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How Will Your Beloved Pet Handle The Big Move?
Posted on Thu, 15 Jun 2017, 10:45:00 AM  in Home selling tips
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You know that the big move is coming and that you are going to have to pack not only your belongings and your family, but your beloved pets as well. While the list below doesn’t account for all of the possible pets that people could have, you will find some information on the most common pets and how they will need to be accommodated during the ride between your current home and your new Canadian home.

 

 Dogs

Dogs are very resilient animals. Puppies and young adults will be able to handle the ride far easier than senior dogs and dogs with special needs. It is important to take these factors into account when preparing for the trip. Your dog will need access to water, food, and potty breaks about as often as a toddler would- somewhere around every two hours. Remember, if you need to get out and use the restroom or stop to a rest area to stretch so does your dog.

 

Catspets

Cats are very picky animals. Your cat may love long car rides and simply sit in the back seat basking in the light of the sun during the day, other cats will need frequent breaks to get out and explore. Make sure that you are keeping your cat on a least during this travel as they may try to escape and try to find their way back to the home that they have always known.

 

Fish

Fish will have a very hard time traveling long distances, particularly if your travel will require many hours in a car. If you can manage to have someone hold your fish’s container up in the air just a few inches off of their laps for the duration of the ride, then your fish will avoid the deadly jostling that normal roadtrips create. If you are concerned that your fish will not make it, contact a professional fish company and ask for their advice or their services as they have quite a bit of experience in transporting fish.

 

Small Reptiles

Small reptiles are both resilient and fragile. You will notice that snakes, for example, can handle the movement of a car very well but will be extremely sensitive to moisture and temperature. Lizards and geckos will also need a constant comfortable temperature, but will need to be held in their cages during the trip to avoid breaking legs and escaping.

 

Small Animals: Guinea Pigs, Hamsters, Mice

Small animals do not like to travel great distances and will not be comfortable with being in a car for any length of time. These animals love to stay where the ground does not move. It may be worth your time to take many frequent breaks, stay at hotels that will accept them, and give them plenty more opportunities to sit still than drive in order to keep them as comfortable as possible.

 

Birds

Birds should be treated like small animals. They generally hate the idea of being trapped in a small space that is constantly moving. Give your birds plenty of “sit still” time when you travel, if you can at all afford to do so.

 

Horses

Horses are used to traveling as they are often transported in a variety of places, weather conditions, and temperatures every day in the United States. These animals can handle hours of driving, but deserve the opportunity to stop and take a break just like you do. Still, if you are in a hurry, your horse will be able to handle the longer hours of the trip.


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How to Prepare to Buy Your First Home
Posted on Sat, 10 Jun 2017, 10:45:00 AM  in Home buying tips
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One of the most exciting steps to take as an adult is to purchase your first home. Home ownership is considered to be a wise investment that can pay off in future years. When you want to prepare to buy your first home, you'll need to follow a few tips.

 

Save for the Down Payment

You'll need a down payment to purchase a home to secure the purchase. The amount of money that you save will influence how much you pay on your mortgage each month, making it necessary to set aside as much as possible. The type of loan that you choose will also influence the minimum amount of money that you'll need for the down payment. Most people save five to 20 percent of the selling price of the home.

 

Secure Your Employmenthow to prepare for your first home

You'll need to have a record of steady employment before you apply for a home loan. Lenders will want to trust that you'll be capable of making the payments each month and that you won't get behind with the amount of money that you owe. You'll need to have at least one year of work from the same employer to be taken seriously with your loan application. Avoid changing jobs after submitting the application and don't become self-employed, which can cause you to be turned down for a home loan.

 

It's also necessary to calculate your debt-income ratio, which will affect how much you can afford. Pay off as much debt as possible before you submit the loan to ensure that you can borrow more money.

 

Determine Your Budget

Knowing your budget is essential to finding the right home to purchase before you begin to shop around. You'll need to add up all of your income for your household, which can include side jobs that you work. Multiply the amount by two or three or calculate 30 percent of your gross income to get an idea of what you can afford. You'll also need to take other costs of home ownership into consideration, which includes property taxes, repairs, and association fees. The interest rate that you lock in will also affect the overall price of the house, along with the term that you select. You may want to wait to purchase the home during certain times of the year when interest rates may drop.

