Net interest income for 2012 increased $215,000 to $18.1 million, or 1.2% higher than 2011. Our net interest  margin, on a tax equivalent basis, decreased from 3.77% during 2011 to 3.47% in 2012. Net interest margin declined as  deposit growth outpaced loan demand, resulting in higher levels of investment securities and cash and cash equivalents,  which typically earn lower yields than loans. The lower net interest margin was partially offset by an increase in average  interest-earning assets from $510.6 million during 2011 to $562.5 million during 2012. Average interest-earning asset  balances increased primarily as a result of the acquisition of The Wellsville Bank. PROVISION FOR LOAN LOSSES.   We maintain, and our Board of Directors monitors, an allowance for losses  on loans. The allowance is established based upon management's periodic evaluation of known and inherent risks in the  loan portfolio, review of significant individual loans and collateral, review of delinquent loans, past loss experience, adverse  situations that may affect the borrowers’ ability to repay, current and expected market conditions, and other factors  management deems important. Determining the appropriate level of reserves involves a high degree of management  judgment and is based upon historical and projected losses in the loan portfolio and the collateral value of specifically  identified problem loans. Additionally, allowance strategies and policies are subject to periodic review and revision in  response to a number of factors, including current market conditions, actual loss experience and management's expectations. Our provision for loan losses declined $100,000 to $1.9 million in 2012 as compared to $2.0 million in 2011. Our  provision for loan losses declined during 2012, despite an increase in our non-accrual loans, as our evaluation of the  collateral securing those loans indicated that an increase in the specific allowances was not required. During 2012, we had  net loan charge-offs of $2.0 million compared to $2.3 million during 2011. The net loan charge-offs in 2012 were primarily  associated with two land loans that were subject to troubled debt restructurings, resulting in charge-offs to reduce the loans  down to the market value of the collateral. The net loan charge-offs in 2011 were primarily related to a previously  identified and impaired construction loan totaling $4.3 million, which had previously experienced a significant decline in  the appraised value of the collateral securing the loan. Due to additional delays associated with the litigation to collect  payment from the guarantor, we charged-off the remaining $1.0 million balance on this loan in 2011. We are currently  continuing to pursue recovery on this loan. In addition to the charge-off of the construction loan, the 2011 period also  reflects a charge-off relating to a previously identified and impaired commercial relationship consisting of $2.0 million in  real estate and operating loans, which was charged down to market value after we acquired ownership of the property  securing the loans during 2011. The commercial real estate property was sold during 2011 without incurring any further  losses. For further discussion of the allowance for loan losses, refer to the “Asset Quality and Distribution” section. NON-INTEREST INCOME. Total non-interest income increased $3.1 million, or 35.0%, to $12.0 million in  2012 as compared to 2011. The increase in non-interest income was primarily the result of a $2.9 million increase in our  gains on sales of loans, as the volume of loans sold in the secondary market was higher in 2012 as compared to 2011 as low  mortgage rates increased refinancing activity. An increase in mortgage rates may reduce the our gains on sales of loans in  future periods as the origination volumes associated with refinancing slows. In addition, our fees and service charges  increased by $385,000, or 7.9%, as a result of higher fees and service charges received on our deposit accounts and service  fee income on one-to-four family residential real estate loans serviced for others. Partially offsetting these increases was a  $117,000 decline in other non-interest income which had been elevated in 2011 due to gains on sales of other real estate. INVESTMENT SECURITIES GAINS (LOSSES). During 2012, we realized $486,000 of gains on sales of  investment securities primarily as a result of selling $25.8 million of high-quality mortgage-backed investment securities, as  we capitalized on what we believed to be premium pricing that existed in the markets for these types of securities during  2012. Included in the net gain were $309,000 in losses recorded on the sale of our portfolio of pooled trust preferred  investment securities. Partially offsetting the net gain in 2012, was a $63,000 credit-related, other-than-temporary  impairment loss on one of our three investments in pooled trust preferred investment securities. During 2011, we  recognized $186,000 in gains on sales of investment securities as a result of selling approximately $4.7 million of short- term, tax-exempt municipal investment securities and reinvesting the proceeds in longer-term, tax-exempt municipal  investment securities as we capitalized on the steepness of the municipal yield curve. Partially offsetting the gains was  $72,000 of other-than-temporary impairment losses that we recorded on common stock investment securities during 2011. NON-INTEREST EXPENSE. Non-interest expense increased $550,000, or 2.8%, to $20.5 million in 2012  compared to 2011. Increases of $447,000 in other non-interest expense, $356,000 in compensation and benefits, $116,000 in  occupancy and equipment and $89,000 in data processing were primarily associated with the acquisition and operation of The  Wellsville Bank. In addition, amortization expense increased $400,000 in 2012 primarily as a result of recording a $212,000  50 