourne.
Steady Market: Between 60 and 70% Clearance Rate, bidders below 2 per auction on auction numbers over 100 per weekend in Inner Melbourne – which we are happy to accept is an easing market, off solid highs of the last few years.
Falling Market: Below 60% Clearance Rate, bidders below 1.5 per auction, on auction numbers over 100 per weekend in Inner Melbourne.
So let's see what the Inner Melbourne Market, is doing in May 2017.
No grabber headlines, no filler news stories, no stat manipulation for a news story.
100 auctions covered and here is the JAMES BIDDERMAN-OMETER. Looks like a big tank (pardon the perhaps Freudian pun) and sorry about our graphics – but there is nothing FAKE, that will go in here.
Our Rising "target" is 70 homes actually transacted on the 3 Saturdays of the 100 auctions AND we have over 200 bidders at those same 100 auctions.
If that happens then the market is still strong and still rising.
If we have less than above, then the market is easing and if we have a lot less; eg less than 120 bidders and less than 60 homes sell on the 3 days, then we are definitely in a falling market.
It will be RAW and REAL. STAY TUNED:
Armadale, 10 Eileen Street – Passes In $2,450,000, 3 bidders – auction report here
Hawthorn East, 25 Myrniong Grove – Passes In $3,750,000, 0 bidders – auction report here
This week our auction negotiation work began to build again – as expected after the April holidays.
May is the first full month without interruptions after Easter and it's the last full month without interruptions before Winter: when the migratory flight of the gods to warmer Europe takes place and the public listings slow right down to the July halt.
Mid week Off Markets
Last night we bought an Off Market through Al Craig and Geordie Dixon (straight and annoyingly fair.) It was an incredible block of land and it involved a real s…fight with another party.
It took five weeks from seeing it to buying it. It involved an accurate quote range, a contract produced when they said they would, absolutely no advertising or public announcement. In fact, it was found by our intrepid Randall – who is always out there knocking down doors, on behalf of our local and international clients.
We had one strong buying competitor (with agent representation) from the less than a dozen buyers that went through and the price was negotiated over three days, culminating in a boardroom auction last night to sort out the buyer.
We bought this property above the quote as market forces pushed the result.
The property is in one of the top three streets of its suburb and is an absolute ripper, even at a high price per sqm.
We (clients and us) also liked it because of its frontage, flatness, double driveway and … should our client ever in the future choose to rebuild, then its all-important neighbourhood zoning and no heritage overlay means they can have their cake and eat it too. In other words, our clients have the freedom to build without fear of a block of flats being built next to their home – so their investment should hold itself financially on resale and spiritually while they live there.
This home is one of four we are actively dealing in off market and one of eight in total we are currently in negotiations on.
Auctions Saturday
At one of the auctions we were involved in and successful at today, we were surprised at the level of aggression and lack of adherence for the rules (or spirit of), read out by the auctioneer.
We bought this property for a substantial and undisclosed price.
As the market eases, one of the cornerstones of the auction market system, becomes rules surrounding pass-ins.
There are currently three types of pass-in "rules" at auctions
1. There are rules read out and adhered to by all fair agents, in relation to allowing the highest public bidder to treat exclusively with the seller, for a reasonable period of time post auction AND with a fair reserve, before other steps are taken by agents to treat with other buyers, if an agreement cannot be reached. Many agents in the Inner Melbourne operate under these rules.
2. There are rules read out stating the agents will treat exclusively with the highest bidder, at the reserve price or for a period of time, and then that does not exactly happen. Here the argy barg with other buyers (who did or didn't bid) starts before the highest pass-in bidder even gets through the front door. BUT the highest bidder is given a fair go and the other bidders only come into play if a fair deal cannot be reached with the highest bidder inside. Some agents in the Inner East and Bayside operate under these rules – it's a grey area – they are still outside negotiating with other buyers when they say they are not AND the feedback/offers they get from these other buyers, are used to strengthen the resolve of the selling agent negotiating inside. In this case, the inside agent still tries to make the deal happen with the highest bidder and in doing so, they are still dealing with some good faith (perhaps close enough say some sellers.)
3. And then there are the rules that are read out at auction, but are completely ignored by the agent when treating with the highest bidder at a pass-in. The highest bidder is told a Claytons Reserve (above the quote and the actual reserve) allowing time for the other agents to negotiate out front with other bidders. In this situation, the highest pass-in bidder inside has to contend with the bulltish reserve, other offers walking through the front door with other agents and an increased level of aggression, once the agents feel they have the upper hand with other offers out the front. This strategy has no protection for the winning bidder and the winning bidder was sometimes no more than a pawn used by the agent, to extract under pressure an offer from the bidder outside on the street.