 

It's also important to set aside extra money for the cost of new furniture, window treatments, and appliances that you'll need to purchase after moving into the property.

 

Increase Your Credit Score

Lenders will take a close look at your credit score to determine if you have a good history with repaying your debt and managing your money. Your credit score will increase if you make your payments on time on your loans or credit cards. Paying off the balances and utilizing 20 percent of the available balance will also boost the score. You can lock in a lower interest rate if you increase your credit score, which can save hundreds to thousands of dollars each year on your mortgage payment.

 

You'll also want to remove errors that are present on your credit history. Credit bureaus are prone to making mistakes or confusing your name with another individual that has a credit history.

 

When you're ready to purchase your first home, you can have a smooth and successful process with the right steps taken. By planning and preparing ahead of time, you can have peace of mind knowing that you'll find the perfect starter home to call your own.


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Questions That You Should Ask Your Sales Representative About Selling Your Home
Posted on Wed, 31 May 2017, 02:10:00 PM  in Home selling tips
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Questions That You Should Ask Your Sales Representative About Selling Your Home

Have you come to the conclusion that you need to sell your house or that you would like to sell your house in favor of a house that better meets your needs? There are plenty of reasons that would put you in the position of selling your house.

Unless you have sold a great deal of houses on your own, you will likely need just a little bit of help. A sales representative will help you sell your house, but you should put together a list of questions to ask them in order to make the process easier for you and everyone else involved.

Here are a few questions that you may use as a guideline to help get the information you need from your sales representative:

 

What Are Your Qualifications?

Questions That You Should Ask Your Sales Representative About Selling Your HomeWhen you ask your sales representative what qualifications they have to sell your house for you, you should be looking for them to offer up their certifications, licenses, and sales experience. If they do not do this, prompt them for this important set of information.

 

How Flexible Will You Be With Me?

The best sales representative will be just as flexible with you as you are willing to be with them. They understand that there are plenty of factors that may speed up or halt the sale of your home. If you are willing to be flexible with them and keep an open line of communication, you are likely to get the same out of them. If they are unwilling to agree to be flexible, then you can search for another agent that is willing to be flexible with you.

 

How Long Should This Process Take?

The length of your process really can vary depending on how quickly you need to sell the house, how much you are willing to accept for the home, and how available you are for meetings, visitations, and contacts. You may expect to hear that the sale of your home may take a few months to a year or more depending on how flexible you are willing to be with your agent and any potential buyers that would like to make you a reasonable offer. You may also expect to have a different timeline than your cousin did when they sold their lake house last summer.

 

How Much Is My House Worth? Why?

The value of your house can be affected by more than one hundred different factors ranging from the neighborhood that you live in to the distance your home is from an attractive body of water like a lake or river. Your sales representative will also recommend a price to you that will be competitive with the other homes on the market so you may not have as much to say about price as you thought going into a consultation. Feel free to ask questions about why your house is valued at the price they suggest and if there is anything you can do to get just a little more money out of it when you list it for sale.

 

What Would You Suggest Be My Next Step After This Consultation?

You may have a few options for how you will choose to continue on to the next step of actually selling your house. Your sales representative may recommend anything from having your house staged, taking photos for an online website, or helping to write a short description to simply trying to settle on a price that would make sense to you and se em appealing to potential buyers.


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Preparing The Baby’s Room In Your New Home If You Are Expecting
Posted on Sat, 20 May 2017, 02:05:00 PM  in Home buying tips
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Preparing The Baby’s Room In Your New Home If You Are Expecting

Have you just signed the papers from your sales representative on the new Canadian home that you just purchase? Congratulations on being new homeowners. Are you now happily expecting? That deserves a second round of congratulations.

If you are expecting and have just moved into your new home, you may be experiencing feelings of being intensely overwhelmed. This new home obviously has a room for your baby, but this may be your only chance to do this right from the very start of the process. So without any further ado let us get started.

 

Start Your Planning Now

Preparing The Baby’s Room In Your New Home If You Are ExpectingYou can start planning for how you are going to use the space even before you buy anything for the room. You can think about where you would like to put the dresser. Which direction you would like the diaper changing table to be facing, and which part of the room you would like to set up the crib. Past that, you can start planning for bookcases, rocking chairs, and any other items you would like to have to complete the room so that you know where everything will go before you buy it. There are few things worse than getting excited to decorate a baby room, going to the store and buying everything you want, and then having to return something or put it in another area of the house because it simply won’t fit in your baby’s room.

