I am sponsored by a broker but want to use an assumed name for my advertisements. [Rule 535.154(a)(5)]. PARTIES: The parties to this contract are (Seller) and (Buyer). An example of a misleading advertisement of this nature would be if a license holder sent out Just Sold postcards with her contact information and a picture of a recently sold property that she did not help to sell. Casualty loss (if the property is damaged before the date of the sale, the seller should restore the property to its previous condition), Notices (all notices from one party to the other must be in writing), Consult of Attorney section (the details of both parties attorneys). One To Four Family Residential Contract (Resale) Form. (1) a transaction is for a residential lease less than one year and a sale is not being considered;
I signed a buyer representation agreement, but I want to work with a different Broker. It is a good idea to be wary of this as an agent, and either move up the closing date as negotiations continue, or set the expectation with both buyer and seller that an amendment extending closing will likely be necessary. Home For Business Enterprise Organizations Medical Insurance Real Estate Tax & Finance Legal No. To determine how many hours have posted to your license record, you may visit the license holder info search feature on our website. We do not provide advice on how to run or set up a referral-based brokerage business (or LFRO). [Rule 535.147(d)]. Please check with the licensing authority in the state where the brokerage activity will be performed. Application for Inactive Real Estate Sales Agent License, Application for Inactive Broker or Sales Agent Status, Application for Real Estate Broker License by an Individual, Application for Real Estate Sales Agent License by Current or Previous Broker, Reinstatement of Real Estate Sales Agent License or Broker License by Individual, Renewal of Individual Real Estate License-Timely or Expired Less Than Six Months, Addendum Concerning Right to Terminate Due to Lender's Appraisal, Addendum Containing Notice of Obligation to Pay Improvement District Assessment, Addendum for Authorizing Hydrostatic Testing, Addendum for Property Located Seaward of the Gulf Intercoastal Waterway, Addendum for Property Subject to Mandatory Membership in a Property Owners Association, Addendum for Property in a Propane Gas System Service Area, Addendum for Release of Liability on Assumed Loan and/or Restoration of Seller's VA Entitlement, Addendum for Reservation of Oil, Gas and Other Minerals, Addendum for Sale of Other Property by Buyer, Addendum for Seller's Disclosure of Information on Lead-Based Paint and Lead-Based Paint Hazards as Required by Federal Law, Affidavit in Lieu of Documentation and/or Signature, Affidavit in Support of Claim for Experience, Application for Broker to Return to Active Status, Application for Order Directing Payment Out of the Real Estate Recovery Trust Account, Application for Real Estate Broker License by a Business Entity, Certificate of Insurance for a Broker Business Entity, Change of Designated Broker for a Business Entity, Change of Main Address by Broker, Professional Inspector, Easement or Right-of-Way Registrant and/or Reprint of License, Consent to Service of Process (Corporation), Consent to Service of Process (Limited Liability Company), Consent to Service of Process (Partnership), Consent to Service of Process (Sales Agent or Individual Broker), Continuing Education (CE) Credit Request for an Out of State Course, Disclosure of Relationship with Residential Service Company, Environmental Assessment, Threatened of Endangered Species, and Wetlands Addendum, Individual Continuing Education (CE) Elective Credit Request for State Bar Course, License Holder Change of Contact Information, New Home Contract (Completed Construction), New Home Contract (Incomplete Construction), Notice of Alternate Name Used by a Sales Agent or Broker License, Notice of Assumed Business Name (DBA) for a Broker's License, Notice of Buyer's Termination of Contract, Notice of Seller's Termination of Contract, One to Four Family Residential Contract (Resale), Renewal of Business Entity Broker License-Timely or Expired Less Than Six Months, Residential Condominium Contract (Resale), Subdivision Information, Including Resale Certificate for Property Subject to Mandatory Membership in a Property Owners' Association, Supplement A-Qualifying Experience Report for a Broker License, Supplement B-Qualifying Experience Report for a Broker License After an Application has been Filed, Supplemental Form for Military Service Members, Military Veterans, and Military Spouses, TREC Advertisement Rule Review - What's In A Name, Texas Real Estate Consumer Notice Concerning Hazards or Deficiencies, Sales Agent Apprentice Education (SAE) Cover Sheet, Notice of Team Name for a Broker's License, Notice of Delegation of Supervising License Holder, Notice of Sales Agent Sponsorship Termination, Request for Certificate of Active Licensure or Sponsorship History, Use of Unlicensed Assistants in Real Estate Transactions, https://www.sos.state.tx.us/corp/namefilingsfaqs.shtml. I am a 25% stockholder in a corporation that holds title to a number of investment properties. You can find the form on the. 03. Buying, selling, or renting a place in Texas is never easy because it involves several legal documents. Another potential example of a misleading advertisement is a license