Even for me I find this very high pressure and I've done this over a 1000 times – I can imagine how an inexperienced buyer must feel, when subjected to this.
We call this the GFC Merchant Banker or Cowboy Two-step, with apologies to some GFC Merchant Bankers and Cowboys. We call it so because the rules in this type of post auction negotiation are NO RULES, except whatever gets the job done for the agent. This is prevalent in auctions involving only a few agents and often, but not always, involving Asian bidders outside.
When you object, you hear from the agent "I am only acting in the seller's best interests." Sounds like the excuses we heard about dummy bidding and underquoting – it's always the old furphy/chestnut – acting in the seller's best interest even though the agent stated rule or statute law or decency principle is being ….. how shall we say….. lost in translation.
The other issue is the agent think this works (and at times it does) but very soon those agents become known for what they really are. The trust drops and the truly good deals become harder – the aggression increases and the vicious circle continues ever faster. In the end it doesn't work for the sellers or the buyers, as the trust just goes on both sides and that lack of trust again harms buyers and sellers, our profession and our community.
Nonetheless, if you are a bidder and you are by yourself and you turn up to a certain agency's auction and you see a lot of agents from one company and interpreters and its passed into you – good luck on what we experienced today.
But please this is not sour grapes (we bought at a fair price today) and it didn't come as a complete surprise because …. we did have our own four people there, we did have a Mandarin speaker also, we were taking photos post auction and I was privileged to a flurry of our internal texts explaining what was happening on the street, before the "surprise" statement from the auctioneer "your 15 minutes is up and we are selling to a buyer outside".
This "surprise" announcement that we were out of it, came as we had moved to the point where we were on the same number as the seller. Yep fair dinkum.
At the point "Mal, we are selling to another buyer"; there was an interchange, no doubt great theatre for those witnessing this and then a gap.
After the gap, cooler heads prevailed (and well done to them on that) there was a result and we bought at the previously discussed number.
So how would you deal with this?
What do you need to do before an auction that may pass-in? (eg we had 4 people their today at our auction versus the agent's 6)
What rights do you have after you have been told a Claytons Reserve?
And do you have any comeback at Consumer Affairs, when an agent has sold the home to somebody else and you were the highest bidder without a fair go; or you were forced up several hundred thousand above the real reserve?
In the next month or two, if we get some feedback, we would like to know how Consumer Affairs and the REIV plan to deal with reserves that rise, outside the quote range, after a pass-in AND under the pretext that the seller has changed their mind at the last minute. We don't want to address this publicly now, as our aim is to totally support CAV, REIV and the industry in this transition period to ethical and consistent quoting.
There is a bigger picture than this issue but it will need to be addressed, if it becomes widespread, as it will make a mockery of the auction rules and the quoting process.
Finally on this matter – of course there is always the other side of the story and we have agreed to a coffee with one of the agency directors and will be contacting other directors of the company concerned; to listen to their side and to see if we can't nut out a better way to operate post auction – one that avoids raised voices, colourful language and threats (and that was just our side)……. because there is no need for this to happen.
Irrespective of this week's outcome, there will be no names from us. We always feel it's best to sort these types of post auction differences behind closed doors rather than out in the street. Well that's our auction rules anyway and we are sticking to them – unless we weren't the buyer in the above situation and then it would have been out of our hands, as we must also do our best for our client – the buyer.
If you are a SELLER and have a home to sell – why consider off-market?
This week I talked openly to three homeowners about selling off market – phone calls were initiated by them.
The first lady I spoke with was from the middle age generation and it involved a 45-minute phone conversation. We firstly discussed that I represented buyers and not her. We then talked prices and what a good offer would look like for her (for those who know me, yes I used the traffic lights scenario); we talked about why she was doing this and we talked about what her options were after a sale, should she accept a good offer. We agreed on who a good selling agent was and it was nice talking to you Ms Malvern East.
The second phone call actually did not start this week, rather things crystallized for her this week. I will call her Ms Surrey Hills. She rang a month or so ago about taking some buyers through her home off market, as she had tried to sell it unsuccessfully last year. We had an open and pleasant 30-minute phone conversation. During our talk it become obvious it was not appropriate to take buying clients through her home, without her having representation. We are really happy to deal direct, unless you already have an agent and then we deal through the agent. We are really happy to deal direct with owners when you are big and ugly/pretty enough to handle us – this was not the case in this situation and Ms Surrey Hills will be proceeding with representation from a selling agent, we suggested.