 

Start Buying The Big Things First

There are certain things that you know that you are going to need no matter what. If you are newly pregnant and do not known the sex of your baby, then you can start purchasing things that are gender neutral or things that can easily be decorated for baby boys or baby girls. You know for certain that you are going to need a crib, a changing table, and a carseat, and a baby carrier. You will likely also be needing a stroller and a high chair. Get these items first because you know that they will be the most expensive as well as gender neutral. It is always better to get the big items first when you are able to put them together than it is to wait and possibly struggle just a bit more.

 

Start The Process Of Personalization

Fast forward a few weeks if you started this process of preparing the baby’s room early and you will find yourself in one of two positions. You will either know the sex of your baby because you have chosen to know or you will choose to keep your baby’s sex a secret until they are born. This will make a big impact on how you choose to personalize your baby’s room.

If you choose not to know the sex of your baby, you will need to buy gender neutral baby items to personalize their room. This could be anything from animal themes, nature themes, starry night themes, or color themes. You cannot go wrong with yellows, browns, greys, greens, and oranges. Depending on the theme you may even be able to get away with blues and reds that fit both baby girl and baby boy themes. If you choose to know the sex of your baby then the process of personalization can get even more detailed. Not only will you be able to choose a theme for your baby, you will also be able to plan for a name and have that name printed on items from paintings and pictures to baby blankets and onesies. You may also be able to do this if you have picked a gender neutral name.


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What To Do To Thank Your Sales Representative
Posted on Fri, 31 Mar 2017, 02:45:00 PM  in My services
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Has your real estate agent been a total angel throughout the process? Have they made your life easier by taking on each and every burden with a bright and caring smile? If you have had one of the best experiences of your life working with your real estate agent, then you are one of the luckiest people to have ever bought or sold a house in Canada. Make the time to thank them for their incredible work.

 What To Do To Thank Your Sales Representative

Send Them A Small Gift

If your real estate agent has been a total gem throughout the process, make sure to let them know. If you can afford to do so, send them a small but meaningful gift. Maybe you noticed that they love daisies or that they can’t get enough dark chocolate to soothe their cravings. Make a small note and have a package sent to their office. It will show everyone in the office that your real estate agent has gone above and beyond to help you throughout your process, inspire others to want to do the same, and will make your agent truly feel appreciated for all of the work that they have poured into your sale or purchase. It will show them that you care and that you took the time to learn about them in the same way that they took the time to learn about you. It is one of the few gifts in life that can be shared and received equally.

 

Take Your Agent Out To A Good Meal At Their Favorite Restaurant

Sure, your agent can probably pay for their own food. Maybe they pack a lunch most days or are on the go often. But, wouldn’t you like to take a little bit of their free time and show them what it means to you? Most real estate agents are real people just like you and your family members, so they will appreciate a little tender loving and appreciation. Most people like to eat every once in awhile, and very few people will turn down the prospect of free food from their favorite restaurant.

While you cannot force them to eat out with you if they do not want to, make sure that you at least offer if you are capable. The sentiment of offering often does just the same amount of work as the actual meal itself.

 

Write Your Agent A Heart-Felt Letter

Your agent really is a real person with real feelings. Maybe they turned you down for a meal, maybe they are allergic to flowers, or maybe they are just quiet and reserved in their own personal free time. All people, yourself included, like to know they are appreciated. All people like to know that what they have worked so hard to do has been noticed. If you can’t afford to spend a lot of money, or you just don’t know much about your agent’s personal preferences, send them a letter. Make it as heart-felt and sincere as you can. Tell them about your frustrations and how they worked to ease them. There is little you can say in appreciation that will make them upset, angry, or unnoticed.

If you have noticed small deeds of kindness from your agent, make sure to include those as well. They will be impressed that you noticed all of the small details. Remember, nothing is too small to be appreciated, including the one night call you had to them that woke them from their sleep on a random Sunday.