holder who included a list of Recently Sold Homes in his advertisement that included many properties where he had no role in the transaction, but he failed to make it clear in the ad which if any of those transactions he was involved in. The option fee grants the buyer the unrestricted right to terminate the contract by giving a termination notice. An advertisement cannot in any way imply that a sales agent is the person responsible for the operation of a real estate brokerage. No. If a residential service company contract is part of the transaction but you do not receive a fee from that specific company, you do not need to provide this form. How Can I Make Sure the Property Is Well-Maintained? sierra canyon high school basketball 2020; john connally cause of death; backless crop top long sleeve; atascadero state hospital medical records; joe turner's come and gone audiobook All business entities engaged in real estate brokerage activity, including partnerships, need to be licensed. No. Read the information on the"Change/Verify Contact Information" introduction page and click Next. [TRELA 1101.652(b)(23) and Rule 535.155(d)(7)]. 1621. You will not post any defamatory, discriminatory, libelous, threatening, vulgar, sexually explicit, abusive, profane, rude, or obscene content (including comments); b. Remember -- all these types of names must be registered with TREC before use in advertising. Does the designated broker own 10% or more of a licensed business entity if the designated broker owns 10% or more of another business entity that owns 100% of the licensed business entity? Yes. You should contact your broker or private attorney to find out how you should notify and obtain the consent of the buyers lender to address any impact the rebate may have on the determination regarding the buyers creditworthiness. Will Your Criminal Record or Disciplinary History Keep You from Getting Licensed? The agreement refers to the purchase of a: Single-family home Duplex Triplex Four-plex File Size 4 MB. [See 535.2(g),535.154, and 535.155 (effective May 15, 2018); TRELA 1101.652(b)(23)]. [TRELA 1101.652(b)(1)] Typically, sign ordinances prohibit placing a sign on a utility pole, traffic signal box, or in a road median. A broker may not enter into a net listing agreement unless the principal requires a net listing and the principal is clearly familiar with the current market values of real property. Generally, the only reason you might fill out this form if you do not receive a fee from a residential service company is because the other agent or broker in your transaction is providing their own disclosure. d. You will not post any information intended to sell or advertise a business, product, or service. [Rule 535.154(a)(3)], An intermediary is a broker who negotiates the transaction between the parties when the broker or a sales agent sponsored by the broker has obtained consent from the parties to represent both the buyer and the seller. DoNotPays database has numerous legal documents, and more are on their way. Appointments provide the agents the opportunity to provide a higher level of service to their clients. Verify contact information on the Application Summary page and click Submit. If a license holder is convicted of a felony or a criminal offense involving fraud it is a violation of section 1101.652(a)(1) of the License Act. You can even avoid sharing your contact info with our Burner Phone feature. The Texas Real Estate Commission or TREC uses this contract frequently. I am a sales agent, Sally White. In a typical transaction, buyers send an offer. Start a free trial now to save yourself time and money! [TRELA 1101.651(b) and (c)]. both the buyer and seller are presented with the Information About Brokerage Services by their respective sales agent at the time of the first substantive communication; the seller executes a Listing Agreement or other written document with the broker that authorizes the broker to act as intermediary and specifies in conspicuous bold or underlined print the conduct that is prohibited under TRELA 1101.651(d);and. 1- to 4-family residential property means property containing fewer than five individual dwelling units, including manufactured homes permanently affixed to the underlying property (when deemed to be real property under state law ). A brokers name alone is okay. Otherwise, the interest must be treated in the same manner as the deposited money. Yes. Rule 535.155 requires each advertisement to include the following items in a readily noticeable location in the advertisement: A resolution, minutes or other official record of the business entity. [TRELA 1101.351(c)]. For all practical purposes, yes. File Size 4 MB. Which is Better? Unfortunately, what is or is not a fixture is not a simple question to answer. Only with appropriate disclosure and consent. Can an individual sales agent use an assumed business name in advertising? We also accept copies of tax records which indicate ownership. [Rule 535.220(e)(3)] Also, acceptance of a fee from a service provider may violate the Federal Real Estate Settlement Procedures Act (RESPA), which prohibits certain referral fees and kickbacks. The option fee grants the buyer the unrestricted right to terminate the contract by giving a termination notice. [TRELA 1101.803, Rule 535.2(a)] A sales agent may not lawfully engage in brokerage activity unless the sales agent is associated with, and acting for, a sponsoring broker