The third conversation was during a visit to a couple in Armadale who were referred to us. They wanted to sell their family home because the market was hot, so they could reinvest when the market was low. Our advice – this was a great theory but a bloody hard real-lifer. We advised perhaps they could look at some renovations first, to enhance the value of their home and get a good plan on what they wanted to buy – as all that "profit" may be chewed up on a new buy with transaction costs or alternatively they could be renting or living in a home they didn't like. They may be future clients (their choice), however in the meantime we suggested two selling agents they should interview.
Off Markets work for the buyer and the seller – if you know what you are doing or you have good representation.
Owners – you get to keep your privacy, your advertising and marketing costs and you are not tied down to a three week auction campaign – meaning you often have to be lucky that your best buyer, just happens to be looking in that same three weeks you are selling.
By the way:
We at James Buyer Advocates are really struggling to find good Off-markets in the $4m range on land with a good home in:
Princes Hill, Carlton, Fitzroy area
Port Melbourne, South Melbourne, Albert Park area.
We have really good clients in these two areas, that we have been looking for some time for a good home on good land and ready to buy.
However if you are a homeowner anywhere in Inner Melbourne on land and in particular in that $2m to $6m range and you want to sell your home off market, then please give us a call 9804 3133. Please note we act for the buyer only, so be clear on what you want – we recommend if you have any doubt, engage an ethical and experienced selling agent. We can advise if you wish and no we don't receive any money from you or them for doing that – we only act for buyers.
You need;
- A price
- To give us access
- To get a contract of sale and Section 32 if you want an offer from us
- OR you need a selling agent who has your authority – ask them to ring us
Housing prices to drop 7%
Congratulations to The Australian – I read their headline and you then read our headline today – so it's the 7% drop headline that keeps on giving.
These sorts of headlines, like this one we spied on Thursday, are now becoming widespread, as the housing affordability argument for young people morphs into 'the market is crazy and about to fall'.
Part One:
Do you know the basis for this 7% drop headline in The Australian?
An unnamed source within Citibank who used a "floppy end" graph with no supporting data to support the argument that house prices could drop 7%. We've seen kids cartoons drawn in crayon with more evidence of rigour.
They at Citibank were then quoted by The Australian "there could be partial correction in house prices during the course of the next two years."
That is like anybody saying, we expect that the population could catch cold in the next 18 months and some 7% of the people may be ill.
Finishing off on Citibank, The Australian quoted this 7% drop could be the case, even if population growth remained strong. So Citibank is predicting a fall based on their own evidence of a rise in the fundamentals.
Part Two:
There was some meat on the bone in The Australian article about an increase in loan defaults, quoting Genworth Mortgage Finance. I would like to understand this more and granted, this could be an indicator of impending issues, as loan defaults are an indicator of local financial strength. So tick there!
BUT THEN came the DOOZY.
Part Three:
To support the case of a falling market, check out this from The Australian article and we quote;
The REA index (realestate.com.au) released yesterday showed demand from buyers (realestate.com.au – numbers of hits per property) fell 7.8% in April, compared to the previous month.
The Australian took this "evidence" and then said NSW had recorded its biggest drop in demand from home buyers as affordability constraints bite.
Hold The Phone: Wasn't there Easter and Anzac Day holiday weekends in April and limited new properties coming onto the market, when compared to March. Most of our clients and many buyers would have taken an internet breather? Of course numbers would be down. If this is a legit measurement, wouldn't you use this Easter month compared to 2016's Easter month?
The Australian then seemed to again contradict their own assertion by quoting Ms Conisbee, chief economist from the same REA (realestate.com.au) saying demand was well above last year and higher than the previous November peak.
So again a prediction of a fall based on their evidence of a rise in the fundamentals.
The article finished with a bag of quotes saying the market had peaked – based on ……
Why does this happen?
Negative headlines sell newspapers and negative press releases get quoted by newspapers and that means the PR departments of companies like Citibank and Genworth and REA have justified their salaries this week.
We've done the same ourselves by putting the 7% headline at the top of this article – but we are in real estate and we have no shame.
Why are these headlines bad?