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How to Invest in Real Estate
Posted on Wed, 30 Nov 2016, 05:00:00 PM  in Home buying tips
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Every investor knows that real estate is one of the most lucrative industries that anyone can put their money in. This is because as the population grows steadily, the supply of housing is declining, and when the demand surpasses supply, the cost of the commodity goes up. On the average, real estate property costs have been appreciating across the country for the past five decades or so. The cost is expected to get even higher in some areas as the economy continues to grow. If you are wondering where to put your money next, here are some reasons why Canada would be the best place to start.How to Invest in Real Estate

If you are a foreigner, the first thing you need to understand is that you do not need to look for citizenship to qualify as a buyer of Canadian real estate. As a matter of fact, even Canadian natives that haven’t been living here for more than 6 months are considered non-residents and the same rules would apply to them if they were to start buying property. While you can acquire property from any part of the country as a foreigner, it does not give you any immigration rights. If you want to settle there, you still need to go through the same registration processes that everyone else goes through.

Another great thing about investing here as a foreigner, is that it is possible to get financing for the house. There are mortgage companies and other lenders that will help you get the finances you need to buy. The only difference is that you will be needed to pay a larger amount as down payment. This is however, understandable. The payable down payment is normally 35 percent of the total housing cost. In addition, you will need to prove that your income is enough to help you make the meet the monthly mortgage payments. The lenders may need documents and witnesses to show that you can afford the estate. The mortgage rates may be a little higher for you than they will be for the local, still, they are more attractive than local rates.

Another consideration to make is the taxes that will be connected to the purchase. As an investor, it is important to understand how buying property will affect you from the tax perspective. Here is a general guideline that gives you an idea on how the business works:

  • If you buy in Toronto, the taxes may be the same as those of the Canada native. When you use the property as your residence, you might even get the same land transfer tax rebates as the locals.
  • When selling real estate, there are strict rules and regulations. Failure to comply with the CRA’s rates will lead to heavy penalties. The CRA’s website contains details on the tax obligations of the foreigner who wants to sell property in Canada.

Insuring the property as a foreigner is not going to be easy. The people who get insured have to pay considerably higher rates than the natives. However, this should not deter you because the cost of real estate is very affordable, which makes up for the little extras here and there. Just make sure that you have insurance before making an offer.

When making an offer, understand that it is possible to get most of the same services physically as you would get online. For instance, you can get a realtor to guide you through property selections; however, they will need you to sign the documents in person. When selecting a realtor to work with, go for the one that has been working with foreigners for sometime because they will understand the processes best.


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8 Easy Ways to Get Your Home Ready Fast
Posted on Fri, 30 Sep 2016, 02:05:00 PM  in Home selling tips
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8 Easy Ways to Get Your Home Ready FastYour real estate agent calls to say that she has a potential buyer who is very interested in looking at your home. The problem? The buyer wants to come right now. To make things worse, you just got home from work and your house looks like a tornado blew through it. Relax, here are 5 easy things that you can do right now to get your home ready in no time at all.

#1 Create Light

Buyers love homes that have lots of light. Dimly lit homes feel depressing, dirty and small. Therefore, let in the light. It takes just a few minutes to open the blinds or drapes and flood your home with light. Opening the windows also show off your lawn and flowers.

#2 Take out the Garbage

There is nothing more unappealing that garbage cans overflowing with garbage. Therefore, empty all trash cans, even if you keep them in a cabinet out of sight. Bad smells can really turn buyers off and many sellers do not notice smells as they become immune. For this reason, spray garbage cans down with Lysol after you empty them even if you do not think that they smell bad.

#3 Tidy up Bathrooms

No one wants to look at a dirty bathroom. Although you may not have time for a deep cleaning, spray all bathroom surfaces with a disinfecting spray cleaner and wipe down. Squirt your favorite scented toilet bowl cleaner in all toilets and use a toilet bowl brush to clean.

#4 Make the Beds

A neatly made bed will leave a good impression on buyers. Plus, it will make your bedrooms appear larger. Go through all of your bedrooms and make sure that each bed is tidy. While you are in the bedroom, stash clothing or other items laying on the floor in a box under the bed or in a closet.

