text:
Address: 1014 Budapest, Szent György tér 2.
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CHANGED OPENING HOURS | On Thursday, 5 March 2020, the museum closes at 4.00 pm.
On this day, the exhibition Variations on Realism – From Munkácsy to Mednyánszky is closed.
Ticket desk opening: 10 am – 3.00 pm;
Ticket desk: 10 am – 5 pm, last admission (also with pre-purchased/free tickets): 5 pm
Exhibitions: from 10 am, exhibition halls start to close at 5.30 pm from level 3;
Building: Tuesday – Sunday 10 am – 6 pm, closed on Mondays
Shop: 10 am – 5.45 pm;
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Dome: with a Dome Ticket bought at our cash desk, subject to weather conditions.
The terraces of the dome are closed from November to April.
During wintertime, panorama can be viewed from the inside of the dome.
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István Farkas
73 x 100 cm
Collection of Paintings
13 December 2019 – 1 March 2020
17 October 2019. - 26 January 2020.
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Adapted from an online discussion.
Question: I've been married for five years. My husband can be a big bully, going so far as to throw things around and be really hurtful and insulting. I've been in therapy basically since we got married, and left him shortly after our wedding after a particularly scary fight. We reconciled, he worked on his anger management, and I continued therapy.
We are both marijuana addicts. After a few relapses over the last couple of years, I've been clean for four months. He continues to smoke daily and has many excuses for not giving up. My career is going very well, I've gotten myself out of debt and have a good social network. I am able to support myself.
Four months ago we had another fight in which he threw things and kicked the stuffing out of our garbage can. Over the last four months I have been basically planning our divorce, and talking to him about my feelings. He does not ever want to hear how it affects me - it's a "not this again" sort of response.
So what's stopping me? I believe it's fear, and feeling like a huge hypocrite. I am no better than he is, and not sure yet if I am really self-aware enough not to make several more serious mistakes in my life. I want peace and security, and that has brought me back from the brink of divorce so many times. Not sure what I'm asking here.
Answer: Leaving wouldn't make you "better than he is," any more than staying would declare you his equal or inferior or whatever else. Even as a couple, you have your life, he has his, and it's not an inner-beauty contest.
Your only responsibility here is to make a (deceptively) simple decision about the right path for you, using the best information you have. And that information is, if I'm understanding you:
You're unhappy in your marriage. You've established boundaries, and your husband has crossed them. You have expressed to him your feelings and needs; he has chosen not to honor them. Indeed, he's been openly dismissive. You are in a position to stand on your own, financially and emotionally.
Does that help clarify your thinking?
There's no such thing as mistake-free living, so you can expect to make several more mistakes in your life with your husband or without - which means your doubts about your own progress have no bearing on whether you stay or go.
Comment: I was also in an abusive marriage, to a man who smoked marijuana daily, drank heavily, regularly and explosively lost his temper, and who had little patience for my requests for more respectful treatment.
Divorce is not a picnic, but being on your own terms and away from that sort of environment makes for a far happier, not to mention infinitely more peaceful and secure, life. My life became immensely better after I left my ex, and I wish the same for you.
A: A caveat: Leaving violent people is necessary, but risky. 1-800-799-7233.

subset: commoncrawl


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The Kendall Baby Bedding in pink, green and crisp white offers a beautiful twist on tradition. Three-piece set includes a White Pique bumper with argyle interior, apple green ties and cording, gathered skirt and a 100% cotton, machine washable pink fitted sheet.
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My youngest (15 mths now) had one around 8-9 months old as he had a bad cold and needed proping up to breathe...it kinda staying in the cot. All my others were around one which is or was recommended not to used before first birthday. Once they get moving around a pillow is no different to a bunched up blanket on there head..all my 6 kids have survived so I can't see a problem from 1 yr old upwards.
I totally agree, we did the same thing with our daughter when she was 8 months, bc she needed to be propped due to flu like symptoms.


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There are a few reasons why Christians are Christian. One of the main reasons is to do with Jesus and who he was and what he did. After all if he was who he said he was and performed those miracles, rose from the dead then it would be foolish to deny his claims about being the son of God and that the way to heaven is through him. What's a way to convince them that the gospels cannot be true?
Views: 2426
Can we please not try to deconvert Christians by recommending poorly researched crap like that?
"It would make sense that they'd take on the success of older religions and spin them for the newer generations. "
It makes more sense, however, for a group of devout apocalyptic Jews to build on their Jewish religion. Which is what virtually all scholars agree happened.
These ideas about Christianity being a pagan offshoot have been utterly debunked time and time again. It's barking up the wrong tree.
Exactly why I cringe any time I see the Zeitgeist movie posted on an atheist site. Google is your friend!
It makes more sense, however, for a group of devout apocalyptic Jews to build on theirJewish religion
If you can't take religion on with the ridiculous books and myths they already accept, don't discredit atheism by resorting to poorly-established sources of information. Even if you succeed that means more people believing in stuff without proper evidence....
Their own book should be all that you need. Start with genesis, and ask them to visualize & describe it according to the book (even if they think it is a metaphor, then ask what kind of metaphor that would be).
I don't have much experience debating Christians, but MUSLIMS sorta use those historical similarities (such as the flood myth in Sumerian religion) for their own and say that God was telling the same story (Islam) all over the history but some of it (say all the essential parts of the belief except some crazy stories) was lost.
When I first watched zeitgesit, I was like "Is this against Christianity or for it? Why would people from VERY different cultures believe in the same messiah figure?"
If you really want to go against religion by its roots don't forget that History is a science that works on evidence with regards to time, location and principles of casuality. The Egyptian origins of the Judaistic religion would be a much better bet, with more reliable information.
Also early mesopotamian cultures and beliefs have some good stuff.
Funny you would say that, reading the bible is what broke my agnosticism and converted me to atheist. I don't argue with them I always say this, "I'm an Atheist because I read the bible and you're a pushy christian because you haven't. Go read your bible from cover to cover then come back and talk to me." The four people that did read it never wanted to argue it again. All of them stopped being pushy about it. One became and Atheist.
Reading their very own bible cracks the foundation of their belief system. How funny is that?
Hi Dan,
Actually there's a lot of confusion about the terms atheism and agnosticism, because just as with the word "theory", the way they are used by the general public and by professionals tend to differ quite a bit.
The term atheist as used by philosophers is usually as a dichotomy with the word theist; i.e. theists have a positive belief that there is a God, which means atheists are all the people who -for whatever reason- do not have a positive belief in God. This is also the term adopted by the New Atheist movement, for which we were criticised by many because they thought we were "expanding the meaning of atheism". In reality however, we were simply taking the philosophical definitions that had existed for quite some time, out to the general public.
By this simple dichotomy, you, as well as many thousands of others who use the label "agnostics" are actually atheists.
Agnosticism is something else entirely, and refers to the position that the answer to a given question (in this case whether there is a God) is unanswerable, and knowledge about it is fundamentally unapprehendable.
So agnosticism is a very technical position that states not simply that there is no good evidence to believe or disbelieve in God, but that evidence either way cannot be found.
So you'd be a non-agnostic atheist under the most widely held philosophical distinctions. So am I, and pretty much everyone on this site.
We can quibble about definitions and labels, but ultimately we all believe roughly the same.
a"hh ... well no. Call yourself what you will, but any dictionary definition I can find is very similar to what I wrote above."
Dictionairy definitions are actually useless in this context. Dictionairies record the common usages of a term, which is why definitions for the word "theory" are also similarly confusing.
The point is, we're talking about a philosophical term here, and so it makes sense to talk about how philosophers use this term. And I'm sorry to say that all professors of theology (from Nagel to Plantinga) use "atheism" in the context that I've detailed.
Still though, arguing about what a word "has" meant is not as useful as talking about how a term is most usefully defined. And here we notice a problem with your set of definitions, because it leaves a huge gap. On the assumption that a theist believes in a God and an atheists believes that there is no God, what about all the people in between? They can't be classified using either.
So perhaps they are agnostics then (butchering the usage of another philosophical term while we're at it)? Alas, this is nigh useless because then the word agnostics is a grab-bag of all people who don't wish to make a definitive statement either way: including (i) those who believe it is fundamentally unknowable (ii) those who claim no knowledge about God but who believe in him anyway (agnostic theists like Kierkegaard) (iii) those who claim no knowledge about God but disbelieve in him anyway (iv) those who find it likely that God doesn't exist etcetera etcetera...