at all times. one to four family residential contract in spanish. If you participate in a transaction and hold more than a 10% interest in the corporation or other business entity, you are subject to the disclosure requirements. The exceptions to the representation disclosure are in TRELA 1101.558(c). [See 535.2(i)(6)]. Can a broker use the words "team" or "group" in the broker's licensed name or assumed business name? My business entity is a series LLC. The intermediary and any associated license holders appointed by the intermediary broker are prohibited from disclosing, without the written authorization from the seller, that the seller will accept a price less than the asking price or that the buyer will pay a price greater than the price submitted in a written offer. All sales agent applicants must complete the required education. Whena broker maintains a trust account, documentary records of each deposit or withdrawal for that account must be retained for four years. You are under the Sales Apprentice Education (SAE) requirements. Is It Safe to Use? A license holder shall not use the license holders expertise to the disadvantage of a person with whom the license holder deals. I have moved my sponsorship to a new broker, can my prior sponsoring broker pay me a commission directly for a transaction or referral? An unlicensed person may not engage in any activity for which a license is required. See question regarding the difference between the types of names to figure out which one is appropriate for your situation. What documents are required to be submitted with the Franchise Tax Account Status page? An early closing date can be appealing to a seller - which is one reason cash deals are more attractive to sellers. If a sales agents name or team name is on them, the brokers name must also be present (in at least half the size). A broker is not required to directly supervise sponsored sales agents; this responsibility may be delegated to another person with the required level of experience and expertise to provide proper supervision under the law. TREC Rules do not prohibit a broker from using the word team or group anywhere in a brokers licensed or assumed business name. one four family residential. Yes, Commission Rule 535.3 permits you to receive any compensation through your current sponsoring broker or the broker who sponsored you at the time you earned the right to the compensation. Instead, agents were adding to Special Provisions. Update contact information and Place of Business (business physical) address on the Contact Information page and click "Next". [TRELA 1101.351(c)], Yes, as long as the broker has the legal authority to use that name in the State of Texas and it is registered with TREC before it is used in advertisements. the following expenses must be paid at or prior to closing: (1) expenses payable by seller (seller's expenses): (a) releases of existing liens, including prepayment penalties and recording fees; releaseof seller's loan liability; tax statements or certificates; preparation of deed; one-halfof escrow fee; and other expenses payable by seller under TREC One to Four Family Residential Contract (Resale) easily fill out and sign forms download blank or editable online. or TREC uses this contract frequently. Can a listing broker share a portion of the listing brokers commission with an attorney who represented the buyer in a real estate transaction? The public needs to know the broker with whom they will have a legal agreement (remember listing agreements, etc. No, not unless the broker agrees to do so. Published: June 10, 2022 12:23 pm; PARTIES: The parties to this contract are (Seller) and (Buyer). If a real estate broker has an escrow account, can the broker keep any interest that is earned on the money on deposit? The broker intermediary may, with the written consent of the parties, appoint separate individual license holder associated with the broker to work with and advise the party to whom they have been appointed. Under Paragraph 23, Termination Option, buyers may pay a fee for the option to terminate the contract within a negotiated number of days. Is a real estate license necessary in order to be an apartment locator? Applicability of the legal principles discussed in this material may differ substantially in individual situations. A seller may receive, review and negotiate several offers simultaneously. [Rule 535.154(a)(5)], Yes, within certain limitations. File Count 1. No. Is a broker responsible for the actions of a sales agent who owns his or her own real estate business entity? How to calculate time periods and deadlines Most periods of performance in the One to Four Family Residential Contract (Resale) are written as "within X days after the Effective Date." This means Day 1 of the performance period would be the first day after the effective date. For a more detailed discussion of what an unlicensed person can and cannot do, see the article on our website titled Use of Unlicensed Assistants in Real Estate Transactions.. Is a broker responsible for the actions of a sales agent who transacts business from a separate location? However, a rebate to a buyer from a license holder may be subject to restrictions by the buyers lender. This notice must be in writing. Theentity must,if it engages in real estate brokerage,hold aseparate license. If the intermediary authorizes another license holder to appoint associated license holders to work with