#5 Clean Your Countertops

Your countertops will appear bigger and more organized when there are fewer things on them. Therefore, remove as many things as possible. Stow items in drawers and cabinets to give the illusion of a nice big kitchen. Wipe down all counter tops with a kitchen cleaner spray.

#6 Take Fido for a Walk

Although you may love Spot, potential buyers may not be dog people or cat people for that matter. Some buyers will not even step foot in the door if there is a pet in the home, especially if they are allergic. So, if possible, take Spot for a walk before buyers stop by. Clean up and eliminate as many signs of your pet as possible. Throw pet toys in a drawer. Stash away the litter box. Vacuum pet hairs from the floor and furniture. Keep a pet odor eliminator on hand for last-minute showings and spray the house.

#7 Don’t Forget About the Outside

In your rush to tidy up the inside of your home, do not forget about the exterior. Pick up any Trash laying on the ground and sweep the sidewalks. If you have garbage bins or other storage containers outside of your home, pull them inside the garage.

#8 Make Yourself Disappear

The final thing to do before the showing is to leave the house. The buyer will not feel comfortable asking the agent questions about your home with you lingering around.

 


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How to Determine if You're Ready to Buy a Home
Posted on Tue, 20 Sep 2016, 02:00:00 PM  in Home buying tips
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How to Determine if Youre Ready to Buy a HomeMost people dream of owning their own home and making an investment that can pay off in future years. Purchasing a residential property is an important step that marks new beginnings for many couples and families. To ensure that you're prepared for buying your first home, there are a few important factors to evaluate.

Stable Employment

It's important to have at least two years of experience at the same employer to ensure that you aren't at risk of losing your job in the near future. Lenders want to ensure that they can trust you with making the mortgage payment on time and can have stability with earning an income. Avoid changing jobs after submitting your application for a home loan and don't avoid taking a job that causes you to earn a lower salary.

Determine What You Can Afford

You'll need to crunch a few numbers before house shopping to determine what you can afford once you begin paying for a mortgage each month. Experts recommend mulitplying your household income by two or three to estimate the type of home you can shop for. It's also important to consider additional expenses that are associated with home ownership, which includes the cost of utilities, taxes, homeowner's insurance and HOA fees.

As a homeowner, you'll also need to be able to afford to maintain the property to ensure that it increases in value. This will require that you make minor repairs or hire professionals to replace the roof in due time. Failing to maintain the property can cause you to lose money on the home when it's time to list it on the market in future years.

Low Debt-to-Income Ratio

Your debt-to-income ratio is one of the main factors that is evaluated by lenders to determine if you have a strong financial standing. You'll need to pay off your debt when it comes to auto loans or credit card debt that you've accumulated over the years. This will increase your credit score with the loan that you obtain and can make it easier to afford your mortgage payments.

You Don't Plan to Move in the Near Future

Experts recommend that buyers are willing to settle down for several years when buying a home to avoid financial loss that can occur with selling a home too quickly. You should be ready to live at the residence for at least five years to avoid relocating too soon.

You Have a High Credit Score

Your credit score is a way for lenders to judge your financial standing and how well you manage your money. Increase your credit score by paying down outstanding debts, making your payments on time, and avoid closing out accounts that can reduce the length of your credit history. You can also review your credit report by obtaining a copy through Equifax Canada or TransUnion Canada to look for errors that may be present to ensure that they are removed before obtaining a home loan. Your credit score will influence your interest rate of your loan, making it important to increase the score before submitting an application to a lender.

You've Saved for a Down Payment

Saving for a down payment is crucial to ensure that you can secure a home loan and reduce your monthly payment on your mortgage. Save five to 20 percent of the value of a home you want to purchase for the down payment. You'll also need additional savings for the closing costs, which inclues title insurance, lawyer fees, taxes and appraisals.

 


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Decorate Your Home for Autumn
Posted on Sat, 10 Sep 2016, 01:50:00 PM  in Home selling tips
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Decorate Your Home for AutumnWhen you are showing your home to potential buyers in the autumn, it is a good idea to have current decor in several rooms. Anyone shopping for a new home will want to visualize living inside the home. Autumn is an excellent time to sell a home because the weather is cooler, and many individuals want to move into a home before it begins snowing. You can create an attractive exterior ambience for your home by placing gourds and pumpkins on a front porch. It is also a good idea to hang a wreath of colorful autumn leaves on the front door.