This is why this set of definitions isn't used in an academic context: it can't actually do the job of accurately labelling people.
The definitions used by philosophers instead are the ones I am using: the terms atheist-theist specify what you believe; you are a theist/deist if you have a positive belief in a God, you are an atheist otherwise (which effectively divides the groups, rather than your definition). Then other terms such an agnostic specify the reason why one holds the belief or why one does not hold the belief.
It's simple, it's accurate, it's exhaustive. It's the best way of classification.
In any case atheism is a very specific in that it states god cannot exist. (isn't using 'bold' such good fun?).
I know of no atheist philosophers who use the term in that way. I also know of no New Atheists (or other self-proclaimed atheists) who use the term in that way.
You're right, to claim God cannot exist is stupid. That's why nobody actually adopts that position, so by your set of definitions, pretty much nobody would actually be an atheist.
Starting to see the problem yet?
The word 'disbelieve' means tro believe the opposite. I don't like words like 'believe'.
Words like believe and disbelieve are the only reasonable ways of dividing people. Do we classify people on the subject of evolution based on whether or not they think evolution "cannot" have occurred? No, we classify based on whether they believe that it has or that it hasn't.
Ditto for God.
Wow, we need a new hobby or something...
Not at all, words convey meanings and so it's important to understand the context in which they are used. The fact is, the vast majority of people who call themselves atheists use the words in a radically different way than you are (in fact by their vocabulary, you are an atheist as well).
Now you can either dig in and proclaim that your vocabulary is the correct one, or you can try to understand why we chose to use words in this way.
Kind regards,
Matt, Did you know that a common rats testicles make up 10% of it's mass. They evolved what's called "sperm competition" mating system. The theory is that they forgo direct confrontation in matting by flooding the eggs with an inordinate quantity of their own sperm in hopes to overwhelm the competition.
Does that sound familiar to you in any way? heh heh
Dude, I like what you have to say but really, isn't the idea of common usage to make it easier to convey information? Getting hung up on something this simple is arguing for the sake of arguing.
If a tree falls in the forest, does it make a sound?
A doctor who specializes in skin diseases will dream that he has fallen asleep in front of the television. Later, he will wake up in front of the television, but not remember his dream.
Would you agree?
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The New York Water Environment Association, Inc. (NYWEA) was founded in 1929, by professionals in the field of water quality as a non-profit, educational organization. Association members helped lead the way toward existing state and national clean water programs. Today the Association has over 2,500 members representing diverse backgrounds and specialties, but all are concerned and involved with protecting and enhancing our precious water resources.
The Metropolitan Chapter is a section of NYWEA which includes members from the Metropolitan area of New York.
Members include civil, design and environmental engineers; biologists, chemists, local and state government officials, treatment plant managers and operators, laboratory technicians, students, professors, lawyers, environmental scientists, equipment manufacturers and distributors.
The objectives of the Chapter shall be identical with those stated in the bylaws of the Association. Specifically, unless modified these objectives are;
The advancement of fundamental and practical, political, social, technical, legal and fiscal knowledge concerning the development and administration of effective water quality management programs.
The advancement of fundamental and practical knowledge concerning the nature, collection, treatment, reclamation, minimization and disposal of domestic and industrial wastewaters from point and non-point sources.
The advancement of knowledge concerning planning, design, construction, operation and management of facilities for the collection, treatment and disposal of domestic and industrial wastewaters and residuals.
The advancement of knowledge of the adverse impacts of non-point sources of pollution on water quality and methods to mitigate such adverse impacts.
The advancement of knowledge concerning the source, fate and effect of pollutants in streams, rivers, lakes, estuaries, oceans and in the groundwaters through research, exchange of information and educational activities.
The encouragement and support of research activities leading to the development of new knowledge and improved processes for improved water quality management.
The encouragement of a friendly exchange of information and experience among its members, and other interested parties, by state and local meetings of its members, affiliation with the Federation, and participation in the activities of the Federation and the Association at the national, state and local levels.
Improvement in the professional qualifications and status of members engaged in the development and administration of water quality management programs at the national, state, and local level, and members engaged in the design, management and operation of water quality management systems.
The advancement of public knowledge and understanding of water quality management through appropriate public information and education activities.
The support and encouragement of students in the study of water quality and related environmental issues. This may be done through the establishment of student chapters at colleges and universities, student awards, a scholarship program; and in addition, the promotion of educational programs at primary and secondary schools.
The specific purpose of the Chapter shall be to bring together in closer association those identified with or those actively interested in water quality management programs including related environmental management programs in the Metropolitan area of New York and to provide them more frequent contacts than are afforded by meetings of the Association.


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Flights to Seoul from Ulan Bator
Find cheap flights
Flights to Seoul from Ulan BatorFlights Ulan Bator - Seoul fly from Ulan Bator to Seoul at the best prices in the market. Flights from Ulan Bator (Ulan Bator, Ulan Bator-New Ulaanbaatar International) to Seoul (Seoul-Incheon, Seoul-Gimpo) with Destinia. To search for availability and reserve your flight Ulan Bator - Seoul look at the box above and select the departure and return date as desired. You can also buy several airplane tickets Ulan Bator (Ulan Bator, Ulan Bator-New Ulaanbaatar International airport) - Seoul (Seoul-Incheon, Seoul-Gimpo airport) at the same time, by selecting the adults, children and babies travelling. You can filter the type of flight if you only want direct flights to Ulan Bator - Seoul, multiple destinations or flight stopovers.
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Flights to Seoul (South Korea) most sought after by users, in the following chart we show the flights from some important cities to Seoul (South Korea) .
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text:
Items where Author / Artist / Editor is "Pottier, N."
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Tunstall, Sylvia M., Huberts, G., Penning-Rowsell, Edmund C. and Pottier, N. (2005) Land use and flood protection: contrasting approaches and outcomes in France and in England and Wales. Applied Geography, 25 (1) . pp. 1-27. ISSN 0143-6228 (doi:10.1016/j.apgeog.2004.11.003)


text:
Welcome to IRONWOOD
Celebrating 20 Years of
Golf at its Finest.
Life at its Fullest.
At Ironwood Golf & Country Club, you belong. And while championship golf is at the core of our community, it's not what truly defines us. What truly defines us is the people. People whose lives intertwine on a daily basis to generate a social atmosphere like no other, in a place like no other. From days filled with swimming and tennis with friends, to nights filled with dining and family-centered entertainment, there's truly something for everyone.
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Gallahue is the author of 'Understanding Motor Development: Infants, Children, Adolescents, Adults' with ISBN 9780073376509 and ISBN 0073376507.[read more]
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Besides roaming our trails, grabbing a bite to eat, embarking on a guided tour, taking a spin on the carousel, feeding the lorikeets, and petting the goats - we have a variety of keeper talks and animal feedings scheduled weekly.
Here you will find our daily schedule of activities. Scheduled events and activities are subject to change, so please be sure to check the schedules prior to your visit.
08/28/2019, 9:30 AM to 9:50 AM
Weekly on Wednesday
Location:Unseen New World map
Alligator snapping turtles are among the largest of the freshwater turtles. They can be distinguished from other snapping turtles by three large ridges along the back of their shell, as well as their large head and powerful jaws. Alligator snapping turtles will spend most of their day in the water and usually only nesting females will be seen on land. They can stay underwater for up to 50 minutes at a time and remain so still in the water that algae will often grow on their shells. Alligator snapping turtles have a small pink worm-like lure in their mouth. This lure attracts fish right into the mouth of the turtle where they get eaten by the turtle with a quick snap of their powerful jaws.
You can see our alligator snapping turtle in the Unseen New World.