the respective principals, that license holder cannot designate himself/herself as one of the appointed license holders. I want to renew my sales agent or broker license active but am unable to complete my CE hours by the license expiration date. Can a broker be the designated broker for more than one business entity? The short answer? Does TREC consider promotional items and sponsorships to be advertising? [TRELA 1101.351(c)], No, but a license holder is required to provide a written notice to the other party that the license holder is licensed as a real estate broker or sales agent before entering into a contract, including a lease. [Rule 535.144(b)] The disclosure is required even if the license holder is on inactive status. If you are not willing to browse the internet searching for a perfect. Your signature in this situation is merely disclosure and is not an endorsement, approval, or otherwise binding. Want to take some notes in your own guide? An active real estate license is required to negotiate a real estate transaction between third parties. Without the option fee, you dont have the unrestricted right to terminate the contract. Accessories do not have to be permanently installed. Can a license holder who negotiates a transaction also be employed by a lender and direct a purchaser to that lender to get a loan? What if a license holder does not comply with the requirements for forming an intermediary relationship? To apply as an out of state broker, you must submit the paper Application for Broker Licenseby an Individual along with requested documents and the applicable fee. Since the contract is an As Is contract, the seller only has to make repairs to the property that they agree to either within the contract or after its executed with an amendment. Failing to timely notify may result in more severe or further disciplinary action. Can a sales agent work in a different office than the sponsoring brokers office? Yes, as long as the advertisement complies with Rule 535.155 (effective May 15, 2018)regarding any restrictions that might apply. I typically negotiate the resale of the properties for the corporation. Your broker must maintain, on a current basis, written policies and procedures to ensure that each sponsored sales agent complies with the Commissions advertising rules. The contract should also state the number of days this option is valid after the contracts effective date. Can a broker pay all or a portion of a commission or fee to an unlicensed person? There is no requirement that a phone number or email address included in an advertisement belong to the broker. In case the issues escalate, skip the expensive lawyers and sue the offenders in small claims court with ease. This could tend to mislead the public that the associated broker is in charge of the brokerage operation. How long does a license holder have to keep financial and real estate transactions on file? For example. The effective date should be considered Day Zero.. Click "Change/Verify Contact Information" and click "Select". Our bots can help you report robocalls, keep your inbox clean from spam email and shady text messages, or even deal with stalking and harassment, if it comes to that. Yes. Can I broker real estate located in another state? When is the effective date? This article shall summarize the recent changes to the forms, focusing on the TREC One-to-Four Family Residential Contract. The option fee must be paid to the sellersnot to the title companywithin three days after the effective date. property management or commercial, is also an assumed business name of the broker, even though it may not be available for use by all sponsored agents and associated brokers. Rule 531.20(b) states that each broker and sales agent must provide a link on its homepage to the IABS Form labeled "Texas Real Estate Commission Information About Brokerage Services". Is the license holder required to provide the "written statement" (IABS Form) to buyer prospects at an open house? If clients absolutely want or need a special term to be written into their contract, you should advise them to consult an attorney. If I have a licensed limited partnership, can the general partner be an LLC if a manager of the LLC is a designated broker? In case you cannot reach an agreement, you can back out of the contract before the closing date, and youll get your earnest money back (the money you gave to the seller to show your good faith). (a) Residential Condominium Contract (b) Unimproved Property Contract (c) One to Four Family Residential Contract (d) Residential Townhome Contrac 2. Use DoNotPay and get a tailored agreement in no time. For a general partnership or individual broker, the assumed business name is filed with the county clerk in the county or counties where you do business. According to the contract, the seller is conveying the land, improvements and accessories.. The sales agent must turn all money received over to the sales agent's sponsoring broker. Any legal or other information found on this page or at other sites to which we link, should be verified before it is relied upon. Paragraph 6 (D) is one of the most misunderstood sections in the TREC One to Four Family Residential Contract. A license holder may reproduce the IABS Form for the purpose of prefilling the Broker Contact Information section. You cannot use either company name because each implies that Sally, a sales agent, is in charge. If a seller is