Many younger and inexperienced homebuyers hold off buying due to "newspaper knowledge" and meanwhile another 1000 people per week from China, US and other overseas countries, plus interstate, plus local with new babies entering Melbourne, have come to Melbourne to live and many are buying up the homes, that the young people and nervous nellies let go.
And so the gap between the have and have not for some, widens – all due to headlines and dispositions, NOT facts.
Will the market fall in the future?
Yes and it may soon – but nobody knows (for sure) when and by how much and you cannot live a good life frozen in fear. Understand we are in uncertain times – no not now – forever. Understand when buying a home – buy what you want – what makes sense (land, building and near train and a good price) and have a financial buffer in your buying plan for the unexpected and buy for the longer term.
There are also many articles on negative gearing at the moment and it's easy to lose focus on the big picture.
Below is a letter I wrote to some clients for whom we have bought three homes, but never an investment, as we are looking to buy them now.
I wrote it this week – when they were considering getting in ahead of the budget.
5th May
Dear Peter and Judy,
Your New Purchase and Negative Gearing.
I have experienced the good and bad of negative gearing.
I have bought homes that I needed to for family and I have felt so good in the afterglow of the purchase.
I also feel good now – years and decades later, really good that I have done these things.
However in the middle years there were stressful times, some very stressful times, when interest rates rose and other expenses like school fees arrived and when my business was under pressure.
Why? The mountain of debt and the constancy of having to find the interest money every month and the forgoing of other things such as travel, because I didn't have the cashflow.
BUT overall I am happy to have bought homes for my family members, via the negative gearing process.
Negative gearing is great when interest rates are dropping and values are rising and you can touch what you own and negative gearing is really good, when it turns into positive gearing (more in than out) or when you sell and after you give about a quarter of the profit back, you have some good money in your hands, simply because you made a good decision.
Negative gearing is bad when interest rates are rising and the value of what you bought is dropping and the tenant gives notice.
Negative gearing is super bad when you have to sell, either bank or circumstance dictated or psychologically you can't take it anymore.
Your initial decision to buy feels like a nightmare, as you now have lost money while holding and lost money when selling and have nothing to show for it – except a bigger mortgage.
Numbers quickly
On a $3 million purchase with costs included you are paying $150,000 out each year in interest.
Less rent $50,000 – don't forget expenses and vacancies can make this worse – that leaves you with a net loss of $100,000.
You can take that off you tax and so if you are earning $500,000 – you now pay tax on $400,000.
So to hold a $3 million asset – the tenant pays $50,000 and the tax man pays $40,000 (please, this is an estimate) and you pay $60,000.
Your contribution is about 2% of the value which is great, if it is going up 5% or more.
You will have to pay CGT on any profit you make (if you sell).
It get's harder if the tenant leaves AND/OR interest rates go up.
Significantly harder.
However many Australians do negatively gear – I have owned 5 investment properties (no apartments) and they have all worked for me and yes I bought two of them off market, after I advised to get selling agent representation (which they did).
It is a way to build wealth, when you have significant capital growth.
However you should:
- Have a significant buffer when buying, eg I have always had at least $500,000 in an overdraft free to use to make me a lot less stressed, when at times carrying between $2,000,000 and $3,000,000 in debt.
- Be clear on what and why you are buying. It's either for the family or you can see a way in the future it will make you money. This is not about saving tax, this is about making money.
- Do not sell when you are squeezed – if you have to sell, it should be when you don't want to, as that is when you bargain the best and usually the market is rocking – that's why you don't want to sell. The way to not sell under pressure is to have a buffer. The worst mistake I made was to sell a good investment under pressure of too much debt – it was actually positively geared when I was under debt pressure (so, in my case psychological), and yes, I made a couple of million profit in 7 years, but I got rid of my best asset and I have "lost" more millions since then, as it has gone up a lot more. You learn – think long term.
Finally, the key is about what you buy and why – IN THE FIRST PLACE.
Buy well and negative gearing is great – buy poorly or panic under pressure and it's a nightmare.
Get a second opinion from a trusted but savvy (they've actually done it) financial adviser and then be brave.