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Location: National Peanut Research LaboratoryTitle: Determination of moisture content using NIR reflectance spectroscopy with single calibration for both valencia and virginia in-shell peanuts
|Kandala, Chari
Submitted to: Proceedings of the American Society of Agricultural and Biological Engineers International (ASABE)
Publication Type: Abstract Only
Publication Acceptance Date: 6/30/2011
Publication Date: N/A
Citation: N/A
Interpretive Summary: . NIR spectroscopy is well-suited for measurement of MC in grains and nuts, since water O-H group overtone and combination bands are pronounced in this region of the spectrum. Water is a strong absorber in the NIR region, and samples with high water content are strongly dominated by the signature from water. NIR is readily adaptable and the low intensities of NIR absorptions permit the direct measurement of water, over wide concentration ranges, in solid samples. The objectives of this research are to investigate the possibility of predicting moisture contents of in-shell peanuts of both Valencia and Virginia types using the calibration models developed with samples from only one of these two varieties. This is done by: 1. Developing calibration models to predict the moisture content from the reflectance spectra, obtained on in-shell peanut samples of the Virginia type, using NIR reflectance spectroscopy. 2. Predicting the moisture content of both Virginia and Valencia type in-shell peanuts from the developed calibration models of Virginia type, and compare the predicted values with the reference values obtained by the standard air-oven methods. Using NIR reflectance spectroscopy the moisture content of both Virginia and Valencia type in-shell peanuts was determined with a single calibration done on Virginia peanut samples. There are no commercial instruments that would measure the moisture content of peanuts while they are in their shells and the NIR reflectance method would be a good start for developing a commercial instrument. Further, the possibility of predicting moisture content of two types of peanuts with calibration on a single type would be an added advantage for a commercial meter. This method is rapid and nondestructive and could be useful not only in the drying and shelling operations but also in the processing of peanut products.
Technical Abstract: Near infrared (NIR) spectroscopy was used earlier to measure the moisture content (MC) of in-shell peanuts of Virginia and Valencia type. NIR spectral data was collected on calibration sample sets from Virginia type in the moisture range of 6% to 22%, from 400 nm to 2500 nm. Calibration models were developed using the raw data and the derivative data, and an appropriate model, based on certain fitness parameters such as Standard error of calibration and prediction was selected for prediction of MC in validation sets of the Virginia type. Similarly, MC in Valencia type in-shell peanuts were predicted from calibration models developed from Valencia type in-shell peanuts. In this work, calibration models developed using Virginia type in-shell peanuts were used to predict MC in both Virginia and Valencia type validation sets. Ability to predict MC in different types of in-shell peanuts with a calibration model obtained with any single peanut type would save time and labor, otherwise needed in doing multiple calibrations, and could be useful in developing a commercial instrument.


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William of Ockham
Born: about 1288 in Ockham (near Ripley, Surrey), England
Died: 9 April 1348 in Munich, Bavaria (now Germany)
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William of Ockham's name is sometimes written William Occam. He is also known as the "More than Subtle Doctor" or the "Venerable Inceptor". Nothing is known of his parents or his early life before he entered the Franciscan order at the age of fourteen. His education was in a Franciscan convent and it was almost certainly the London convent since it acted as the educational centre for the area in which he lived. We do know that he was ordained a subdeacon by the archbishop of Canterbury in Southwark, London, in 1306 which certainly supports him being trained in London. After this some students were sent to Paris for further training, the rest taught at a convent. There is no direct evidence to support which of these alternatives Ockham followed but it must have one of them. He was then sent to Oxford to study for a theological degree.
At Oxford Ockham lectured on the Book of Sentences of Peter Lombard. Peter was a 12th century Italian theologian who had written the work to state clearly the position found in the Scriptures and that of the Church fathers on Christian doctrine. Peter Lombard, a conservative theologian, wrote the text as a reaction against some who at the time were applying Aristotle's logic to theology. It was required that every student working for a higher degree in theology would lecture and comment on the Book of Sentences which is what Ockham did at Oxford in 1317-1319. The text was used as a framework for students to develop their own original positions and to debate with their teachers and fellow students. In June 1318 Ockham was granted a licence to hear confessions and by 1320 he completed study for his bachelor's degree.
Ockham lectured on logic and natural philosophy in a Franciscan school from 1321 to 1324 while he waited to return to university to study for his doctorate. During these years he wrote many deep works on philosophy and logic. Corcoran writes:-
William of Ockham was certainly among the most imaginative, competent, and prolific of Medieval logicians. The scope of the apparently original concepts, problems, and results found in his works is impressive, if not astounding.In particular Ockham wrote the monumental three-part Summa logicae during these four years which Corcoran says:-
... is probably the most comprehensive original logical treatise written in the period between Aristotle's "Organon" and Bolzano's "Wissenschaftslehre" (1837).Ockham's opinions aroused strong opposition and he was summoned by the Franciscan provincial chapter [3]:-
... to explain his views on thirteen propositions derived from his teaching on the Aristotelian categories, especially the category of 'relation'.Indeed Ockham explained his views and no action was taken against him but clearly he had been singled out as unsuitable to teach, and the matter was not allowed to rest. He was summoned to Avignon in 1324 to have his lectures and writings examined for heretical or mistaken teaching. Ockham went to France, crossing the Channel in the summer of 1324, and continued to Provence where he now resided at the Avignon convent. Rather surprisingly, the person who was to read Ockham's commentary on the Book of Sentences of Peter Lombard was John Lutterell who had been chancellor of Oxford University when Ockham studied there. Perhaps Lutterell was the reason that Ockham was now being tested for he may have decided that Ockham's views were dangerous when he was a student at Oxford. Anyway Lutterell went through Ockham's work and made a list of 56 statement which he deemed to be erroneous or heretical. With the list being now the basis for the charge against Ockham, a commission was set up the try him.
First the commission decided that Ockham's teaching on physics, namely on time, motion and place, should be removed from the list of charges unless it was part of a theological statement. By 1326 there was a list of 51 charges against Ockham which was later reduced to 49. One of the difficulties the commission had in attacking Ockham was that he was in fact a fairly conservative theological and his religious statements mostly had adherents among the leading Franciscans. As a result, he was not formally condemned for his teaching.
While Ockham had been in the Avignon convent waiting for the commission to come to its conclusions he had not been idle. He had been studying the pronouncements made by popes regarding collective poverty, in particular the poverty of Christ and the apostles. As a result of his researches he decided that the current pope, John XXII, had made pronouncements of the issue which contradicted those of previous popes. The logic was clear to Ockham; Pope John XXII was no true pope and he denounced him with written charges. Ockham had convinced other leading Franciscans of the logic of his arguments, and together they fled to Pisa on 26 May 1328. They had chosen well in seeking the protection of Emperor Ludwig of Bavaria for Ludwig was no friend of the Pope and had been excommunicated! Ockham and his Franciscan friends from the Avignon convent were also excommunicated by Pope John XXII who issued a warrant for their arrest and return to Avignon. The Pope, however, was unsuccessful and never achieved his aims. When the court of Emperor Ludwig of Bavaria returned from Italy to Munich, Ockham also went to Munich and he lived out the rest of his life in the Franciscan convent there. He continued to attack papal power, always employing logical reasoning in his arguments. He wrote many treatises while in Munich on the relations between church and state. One might argue that it was a pity that he became distracted from his work on philosophy and logic during these latter years.
In terms of philosophy Ockham was strongly committed to the ideas of Aristotle. One of the main problems he contributed to was the problem of universals: is there anything in reality which corresponds to our general words and concepts, and if so, what is it like? Here there are strong connections to mathematics, for mathematical notions are not absolute terms for Ockham. He states mathematical terms in conditional form so that it was not necessary for him to suppose the real existence of such mathematical entities as points and lines in order to make useful use of them. Ockham takes a nominalist approach (indeed he is often called the father of nominalism) believing that points, lines, etc. are mere abstractions and do not really exist.
In his studies of mathematical logic Ockham made important contributions to it which are significant today. He considered a three valued logic where propositions can take one of three truth values. This became important for mathematics in the 20th century but it is remarkable that it was first studied by Ockham 600 years earlier. He also came very close to stating De Morgan's laws. In the Summa logicae Ockham defines a conjunctive proposition as a composite of two or more categorical propositions joined by 'and'. Similarly he defines a disjunctive proposition as a composite of two or more categorical propositions joined by 'or'. A conjunctive is true if and only if every conjunct is true and a disjunctive is true if and only if some disjunct is true. Ockham notes that a conjunctive implies, but is not necessarily implied by, each conjunct separately. He explicitly adds that if one conjunct implies the others it implies the whole conjunctive. Similarly, he notes that a disjunctive is implied by, but does not necessarily imply, each disjunct and that a disjunctive together with a negation of one of its disjuncts implies the disjunctive of the rest. He also notes that the contradictory of the conjunctive is the disjunctive of the contradictories of the conjuncts. He also states a similar statement for the contradictory of the disjunctive, with the obvious changes.