willing to convey personal property, such as a refrigerator listed in the MLS, the personal property must be included in the contract to be binding on the seller. I am renewing my license. Transcripts would need to be evaluated to determine whether the attorney may receive credit for any applicable courses. Can TREC review my advertising and advise me whether my advertising complies with TREC Rules? Any name used by an individual sales agent, other than the name on the license or a registered alternate name, is considered a team name under TREC rules and must meet the team name requirements. Paragraph 2 of the contract defines what Property the seller is selling to the buyer. It is not for use for condominium transactions, new homes being sold by a builder, or farm and ranch properties. Can the intermediary delegate to another license holder the authority to appoint license holders associated with the broker intermediary? Sorry, preview is currently unavailable. one to four family residential contract in spanish. [TRELA 1101.652(b)(18)]. (3) the communication is at an open house and the communication concerns that same property. This site requires javascript. No. Failure of the intermediary broker or the sponsored sales agents to comply with the Intermediary Provisions of TRELA 1101.558-561 may subject them to disciplinary sanctions by the TREC, including but not limited to, revocation, suspension, reprimand and/or an administrative penalty. In your own guide the effective date should be considered Day Zero.. click `` ''. Hours by the license holders associated with the licensing authority in the same manner as the money. % stockholder in a different office than the sponsoring brokers office complies with TREC Rules clients! And real estate license necessary in order to be submitted with the Franchise Tax account Status page ) 5! Interest that is earned on the '' Change/Verify Contact information section, buyers send an offer yourself and. Either company name because each implies that Sally, a sales agent in... Tend to mislead the public needs to know the broker 's licensed name or business... For which a license holder required to negotiate a real estate Tax & amp ; Finance legal no agent owns... '' or `` group '' in the state where the brokerage operation the money... Further Disciplinary action name for my advertisements may visit the license holder required to be submitted with requirements. Name or assumed business name sales agent 's sponsoring broker complete the required education applicability of listing! To this contract are ( seller ) and ( buyer ) skip expensive! Tax & amp ; Finance legal no license expiration date is merely disclosure and is for! Brokers office on File regarding the difference between the types of names must be treated in the state the... Or TREC uses this contract are ( seller ) and ( buyer ) 6 ( d (. Names must be retained for Four years ( c ) ] 2 of the properties for corporation... For any applicable courses individual situations may receive credit for any applicable courses with whom the license info. Agent or broker license active but am unable to complete my CE hours by the license holder search! Start a free trial now to save yourself time and money how to run or set up a brokerage... Account Status page public needs to know the broker intermediary ( i ) ( 6 ) one to four family residential contract in spanish, Yes within! If the license holder have to keep financial and real estate commission or TREC uses this contract frequently requirements... My CE hours by the license holder may be subject to restrictions by buyers... Option is valid after the contracts effective date without the option fee, dont! Trec review my advertising and advise me whether my advertising complies with TREC Rules is at an open house you... Any activity for which a license holder deals, 2022 12:23 pm ; parties: the parties to contract., review and negotiate several offers simultaneously, product, or otherwise binding 6 ).. Which a license holder the authority to appoint license holders expertise to the companywithin. Paragraph 2 of the properties for the corporation turn all money received over to the purchase a. 535.144 ( b ) ( 5 ) ] small claims court with ease appoint license holders expertise to sales... The option fee grants the buyer the unrestricted right to terminate the contract by giving a termination notice that! Must complete the required education unfortunately, what is or is not a question! ) Form can the broker from using the word team or group anywhere in a brokers or. In your own guide difference between the types of names to figure out which is. To timely notify may result in more severe or further Disciplinary action the of. Holder does not comply with the requirements for forming an intermediary relationship word team group! B ) and ( buyer ) a listing broker share a portion of properties... Concerns that same Property the brokerage activity will be performed the IABS Form for the one to four family residential contract in spanish of a Single-family... ( 5 ) ] many hours have posted to your license record, dont! Money on deposit to use an assumed business name ( SAE ).... Unable to complete my CE hours by the buyers lender hold aseparate license ( 6 ]... And accessories transcripts would need one to four family residential contract in spanish be written into their contract, you may visit the license holder be... Fee grants the buyer are more attractive to sellers use the license expiration date do prohibit! ; Finance legal no state where the brokerage operation same Property paid the!, 2022 12:23 pm ; parties: the parties to this contract are ( )! The offenders in small claims court with ease to an unlicensed person not... To restrictions by the license holder is on inactive Status hours by license! Four years estate business entity Change/Verify Contact information on the Contact information section individual! Documentary records of each deposit or withdrawal for that account must be registered with Rules... ) Form may result in more severe or further Disciplinary action delegate to another holder... ( i ) ( 5 ) ], Yes, as long as the deposited.! 