Warm Regards,
Mal James


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Vintage Tool & Machinery Swap Meet 2017
- Details
- Hits: 3295
Every year, in recent history, a local oranization has been putting on a "guy" swap meet in a nearby town. People come from far and wide to sell their items just as others come from long distances to purchase items offered for sale. The items as a varied as you can imagine and what shows up one year may not the next. It's a cornicopia of people and things and a whole lot of fun. This year I put out and offer ... anyone who wanted to join me on a walkabout, we would meet up at 9am at the entrance and go through together from there. Three local woodworkers showed up, 2 immediately ventured off on their own and another an myself got to wander the grounds looking at tools and other items to see if there was anything that interested us. As it turned out, 2 of the guys got a couple of great buys on some tools and I just spent the time taking pictures that were used to assemble this brief slide show of the event.
Watch this and other similar videos on YouTube - https://youtu.be/__213B-1NYs
Just like any swap meet, it's a buyer beware scenario. Some years I have purchased a good item or 2, other years I have purchased items that ended up in the electronics recycdling bin of scrap metal, but I don't talk about my lost deals. In the end, I always have a great time and it was even better this year to share the experience with subscribers and friends ... can wait until next year ...


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To anyone checking in -- sorry for the lack of posts the past week or two. I've suddenly had a handful of amazing projects fall into my lap and haven't had much free time to post. Many cool things to be announced soon, so do check back.
I'm currently wrapping up a wedding invitation for a good friend of mine, and I'll be letterpressing the invites with the great Bryce McCloud of Isle of Printing -- one of Nashville's true treasures and a print-lover's pleasure dome. One of my biggest inspirations for the design was the work of the late, great Alexander Girard, specifically the layout of this menu design I've translated for the invite. I just love everything Girard, and thankfully House Industries does to, and has released the finest collection of Girard products imaginable: a typeface, custom 3d letters, a wooden nativity scene, cloth dolls, an animal puzzle, a memory game, and a set of children's blocks. Visit the site above to see more great images of these little works of art. Needless to say, my future child's nursery room is gonna be Girardesque. Here's more from the man.
at 9:55 PM
Labels: alexander girard, french, illustration
2 comments:
- Calvin V said...
I'm really happy to see you do a post on Girard. He's one of my favorite designers. I even shelved out 170 to get one of the wooden dolls that vitra makes.
- Amanda Quinn said...
Sam - great to come upon your blog through Alexander Girard. His work was timeless and an inspiration.
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Lantern Festival in Steelhead Shanghai Bay:
The lantern festival is held on the fifteenth day of the first lunar month. Some of the lanterns may be works of art, painted with birds, animals, flowers, zodiac signs, and scenes from legend and history. People hang glowing lanterns in temples, and carry lanterns to an evening parade under the light of the full moon.
Squirrel Appreciation Day in Steelhead Boomtown:
Squirrel Appreciation Day is an opportunity to enjoy and appreciate your tree climbing, nut gathering neighborhood squirrels. It's held in mid-winter when food sources are scarce for squirrels and other wildlife. Sure, squirrels spent all fall gathering and "squirreling " away food. But, their supplies may not be enough. And, the variety of food is limited. So, give them an extra special treat today to supplement their winter diets.
Year of the Dragon in Steelhead Shanghai:
History of Chinese New Years: Legend has it that in ancient times, Buddha asked all the animals to meet him on Chinese New Year. Twelve came, and Buddha named a year after each one. He announced that the people born in each animal's year would have some of that animal's personality. Those born in dragon years are innovative, brave, and passionate.
|Be there or I'll eat you and stomp on your house.


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Help us to improve GuitareTab.comTake our survey!
Great White – Angel Song tab
This could be right...the lyrics may be right too... If you have any comments or Questions..(noland) firstname.lastname@example.com Great White The Angel Song am Fm C G Fallen angel ripped and bruised think of better days. am FM C G Life is Rude..treats you bad, tears you wings away. am FM C G Raise you eyes, to star and skys,beleive in flyer ways. am FM C D Take your dreams,broken scheams,and sweep the past away. Am G Fm fly lonley angel....high above these streets of fire. am G FM fly lonley angel....far awyay from mad desires.( Leave Behind the mad desires) am FM G Hollywood aint paved with gold...its just a trick of lie. am FM G sunset falls on stars of old..blind you with it light. am FM G spiders web of tangled lives they stertched across the hills. distant says its glistaning like El Darados halls. A dream of lights and frequent lives but how are you to know streets are hard,there meanings scared where olny fool find gold.


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Superman's Girl Friend Lois Lane
DC Comics
Story Script by Leo Dorfman
Story Art by Irv Novick
Number 88
I have watched enough movies to know, without a doubt, that an eye transplant will inevitably end badly.