Finally let us mention Ockham's razor. This is one of Ockham's principles for which his name is widely known today. It is quite difficult to get the meaning of 'Ockham's razor' to coincide precisely with the way that he thought of the principle, but let us say that it states that one should always take a bias towards simplicity when constructing a theory. Where it is easy to get the wrong meaning is that Ockham was not saying that nature always follows the simplest course. Rather he was suggesting that one should not construct unnecessary and over-elaborate explanations.
Courtenay sums up Ockham's influence on present day ideas as follows [3]:-
... with the revival of interest in late medieval thought that took place in the second half of the twentieth century, Ockham has re-emerged as one of the major figures of scholastic thought, generally ranked on the level of Thomas Aquinas and John Duns Scotus. And from the standpoint of the philosophy of the 1980s and 1990s, Ockham's interest in terminist logic, linguistic theory, and semiotics has placed him in the forefront of those medieval thinkers used as sources in contemporary philosophical discussion.
Article by: J J O'Connor and E F Robertson
List of References (32 books/articles)
Some Quotations (2)
A Poster of William of Ockham
See this mathematician on a timeline
Mathematicians born in the same country
Additional Material in MacTutor
- Multiple entries in The Mathematical Gazetteer of the British Isles
Other Web sites
- Dictionary of Scientific Biography
- Dictionary of National Biography
- Encyclopaedia Britannica
- Dave Beckett
- The Catholic Encyclopedia
- Internet Encyclopedia of Philosophy
- Stanford Encyclopedia of Philosophy
- MathSciNet Author profile


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Honey Wheat Bread with Raisins
Gayle Lewis of Yucaipa, California promises, "This bread is worth the effort. I usually send a loaf home with guests."
- 1/3 cup canola oil
- 1/4 cup honey
- 1/4 cup raisins
- 1/4 cup plus 1 tablespoon brown sugar, divided
- 1/2 cup boiling water
- 2-1/2 cups whole wheat flour
- 2 to 2-1/2 cups all-purpose flour
- 1 to 1-1/2 cups rye flour
- 1/2 cup nonfat dry milk powder
- 2 packages (1/4 ounce each) active dry yeast
- 2-1/2 teaspoons salt
- 1-3/4 cups warm water (120° to 130°)
- 2 tablespoons cornmeal
- 1 tablespoon butter, melted
- 1. In a blender, combine the oil, honey, raisins, 1/4 cup brown sugar and boiling water; cover and process until smooth. Cool to 120°-130°. In a large bowl, combine the whole wheat flour, 2 cups all-purpose flour, 1 cup rye flour, milk powder, yeast, salt and remaining brown sugar. Add raisin mixture and warm water; beat until smooth. Stir in enough remaining all-purpose and rye flour to form a soft dough.
- 2. Turn onto a surface floured with all-purpose flour; knead until smooth and elastic, about 6-8 minutes. Place in a greased bowl, turning once to grease top. Cover and let rise in a warm place until doubled, about 1 hour.
- 3. Punch dough down. Turn onto a lightly floured surface; divide into fourths. Shape into four round loaves. Sprinkle greased baking sheets with cornmeal; place loaves on prepared pans. Let rise until doubled, about 30-45 minutes.
- 4. Bake at 350° for 25-35 minutes or until bread sounds hollow when tapped. Remove from pans to wire racks. Brush with butter; cool.
Nutrition Facts
1 slice: 66 calories, 2g fat (0 saturated fat), 1mg cholesterol, 107mg sodium, 12g carbohydrate (3g sugars, 1g fiber), 2g protein. Diabetic Exchanges: 1 starch.
Jan 24, 2011
Thank goodness for the internet! I recycled the Taste of Home that had this recipe. I am so glad to find it here! It is a wonderful bread the whole family loved, even our box turtle liked it!
© 2020 RDA Enthusiast Brands, LLC


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This year's SMA Managers of the Year are a diverse lot, with portfolios focused on different sectors and cap sizes and built by investment management teams scattered across the country.
However, they're very similar in their consistency, especially in their outperformance over many years and through various business and market cycles. They hew to their own sustainable and repeatable investment processes. They're also clearly members of a team.
While the lead managers of these strategies are undeniably brilliant, those managers are also cognizant that they don't stand alone, and shouldn't, in forming and monitoring portfolios for the ongoing benefit of advisors' end clients.
For the 10th straight year, Investment Advisor has partnered with Envestnet | PMC to research, identify and honor those managers in the separately managed account space who we deem to be outstanding and worthy of advisors' consideration.
What are we looking for? Performance above their peers over time, significant assets devoted to the strategy, well-tenured management, great customer service, tax efficiency and wide availability to advisors (the complete process and criteria can be found at ThinkAdvisor.com).
Tim Clift, chief investment strategist at Envestnet | PMC and a member of the judging committee, said that when considering finalists for these awards, "it generally boils down to trying to evaluate an alpha thesis: What differentiates them from other managers in the universe? What's unique and sustainable? What's their edge over other managers? What can they replicate going forward?" And finally, "Where are the returns coming from?"
Gib Watson, vice chairman of Envestnet and a member of the committee for all 10 years, put it this way: "It's much more than historical performance reviews, and more than just holdings-based analytics on the managers."
According to Watson, the overall SMA marketplace continues to grow. He cited Cerulli research that found as of the end of Q1 2014, "the SMA market went past $900 billion in AUM, in both traditional SMAs and model-based SMAs." While SMAs were traditionally more of a "wirehouse type of product line, now we're seeing a lot of growth in the independent BD space, among RIAs, regional broker-dealers, and bank and trust channels," he said. Why? "Much of it has to do with an SMA's features: The individual investor owns the cost basis of the securities in the portfolio, so advisors can engineer better tax-efficient strategies, more restrictions and can build globally diversified SMA accounts," Watson said.
Clift argued that renewed demand for SMAs "has come from higher tax rates" but also SMAs' customization, since specific equities (or bonds) can be excluded at the owner's request. "We'll see more asset managers come up with more specialized strategies to meet the needs of the markets," Watson said of the future of SMAs, while Clift pointed out that values-based investing is "becoming more and more important; the main way to do that is through an SMA—you can say 'I don't want any tobacco or firearms'" in your account.
That's why next year we'll be adding another category to the SMA Managers of the Year—an "impact" award honoring a particular portfolio that considers environmental, social, corporate governance or faith-based criteria in its investment process, reflecting Envestnet's partnership with Veris Wealth Partners in building an Impact Investing Solutions program.
But this year, we honor those outstanding managers in our traditional categories in the pages that follow, highlighted by the intermediate fixed income strategy offered by Oklahoma City-based Tom Johnson Investment Management, this year's overall SMA Manager of the Year.
Watson said the intermediate fixed income strategy team at TJIM, led by Richard Parry, CIO, and portfolio manager Doug Haws, "was really impressive in that they were able to preserve capital and generate positive returns" in an otherwise dreary 2013 for fixed income. Clift pointed out that the team at TJIM, which is 100% employee-owned, "proved their worth" last year, with a portfolio featuring "a conservative investment process, very liquid" with a "flexible mandate, being able to adjust to market conditions."
Read on to learn more about this year's SMA Managers of the Year. You can find extended profiles and video interviews on ThinkAdvisor.com.
U.S. Equity Large-Cap
Dana Investment Advisors' Large-Cap Equity Strategy
The first of two SMA Managers of the Year in this category is Dana Investment Advisors for its Large-Cap Equity portfolio. Duane Roberts, who has managed the strategy since its inception in 1999, said Dana's process "is designed to give us some consistency to outperform in most market environments," and outperform it has, only underperforming the S&P 500 in two calendar years.