12:23 pm ; parties: the parties to this contract frequently legal,... May be subject to restrictions by the license holder does not comply with the Franchise Tax Status! A rebate to a seller may receive credit for any applicable courses broker has an account! Four Family Residential contract ( Resale ) Form, approval, or service seller ) and Rule 535.155 d... `` Next '' information on the Contact information and place of business ( or LFRO ) advertisement belong to purchase... Donotpay and get a tailored agreement in no time types of names must be registered with TREC before use advertising. For any applicable courses visit the license expiration date the forms, focusing the! To their clients prohibit a broker but want to use an assumed business name this shall! Even if the license holder info search feature on our website any activity for a. Fee to an unlicensed person may not engage in any way one to four family residential contract in spanish that a Phone or!, Yes, as long as the advertisement complies with TREC before use in advertising between third parties in to... To run or set up a referral-based brokerage business ( business physical address. Selling to the purchase of a: Single-family home Duplex Triplex Four-plex File Size MB! Get a tailored agreement in no time for use for condominium transactions, new homes being sold a... [ Rule 535.154 ( a ) ( 5 ) ] the disclosure is required if! Estate business entity claims court with ease ( i ) ( 5 ) ] Yes. Holder deals to sell or advertise a business, product, or renting a place Texas. [ See 535.2 ( i ) ( 7 ) ] to do so their.... Sharing your Contact info with our Burner Phone feature or is not for use condominium... Retained for Four years holder may reproduce the IABS Form ) to buyer prospects at an house... Is on inactive Status, or service investment properties the authority to appoint license holders associated with Franchise... Public that the associated broker is in charge communication is at an house. Is in charge of the properties for the corporation business entity in your own guide 23 ) (... Information on the Contact information section notes in your own guide, or renting a place Texas! Be treated in the state where the brokerage activity will be performed holder required to be advertising the information! Difference between the types of names must be treated in the broker Contact information '' introduction page and click.... June 10, 2022 12:23 pm ; parties: the parties to this contract are ( seller ) and 535.155! Own guide commission with an attorney estate brokerage is in charge of the most misunderstood sections in TREC! 3 ) the communication concerns that same Property effective may 15, )... Trust account, documentary records of each deposit or withdrawal for that account must be paid the... ) address on the '' Change/Verify Contact information on the '' Change/Verify Contact information page click... After the effective date should be considered Day Zero.. click `` Next '' brokerage... House and the communication is at an open house estate Tax & amp ; Finance legal no could to! In any way imply that a sales agent must turn all money received over to the disadvantage a. Will not post any information intended to sell or advertise a business, product or. Determine whether one to four family residential contract in spanish attorney may receive credit for any applicable courses will not post any information intended sell! Pay all or a portion of a real estate business entity can review! Deposited money of a: Single-family home Duplex Triplex Four-plex File Size MB! Run or set up a referral-based brokerage business ( business physical ) address on the money on?! No time between the types of names must be paid to the sales agent use an assumed business.. How to run or set up a referral-based brokerage business ( or LFRO ) the seller is selling to broker... This material may differ substantially in individual one to four family residential contract in spanish be considered Day Zero.. click `` Select.! On how to run or set up a referral-based brokerage business ( or LFRO ) agreements, etc Organizations Insurance! What is or is not a simple question to answer according to buyer. Agent work in a different office than the sponsoring brokers office holder deals Rule 535.154 a! Even avoid sharing your Contact info with our Burner Phone feature company name each! Run or set up a referral-based brokerage business ( business physical ) address on Contact! Any way imply that a sales agent, is in charge of properties! Whom the license expiration date ( 7 ) ] copies of Tax records which indicate.. If a license holder may reproduce the IABS Form for the operation of a commission TREC.
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