I have also read enough Lois Lane to know that if something could end with near disastrous result, Lois is there like a $99 dollar wedding gown sale at David's Bridal.
With that said please sit back and enjoy The Girl with the Killers Eyes!


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Jasonhaase needed a new logo design and created a contest on 99designs.
A winner was selected from 86 designs submitted by 19 freelance designers.
Efikio is an online market place for upcyled products.
Our target audienc is both males and females between the ages of 18-34. we focus on individuals that like good quality deisgn but also want to see sustainable practices used to make those products. Check out the the link below for clearification on upcycling. http://en.wikipedia.org/wiki/Upcycling
Find out how a design contest works or learn more about our logo design services.


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CnT-Prime 3D Barrier is a fully defined, animal-component-free medium designed to deliver maximal differentiation and increased barrier function in 3D epidermal keratinocyte models. It was developed using human tissue, but may also be used with other species (e.g. mouse).
It can easily be upgraded for clinical applications. Contact us at email@example.com for further details and pricing.
It is an evolution and refinement of our previous 3D differentiation medium, CnT-02-3DP.
It uses an optimsed basal medium with additional trace elements, protective antioxidants and vitamins.
This medium is specifically designed to create an environment conducive to full differentiation, and the formation of a strong epidermal barrier (more info). It does not contain PCT growth factors, or other proliferative factors that retard differentiation.
CnT-PR-3D medium is used to establish 3D epidermal models using primary human keratinocytes growing in CnT-Prime (CnT-PR) medium. This can be achieved with 12 days of air-lift culture according to our recommended protocol (see protocol link below).
The 3D Barrier medium is also available as part of our 3D Starter kits, that contain all components necessary for the establishment of 3D epidermal models.
Like to try a test sample? Click here for more information.
The medium undergoes a range of QC tests in our lab before being released for sale. Please see the datasheet for details.
Thawing, seeding and passaging protocols are particularly important for optimal cell growth in routine 2D culture. Please visit our Protocols Page for our recommendations.
Please visit our publications database and search by tissue type to obtain a range of articles that have used CELLnTEC primary cells and media in this specific field.
CnT-Prime 3D Barrier Medium
CnT-Prime 3D Barrier is a fully defined medium formulation designed for optimal differentiation of primary human epidermal keratinocytes in 3D airlift cultures. It is completely free of animal or human-derived components. CnT-Prime 3D Barrier contains a full range of amino acids, minerals, vitamins and organic compounds, and modified growth factors to deliver increased barrier function. It also contains additional lipids, which may require warming to room temperature to re-solubilize after thawing (see below). It does not contain phenol-red, or antibiotics / antimycotics.
- Species
- Developed for primary human epidermal keratinocytes. May be used for other species as well, including mouse.
- Tissue type
- Epithelia
- Pack size
- 500 mL bottle, fully supplemented with growth factors. No further additions required.
- Product use
- Developed for the establishment of fully stratified cultures of primary human epidermal keratinocytes with increased barrier function. For a detailed instructions describing the development of the 3D models, please see the differentiation protocols in the resources section of www.cellntec.com.
- Media Type
- 3D-Diff
- Defined
- Yes
- Yes
- Culture condition
- This medium is designed for use in a 5% CO2 atmosphere. For a detailed differentiation protocol, please visit the resources section of www.cellntec.com
- Note
- For routine cell cultivation, CELLnTEC does not recommend the use of antibiotics / antimycotics. This is particularly important during differentiation.
- Storage / Shelf life
- Store frozen below -15oC. For best before date, see label. To prepare medium for use, it is preferable to thaw overnight at 4oC. Alternatively, medium may be thawed at room temperature for approx 5-6 hours. Once thawed, lipids that have not fully re-solubilised in the cold aqueous medium may be visible as a thin milky layer at the bottom of the bottle. To solubilize these lipids, warm medium to room temperature and swirl gently. Do not thaw medium in a hot water bath. Once thawed, medium has a remaining shelf-life of 6-weeks when stored at 4oC in the dark. Certain culture media components are very sensitive to light. Minimize light exposure at all times.
- Quality control
- Media composition is tested via osmolality, pH and the concentration of various ions. Media functionality is tested by differentiating primary human epithelial cells in 3D airlift culture. Free of bacteria, fungi and mycoplasma contamination.
- Shipping condition
- Medium is shipped frozen.
- Intended use
- For research use only. Not for use in therapy or diagnostics.
- Last update
- 2018-04-03