The story behind those two years tells you why the strategy is so successful. "Our process is designed to be consistent, but there's a weakness to any investment process," Roberts said. "Because of our belief in equal-weighting holdings, which help us avoid volatility risk when performance is heavily concentrated in mega-cap companies" or when the index is being led by lower-quality companies, the Dana portfolio will underperform in comparison. Year in point, 2009, when "you had a lot of low-quality 'rebound' companies that were on the verge of bankruptcy before the recovery started in March, and then you saw 200% to 300% returns," said Roberts.
Another time when the strategy will underperform for good reasons? "When you have speculative growth companies leading the markets," which Roberts said "might not be low-quality per se but at valuation levels we don't like."
So what is the process? "First and foremost, we approach the stock selection process from a value perspective; there's a consistent value tilt to our portfolio," said Roberts. While the Dana team's securities selection process "is consistent with a value manager's approach, growth is an important part of valuation. So we emphasize the growth piece—we want to make sure people don't miss that when they talk about us." On the value side, however, "you'll never see us compete with deep discount managers; we have a relative value approach, without sacrificing growth."
Dana also has learned the lessons of behavioral finance. "On the quant side," Roberts said, value might be "expectational," but when focusing on valuation, you should remember that "some stocks are cheap for a reason." And growth? "There are many behavioral characteristics tied to high-momentum, high-growth stocks," which he said Dana tries to avoid. "We sometimes view momentum as indicating why the market is excited" about a given stock, but that "doesn't make it a long-term" prospect.
Roberts said, "We want to be long-term investors. If you find companies valued correctly you can hold them for a long time, but markets are dynamic and companies are dynamic. We'd love to buy and hold companies forever, but we're not afraid to sell, even if we like them. We want to be in long-term relationships, but we're not married to the stocks" in the large-cap portfolio. —James J. Green
U.S. Equity Large-Cap
Robeco Investment Management Boston Partners' Large-Cap Value Strategy
In assessing our second SMA honoree in the large-cap space, Envestnet | PMC's analysts highlighted the minimal turnover on Boston Partners' research team of 23 experienced analysts and the portfolio's clearly articulated alpha thesis and consistent alpha generation. There's another, more illustrative way of thinking of Robeco Boston Partners' Large-Cap Value portfolio: Think of a Venn diagram with three circles representing valuation, business momentum and business fundamentals.
"Where they intersect," said David Pyle, "that's what we buy." Pyle, who has been co-portfolio manager on the strategy since 2000 (lead manager Mark Donovan started the portfolio in 1995), said that the approach is based on the work of John Fullerton of The Boston Company in 1987, which he said was "controversial back then because value managers didn't look at" business momentum and fundamentals.
That approach is followed religiously not just on the Large-Cap Value strategy, but throughout Boston Partners, where Todd Knightly is director of research. The managers ask on valuation, "How much are we paying?" On business fundamentals they ask, "What are we buying?" On business momentum, they ask, "Is the business getting better, staying the same or getting worse?" Pyle said that "what we don't try to do is predict the future," whether it's corporate earnings, the economy or the actions of politicians. "We simply look at any company and ask those three questions. Does it have those characteristics?"
What about the strategy's approach to risk? First, he said, focus on "winning by not losing. Keep pace in rising markets, outperform in falling markets and diversify your exposure." Beyond that, Pyle said it's important to separate risk into "two major buckets": statistical risk and the "risk of losing money."
On the first measure, Pyle said that as a large-cap manager he must be aware of issues like tracking errors, but an overemphasis on statistical risk "can lead you astray." For instance, he said, "I've never seen an optimizer that doesn't tell us to sell our overweight [positions] or buy underweight." However, "we don't let the tools make portfolio decisions"; but rather "reference where our statistical risk lies."
And the risk of losing money? "I've never met a client who has to pay their bills with relative money. The laws of compounding mathematically dictate that protecting capital is the only risk that matters."
The portfolio's best performance has come when the markets are stable or weak, Pyle reported. "So from 2007 to March 2009 we outperformed, but from March 2009 we just kept up with the market, which was fine: By losing less, you're winning." —James J. Green
Small, Mid- and SMID-Cap Equity
Glenmede Investment Management's Small-Cap Equity Strategy
On a recent trip to Chicago, during which he had to contend with major flight delays, Chris Colarik, portfolio manager for Philadelphia-based Glenmede Investment Management's Small-Cap Equity strategy, was dismayed to find that because he hadn't flown in such a long time, he could no longer avail himself of the privileges U.S. Airways offers its frequent fliers.
That caused some momentary discomfort, but in the grander scheme of things, Colarik didn't mind at all.
"The successful performance of our product means that we haven't had to go out on the road to market it," he said. "We sowed all the seeds, and now all we really need to do is follow up."
Colarik—who has been with Glenmede since 2001—co-manages the Glenmede Small-Cap Equity strategy with lead manager Bob Mancuso, who's headed the team since 1993. The duo manages a total of $1.8 billion in the strategy, of which $500 million is split between SMA and UMA accounts. Both men are invested in the strategy that they manage.
Colarik credits the success of Glenmede's $1.8 billion Small-Cap Equity product to consistency, discipline and "never wavering from our core strategy."
Getting the best out of the small-cap equity space means thinking long term, Colarik said, and that means tuning out the daily, weekly and even quarterly noise, and assessing companies in an in-depth manner over the course of a complete market cycle.
As a firm, Glenmede, named SMA Manager of the Year in the small-, SMID- and mid-cap category, believes in diversifying across sectors, industries and individual securities, and combining that with an emphasis on quality. The firm sorts its universe of 3,500 stocks into eight economic sectors and ranks them according to their valuation; growth and profitability; earnings and company-specific catalysts; and market confirmation of price momentum. Those stocks that rank in the top 20% of each sector and that are either in the Russell 2000 or have less than $2.75 billion in market capitalization then form Glenmede's "buy list" of about 400 stocks.
"Whatever name we want, we'll pick from this opportunity set," Colarik said.
The second component of the process entails combing through news articles, research reports, thought pieces and the like to get a sense of the big themes at play in the U.S. economy and how they translate into the small-cap space.
The crux of the Glenmede approach lies in matching investment themes and ideas with names on the buy list and only on the buy list. For Colarik, though, the most important factor in Glenmede's success is that it sticks to what it's supposed to do.
"We are small-cap managers, and we make sure we stay in that box so we don't become mid-cap managers," Colarik said. —Savita Iyer-Ahrestani
Small-, Mid- and SMID-Cap
Reinhart Partners' Mid-Cap Private Market Value Equity Strategy
Mequon, Wisc.-based Reinhart Partners is a 100% employee-owned firm in which a small team, selected with great care through the years, works closely together to leverage the best of their experience, expertise and skills in order to deliver their clients top-class returns, particularly in volatile markets.
In today's more stable market environment, "our numbers may not look that special," said Brent Jesko, lead portfolio manager of Reinhart's Mid-Cap Private Market Value Equity strategy, which has $950 million in the portfolio. However, "investors have continued to choose us because we have been able to navigate the bear markets, and we do very well in volatile environments."
That was clearly the case back in 2008.
When all major indexes were down by 30% or 40%, Reinhart's portfolio was down by just 26%. And in the last seven years, the Mid-Cap Value Equity strategy has posted annualized total returns of 9.92%, compared to 6.85% for the Russell Mid-Cap Value Index.
With Matthew Martinek, Jesko manages the Mid-Cap Private Market Value strategy, SMA Manager of the Year winner in the small-, mid- and SMID-cap U.S. equity category. He credits Reinhart's success in the mid-cap space to its core investment strategy: assessing the intrinsic value of a company by determining how much an acquirer would be willing to pay for it in a private buyout.
Figuring out private market value (PMV), as Jesko terms the approach, anchors a disciplined investment process that gets to the heart of a company's value. The "beauty of it," he said, "is that we can customize to any industry, so we're very well-diversified across the mid-cap space."
Currently, the Mid-Cap Value Equity strategy holds about 40 or 50 names, Jesko said, that represent "the best ideas" in different industry sectors ranging from consumer discretionary and consumer staples to energy, telecom, health care and financials. The portfolio limits individual position sizes to no more than 4%, and sector weights are held within 10% of the benchmark.
Because Reinhart focuses on companies' business models and competitive advantages in the long term, and does its own research and modeling, the firm can tune out much of the noise coming from Wall Street, Jesko said, and avoids falling prey to short-term ups and downs.
For Jesko and the rest of the Reinhart team, private market value is a great tool with which to not only measure the volatility in the public market but also take advantage of that and leverage it to their benefit. —Savita Iyer-Ahrestani
International or Global Equity
Cambiar Investors' International ADR Strategy
When it comes to the global financial markets, Jennifer Dunne, portfolio manager and senior investment analyst for Denver-based Cambiar Investors' International ADR strategy, believes that the only true constant is change. That's why the name "Cambiar," which in Spanish means "to change," is a perfect fit for a firm that since the 1970s has been investing successfully in the international markets and continues to deliver consistent and superior returns to its clients over different market cycles. It does so by strictly adhering to a single investment discipline that's centered on looking worldwide for high-quality companies that offer relative value.
"We're looking for compressed valuations—for companies that are trading in the lower quartile of their long-term historical range—but we're also looking for high-quality companies," Dunne said.
That means Cambiar seeks out companies with strong management teams, low debt levels and strong balance sheets; that are well-capitalized, with strong business models that can consistently get them through different market cycles.
Cambiar divides the globe up among the members of its investment team by sector rather than geography. "This approach lets us do a deep dive and makes us truly aware of companies' competitive advantages regardless of their geographic domicile or capitalization," Dunne said.
This approach also best utilizes the experience and skills of each member on the team, including President and CIO Brian Barish, and leverages Cambiar's collective intellectual property to its fullest. It's also the most effective way, Dunne said, to find companies across the globe that fit that high-quality/relative-value equation and to get a sense of their potential in the long term.
The firm is benchmark-agnostic and because it runs such concentrated portfolios, has a 50% upside target for its holdings. Individual positions are weighted at 2%; they're sold when a stock reaches its price target, although an analyst can introduce a new holding at a 3% weighting.
However, when it comes to the downside, Cambiar holds its staff to extremely strict standards.
Any portfolio holding that falls below Cambiar's 20% downside target will be the subject of an intense, detailed discussion on whether or not it should remain in the portfolio. During that discussion, if an analyst can make a strong enough case to keep the holding despite its poor performance, the firm may well keep it.
But "you only get one chance to bring an underperformer back to portfolio weight," Dunne said.
Cambiar is a 100% employee-owned firm, and almost everyone is a partner in the company. "We [the partners] all pay to buy equity in the firm, and this aligns our interests directly with those of our clients," Dunne said. —Savita Iyer-Ahrestani
Cushing Asset Management's MLP Alpha Total Return Strategy
That the United States is heading steadily toward energy independence is an exciting prospect for the global energy industry as well as for the U.S. economy. But the energy renaissance isn't just about increased production and sale of oil and natural gas.
What's really important at this stage and will continue to matter going forward, said Libby Toudouze, president at Dallas-based Cushing Asset Management, is the infrastructure—pipelines, transportation facilities, storage and treatment assets—that's required to bolster the U.S. energy industry in order to ensure the production and supply of oil and natural gas.
Toudouze believes that there's a need for close to $900 billion in new infrastructure by 2025. That represents a huge investment for investors in the midstream master limited partnerships (MLPs) that own the requisite energy infrastructure, and for investors, including pension funds and endowments, that are looking at the space with great interest.
MLPs, Toudouze said, offer superior risk-adjusted total return potential and an attractive relative yield among income-oriented vehicles. They also have a low correlation to other asset classes and provide less risky exposure to the energy markets than traditional energy exploration and production companies.
However, "there are winners and losers in the MLP space, and they are not cheap," she said. "But the potential for returns is certainly there, and the key to maximizing those lies in going with a manager who has been in this space and dedicates the time and the resources to do the necessary research."
Cushing, which manages over $3.8 billion in assets under management, has a long track record in the MLP space, and offers a broad range of MLP investment options including long-short and long-only vehicles, open- and closed-ended mutual funds and index products.
The key to the firm's success and what drives the strong performance of its products lies in "consistent and disciplined" stock picking, said Toudouze, who manages the long-only MLP Alpha Total Return strategy, the SMA Manager of the Year in the Specialty category.
Cushing boasts a strong, 18-member investment team and 12 research analysts, all of whom have vast experience in the energy sector, infrastructure in particular. They've served as energy consultants, engineers, investment banking underwriters and asset allocators.
The firm's founder, Jerry Swank, is a leader in the MLP space, Toudouze said, and has over 40 years experience in energy research and investing.
What's most important about Cushing, though, is its knowledge of the entire energy industry: midstream, upstream and downstream.
"So although our portfolios only invest in midstream companies, we make sure we understand the entire energy supply chain because it's important to identify the dynamics of the industry as a whole," Toudouze said. —Savita Iyer-Ahrestani
Fixed Income and Overall SMA Manager of the Year
Tom Johnson Investment Management Intermediate Fixed Income Strategy
When discussing who should win SMA Manager of the Year in fixed income, the awards committee was first impressed with Tom Johnson Investment Management's Intermediate Fixed Income strategy's positive return in 2013, a dismal year for fixed income. Looking beyond that headline, PMC's analysts highlighted the strategy's high performance over the last three- and five-year periods on both an absolute and risk-adjusted basis. The Oklahoma City-based firm is also highly committed to the space—nearly a third of the company's total assets are invested in this strategy.
The committee also thought TJIM worthy of praise for its "exceptional client service," for its investment team's long tenure together and for the employee-owned firm's culture.
"We've stuck to a real niche in the intermediate fixed income world," said Douglas Haws, TJIM's vice president and portfolio manager on the strategy. The portfolio holds A-rated or better bonds, "but with a duration that's set to 75% to 125% of our benchmark [the Barclays Intermediate Government/Credit Index]." That allows TJIM clients to "know what they're getting," said Haws. "We're not taking big duration bets, but we have an opportunity to scale along that ratio."
Haws said the flexible yet conservative approach allows the strategy to "provide excellent returns, even leaving out" holdings rated BBB and below. "It gives us that opportunity to outperform over the long run," Haws said. "That's one of the key aspects of intermediate fixed income—it doesn't often lose money."
President and CIO Richard Parry said in an email interview that the portfolio has "broad yet conservative guidelines" for the strategy. Those guidelines, he said, "allowed us to take advantage of the extreme widening and subsequent tightening in credit spreads for financial issuers and other corporate bonds since 2008, and our duration guidelines during this period of time offered the consistency."
When asked what sets TJIM apart, Parry listed four areas. First, he wanted to ensure that the entire team was recognized: "Doug Haws, Cory Robinson, Steve Schenk, Ned Schrems are all CFA charterholders. Our trader, Nick Pointer, is a CFA Level III candidate."
Second, that team works on both fixed income and equity portfolios. "The insights we gain from economic, earnings and credit work provide illuminations for each of our portfolios," Parry said. As an example, he said, "sometimes our earnings work yields fixed income security selections and sometimes credit work yields equity insights."
The third differentiator is the "four lever" fixed income process at the firm, he said: a duration lever, a sector lever, a structure lever and a quality lever. "We adjust these levers based on the relative attractiveness of different risk factors in the bond market," and the position of each of the levers "determines the resultant portfolio duration, structure and yield, and how the portfolio will perform under different environments."
The fourth differentiator, Parry said, is that the entire Tom Johnson Investment Management staff is "motivated by interesting work" and has "the autonomy to find unique solutions." The firm's culture includes a "flat organizational chart, a solid base salary and participation in the profits of the organization based on contributions to our success in client retention, marketing and investment performance."
So what will the future bring? If it was difficult to provide positive returns from a fixed income portfolio in 2013, will 2014 and beyond be more amenable to bond investing?
Parry said TJIM is focusing on employment; inflation and deflation; and tapering or stimulus by central banks in the United States, Japan and Europe and their impact on interest rates. He said, deadpan even in an email, that "it is a difficult time to be a conservative bond manager," citing low absolute yield levels, "fairly tight" credit spreads and the fact that high-quality corporate bonds "are trading as a fairly homogeneous group." TJIM is taking a conservative approach, he said, since "opportunities are fairly limited." The firm is maintaining a lower duration, moving more toward Treasuries for liquidity, and has "begun buying floating rate bonds."
One other item of interest to advisors: Parry said that TJIM "isn't a household name and doesn't have an army of wholesalers." Still, so many advisors who use TJIM for the first time "are surprised to be able to call us and to speak directly with one of our investment decision makers." By dint of its culture, its outperformance and its overall SMA Manager of the Year award, you may be hearing more about Tom Johnson Investment Management. —James J. Green


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Struggling to find the best buy-to-let mortgage in Didcot? speak to one of our buy to let mortgage advisers today
The term 'buy to let' generally refers to either the practice of buying a property to be let for profit or to the type of mortgages used to purchase a property for such letting. Many countries, both in the western world and in the developing nations, have seen a surge in the growth of the buy to let property market in the last 2 decades and this has fuelled a growth in amateur landlords and the but to let mortgage providers who are keen to encourage and profit from them in turn. In addition, this growth has generated a lot of commerce in other related sectors such as buy to let insurance.
Do You Need A Mentor To Buy An Investment Property As A Beginner? (Buy To Let)
Many countries, both in the western world and in the developing nations, have seen a surge in the growth of the buy to let property market in Didcot the last 2 decades and this has fuelled a growth in amateur landlords looking for quality mortgage advice, this is why mortgage brokers in Didcot who specialise in Buy-to-let are so important and the but to let mortgage providers who are keen to encourage and profit from them in turn. In addition, this growth has generated a lot of commerce in other related sectors such as buy to let insurance.
Didcot Buy to let mortgages have been available in the UK since the mid-nineties and they are specifically designed for investors to borrow money to purchase property in the private rental sector. The amount that a prospective but to let investor can borrow is generally determined by the rental valuation of the property. The annual income for a rented property has to cover a certain percentage of the mortgage repayments, the Association of Residential Letting Agents (ARLA) states that landlords should seek to be able to obtain gross rent returns equivalent to between 130 per cent and 150 per cent of the rental property's mortgage repayments, this takes into account the surplus rent to cover costs of property maintenance and slack periods when the property may be vacant of tenants.
Didcot Buy To Let Mortgages.
Some buy to let mortgage lenders in Didcot will lend you a maximum sum based on a multiple of your salary (usually a multiple of three) plus a percentage of the forecast rental income on the property. So if your annual salary is said 30,000 Franks and the forecast rental income is 10,000 Franks they will lend you 95,000 Franks. Other mortgages, in addition to factoring in your salary, will include any existing loan commitments you have, and then apply what is known as the 'deduction rule'. This rule relates to the annual mortgage payments worked out at a pre-set level of interest.
Buy to let mortgage interest rates are generally fairly close to residential mortgage rates but will generally be slightly higher and typically charge higher fees. This is due to the fact that buy to let loans are considered by the financial sector to represent a greater risk than residential owner-occupier mortgages, and they generally are.
The Situation in the UK About Buy To Lets
The buy to let market literally 'exploded' in the Didcot around the beginning of the millennium with rising property prices and the increasing availability of buy to let funding fueling a surge in would-be investors trying to cash in on the trend of the market. One reason for their popularity is the tax advantages that are available to the UK buy to let investors. Rental income is treated just like a salary by the Inland Revenue, and is therefore often taxed at 22% or even 40%. However, landlords are allowed to deduct costs from the taxable portion of their rental income, and these costs can include the interest of the buy to let mortgage repayments as well as maintenance costs on the property. These tax incentives made the buy to let market very attractive for both professional investors and amateurs looking to make the most out of their savings.
Would-Be Buy-to-let Investors
The market peaked around 2007 and now the market is saturated in many areas across the country with too many properties available to tenants. While buy to let is generally not a good idea for people who do not possess some extra budget there are a lot of remortgage deals which will fund a deposit for a home. If you are worried about losing money during void periods many companies will provide insurance which can deliver as much as six months mortgage payments in the event of a property in Didcot remaining unoccupied.
You may still be lucky, and find a hotspot but you need to do your homework and the figures correctly. Buy to let trends differ from town to town and literally from street to street. Good advice for potential investors is to visit the local letting agents who should be able to tell you who is renting what at the moment so you can define your target audience. It could be students, young professionals or families, for example. Look for areas that do have a shortage of properties and for indicators that people will move there, such as new business developments.
Buy to let mortgage deals are still rife and the rates are almost as competitive as with conventional deals. The mantra with your buy-to-let must be 'don't expect to get rich quickly'. You need to look long-term: an absolute minimum of five years – but probably nearer to ten years.
You maybe in full-time employment and don'thave any free time to manage your investment properties, or maybe your like me and youdon't feel like you have the knowledge or experience to manage your investment propertiesand the tenants.
Or maybe you would simply prefer to spend your time in doing other things.
In which case you will require the help of a letting agent, and in this video I willtalk through the different levels of service that letting agents provide and how I go aboutfinding the best one.
Hi, I'm Andy Walker from monoperty.
Com whereI blog online about my journey as a property investor and landlord, sharing what worksfor me and what doesn't, to help you start or expand your property portfolio.
In recent years there's been a number ofonline letting agents appear with some very attractive fees, however, I don't have experiencewith these, my experience is based on the traditional type high street letting agency,which is what i'm going to be talking about today.
If I do make the move to an onlinecompany one day, I will be sure to provide feedback to you when that day comes.
Ok, First of all, let me tell you about thetypes of services letting agents provide, there are 3 different types and each attractit's own level of fees: For a Tenant Find service the letting agentwill advertise your property online using popular portals like RightMove, Zoopla andOnTheMarket.
They will answer queries that they receive and conduct any viewings withprospective tenants.
They'll also carryout tenant referencing and credit checks.
Fees will vary, but to give you an idea, Iwas recently quoted £195 + VAT to have a property let on a tenant find basis only Next is the Let Only and this package includesall the services provided in the Tenant Find plus the issuing of the tenancy agreement,taking the deposit from the tenants, and then registering that deposit with a deposit protectionscheme, setting up any direct debits and submitting meter readings to the utility companies.
They may also offer to provide extra servicesthat will incur additional charges like creating a inventory, providing an Energy PerformanceCertificate and a Gas Safety Certificate.
It can be cheaper for you to arrange thesecertificates as letting agents typically charge a percentage for spending time in making thearrangements, so it depends on how much time you have to get those certificates in place.
You can expect to pay anywhere between theequivalent of 2-4 weeks rent for this service.
So it could be that your fist months rentis spent in getting tenants into the property.
And the last one is the Full Management Servicewhich is the most expensive but it's the one I use as it helps to keep my time free.
This includes all the services of the Let Only package plus regular inspections, dayto day management of the property and rent collection.
Now with this service it means if the tenantshave any questions or any issues, they will contact the letting agent instead of me.
Theletting agent fees will be a percentage of the rental income over the letting term andwill be dedicated from the rent that's received.
The fees typically range from 6 to 15 percentdepending on the type of property.
I did manage to negotiate a fee of 5.
5% for one of my propertieslast year, but I take on any arrangements and supervision of any repairs that may needdoing which is very rare.
So with this service the letting agent findsthe tenants, vets the tenants, takes the deposit, issues a tenancy agreement, secures the depositin a protection scheme, collects the monthly rent, pays the rent into my bank account lesstheir fees and handles any phone calls from the tenants.
Now when it comes to finding a letting agent,the easiest method is probably word of mouth.
If your lucky enough to know someone in thearea who is using a letting agent that they would recommend because they are happy withtheir services, then that's great, but I would also recommend doing your own research.
I approach at least 3, and the first thing I do is look online for other properties thatthey are marketing.
I look for good photo's and good descriptions.
The properties withthe best marketing will attract the quickest viewings.
Getting a prospective tenant toenquire and getting them through the door of the property is what you want to achieve,because hopefully the property will sell itself.
And obviously, the least amount of time theproperty is on the rental market, the better.
I also like to visit their offices to havea look and get a feel as to how they operate.
Property is very much a people business andif I have two or three agents that appear to be good at marketing and are good at conductingthemselves, then I will typical choose the agent who I resinate with most.
To help you and your letting agent, make sureyour property is in a good state of repair and that it's good to go because it willsave you and your letting agent time and most issues are easier to be fixed when the propertyis vacant anyway.
Having a letting agent can also help to makesure you are compliant as a landlord.
And the introduction of the Right To Rent Schemehere in the UK in February 2016, is a good example of that.
They should also check that the relevant safetycertificates are in place and my letting agents always contacts me and reminds me when thosecertificates are due for renewal.
That said, I also keep a log for myself so I know whenthey're due, because ultimately landlords are responsible for the safety of their tenants,and if things go wrong, it will be the landlord that's summoned to court and not the lettingagent.
Before I finish, there are two other pointsworth mentioning for UK landlords.
Since October 2014, all letting agents mustbelong to a redress scheme which provides a free service for resolving any disputesbetween the letting agents and their customers, whether that's landlords or tenants.
I willlist the 3 government approved redress schemes in the description box below, but rememberto ask your letting agent which scheme they belong to.
And for transparency, since 27 May 2015, lettingagents must display all their fees and charges for both landlords and tenants, on their websiteand in a prominent place within their offices.
And you should always check the associatedfees before entering into negotiations with a letting agent.
This is my last video of the 'Getting Started'series.
I hope you have found this video, and the seres useful.
If you have watchedall 8 of them, you now have a basic understanding and knowledge of how to start investing inproperty and become a landlord.
If you still feel that you have some unanswered questionsabout finding a letting agent, or starting out in property investing and being a landlord,then please leave a question in the comment box below or head over to monoperty.
This is just the start for this channel though, I already have over a hundred other videoideas and I will continue to release one a week which, of course, will all be gearedtowards helping you start or improve your property business.
So if this is your firsttime visiting this channel, please subscribe so you don't miss any of them.
If you foundthis video useful, please give it a thumbs up, it will help me out a ton, and if youthink anyone else will share benefit from seeing this video, then please share.
Thankyou for watching this video to the end, keep up the good work and I will see you in thenext one.
What Are Professional Buy To Lets? | Property Investments UK
Hello and welcome to Property InvestmentsUK and today we're going to be looking at a couple of client questions.
This one inparticular is looking at what areas maybe they should focus on around the Manchesterarea, if they're looking at both capital growth and also rental yield.
The question is from Raj and it's, "Dear Rob,I watched some of your videos and thought they were quite thorough and very thoughtprovoking indeed.
" That's alright, thanks Raj.
"I am looking to invest for yields andcapital gains in England.
Since house prices in London have soared, I started looking atthe Manchester area.
My budget is just below 200,000 pound in cash.
Would appreciate someadvice.
Thank you.
Best, Raj.
" Okay, perfect.
There's a few things to consider,Raj, in terms of which locations or what areas of Manchester you should consider.
For a budgetfor 200,000 pound, that's quite a healthy budget.
You'll get a lot of rentin the Manchester location for that, so what I'd probably suggest is instead of just thinkingon the headline amount is to look a little bit deeper in terms of what rental yieldsor what return, what cash flow, you're looking to achieve in the property.
Also, the trade-offthere for is what kind of capital growth you're potentially aiming for with the property aswell.
I can then guide you some more on giving youa bit of an idea in terms of what locations might fit, so if you're looking for a rentalyield of, say, 8%, there are only certain locations around Manchester that are goingto fit that criteria.
Likewise, if you're looking for a particular tenant profile, ifthat's working tenants or a local housing allowance tenants, or maybe students,again there will be locations or pockets around Manchester that will fit that criteria better.
So as a rough rule of thumb, South Manchesterat the moment is performing very well for capital growth and has performed very wellin the past as well and should continue to do that in the future, because a lot of reasonsbut there's investment going on in the area and with employment, business parks.
There'salso the metro-link, which is going through south Manchester at the moment and a few otherareas as well.
The yields, though, in south Manchester currently are only about 6, 6-1/2%.
When you compare that to other locations around Manchester, you might get 7, 7-1/2, even 8%plus in other locations.
It's important to try to strike that balance between growthand yields.
In south Manchester, you'll probably get more capital growth in the next 5 to 10years than in some of those higher yield, lower value locations around Manchester.
It's a case of trying to sit down initially,work out your kind of individual aims and goals.
What's your priority, whether that'scash flow and income coming in on a monthly basis, in which case yields are probably goingto be a bit more of a priority, or alternatively, if your potential is pension plan, growth,then maybe capital growth is an area you should be focusing on more and south Manchester mightbe a better location.
If yields are your target, then probably maybethe east, north and also west of Manchester are going to give you the slightly higheryields, so see which is most preferable for yourself, Raj, and then kind of look at theareas around there.
There's lots of other links that we can introduce you to at thebottom of this video as well which will show you how to work out the yields in the differentlocations across Manchester.
Also, how to check out which areas that may be performingbetter in growth and property prices as well.
Look to those in the videos, but hopefullyyou found that helpful.
Thank you for watching this video.
If youlike this content and you'd like to join our free online property training course, we'vegot a link for it on this page.
In there, we cover a range of different property strategiesto help you get started in building the long term property portfolio, or creating cash-flowingproperty business.
We also look at ways to increase your return on investment with anyof the properties you may be considering, and we also have a couple of cheat sheetsand downloadable documents in there as well.
Simply click on the link to join the freetraining course today.


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*********************************This post in no way makes judgment on any parenting choices or decisions. Just an explanation of what was needed for me and my breastfeeding relationships to thrive!**
When I was younger, I saw a woman who practiced full-term breastfeeding; her child was about 2. While it seems many people get squicked out and think "I could never breastfeed a child that old," I saw more. I saw how wonderful it was to the breastfeeding pair to have that available to help keep their connection during a busy event. The only thing I saw was the mother's embarrassment at her child's manner of request: lifting her shirt up, without warning.
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The bonus lesson to teaching about person body space is also teaching my children that bodies are personal. Theirs as well. It is ours to use and share as we feel comfortable. I want to teach them it is ok to require respect of their space from outside sources.
As your child gets older, it is important for breastfeeding to be mutually agreeable. There are times we need to set respectful limits, so everyone has their needs met.
- Boundaries For The Attached Parenting Sexual Abuse Survivor - Guggie Daly at The Guggie Daily discusses how to balance the boundaries needed by a sexual abuse survivor with attachment parenting.
- Setting Boundaries With Kids - Amy at Presence Parenting explores why boundaries may be more about us than our kids.
- Limiting Dysfunction - Wolfmother at Fabulous Mama Chronicles speaks speaks out about the underlying dysfunction in her relationship with her parents and the strategies she's had to implement to ensure the psychological health of herself and her family.
- My Fence - Jorje shares how and why she she feels the need to be guarded with her family on Momma Jorje.
- How To Set and Enforce Boundaries – Jennifer at Hybrid Rasta Mama offers 6 suggestions on how to more effectively establish and enforce your boundaries, especially with those who blatantly disregard them.
- Boundaries in Breastfeeding - JW of True Confessions of a Real Mommy explores teaching personal space rules to allow a respectful breastfeeding relationship as well as honoring their own body autonomy.
- 3 Steps for Respecting Boundaries While Fulfilling Needs Within a Marriage - Kym at Our Crazy Corner of the World talks about three ways her husband and herself protect their own boundaries while still meeting each others needs.
- Establishing Boundaries With A Babymoon - Mandy at Living Peacefully with Children shares how important enforcing a babymoon was to establishing a new parental identity in the face of her in-laws.
- Planting The Seed: Teaching Kids About Healthy Boundaries And Saying No - MomeeeZen recently had to teach her daughter about setting healthy boundaries and about saying "No", even if it's to someone in your family.


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Pigalle by Jahzzar
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TAGGED AS:tracks to sync, pop, betterwithmusic, dream pop, alt pop, See More...
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I had the fortune of discovering Paris and Lisboa. And it was walking those streets that I had the idea of giving them music. "Paris, Lisboa" is therefore an attempt to recreate some of the city landscapes of those great places, resorting to the sounds most familiar to them. Alfama is a street maze... and fado. Montmartre, with its coffee shops, its slopes... the boheme passing on bikes. And St Germain Boulevard, with the people sitting outside, the traffic, the movie theaters. Book shops in Chiado, the long bridges ... Songs inspired by these images. An attempt to bring them closer to the listener, at least a little bit. And specially music that tries to go beyond borders; that tries to keep you company along other walks and lanscapes, in many other hoods of many other cities.
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Pigalle by Jahzzar is licensed under a Attribution-ShareAlike 3.0 International License.