Keep Your Home’s Exterior in Good Condition

If you have trees in your yard that are dropping leaves, then don’t allow a lot of the debris to build up on your property because potential buyers do not want to think about raking up the mess. Create curb appeal for your home by making sure to trim the shrubs. When your home has peeling paint on its siding or shutters, paint the items to improve the appearance of the property. In addition, clean the debris from a home’s rain gutters and downspouts to avoid having water dripping down the side of the building when buyers stop by.

Decorate with Pinecones and Colorful Corn

Inside your home, you can decorate with natural items such as the pinecones from your lawn’s trees. Find some wicker baskets to hold an assortment of pinecones that are placed on top of colorful fall leaves. Additional items to place in wicker baskets on end tables or a fireplace mantle include calico corn that has bright-red kernels or miniature pumpkins. If you want to protect the pumpkins and corn from insects, then use clear glass canisters that have lids.

Use Autumn Flowers to Decorate Your Home

Clay flowerpots are a perfect way to display plants in your home in the autumn. Choose chrysanthemums or helenium flowers that have deep orange, bright red or vibrant yellow blooms. You can place large flowerpots outside your home in window boxes along with using smaller flowerpots inside your home on bookshelves. When you shop at a craft store, look for garlands that have artificial flowers to hang over the tops of mirrors. Don’t forget to decorate the upstairs of your home in addition to the downstairs to create an attractive autumn feeling.

Make Fabric Items for Your Home

In addition to using traditional accessories in your home in the autumn, you can decorate with fabric items. Make throw pillows for your living room’s upholstered furniture to create an autumn ambience. Hang a fabric wreath on a wall in a dining room, or place a fabric pumpkin on the middle of a dining room table. You can also make tablecloths or place mats from bright orange or yellow fabric to place on a table. If you still have outdoor furniture in your backyard, then you can use waterproof fabric to make cushions for chairs and chaises.

Create Autumn Fragrance in a Home

You can also have an autumn scent in your home by using candles that have a pumpkin or cinnamon apple fragrance. To keep your home smelling wonderful, use some of your wicker baskets to hold scented potpourri in the bathrooms. If you know that potential buyers are arriving to look at your home, then prepare a simmer pot on a stove that contains nutmeg, orange rinds and cinnamon. The delicious scent from this mixture in your home can help you to sell a home faster.

 


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The Best Locations To Consider Buying A Home
Posted on Tue, 30 Aug 2016, 12:25:00 PM  in My services
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When you start to think about the process of buying a home, there are many things that any consumer will want to consider. However, one of the biggest things that you need to remember is it's not truly about what the house does or doesn't look like; it's about where the house is. After all, while you can truly change a lot of the features and finishes in a house, you won't be able to pick it up and move it to another location. That's why when you start to think about the process of home hunting and looking for the perfect house to call your own, you need to think about one of the following.

Proximity to Work

locationsWhen you imagine the perfect home you should think about the cost that it will take to live in that home. However, cost isn't just dollars towards a mortgage. There are many other costs that go into living in a house and one of the biggest ones is work. If you are like many people out there then you could be working as much as 250+ days per year, and that means over 500 one way trips between your home and your place of employment. Do you really want to spend countless hours or countless dollars just driving back and forth?

One of the most important things you can do is minimizing the costs of fuel and the wear and tear on your car as well as the hours you spend driving behind the wheel of a vehicle just by living as close to your work as you can. You will not only give yourself back a "raise" in terms of the saved costs, but you will also give yourself back time from a minimal commute.

Downtime Centrally Located

If possible, live where you want to be. Too many people will get too caught up in trying to find the perfect house, but then between work, family, and their social life all being in different areas they realize that they never actually spend time in their home. That's why what you will want to do is figure out a way to live in an area that you already like. If you want to live by a pond or a lake, then get a house that is close to it. If you want to be downtown or by a stadium, make sure you are only a few blocks away. If you minimize the time you spend commuting to other places then that will be more time you can spend at home and actually enjoying where you live.

School District

When you think about the point of living in a great school district then you should realize you are actually satisfying just a few things but very important things. Not only does a good school district mean that your children will probably have a great shot at a wonderful education down the line, but it also means your house will have higher values and your crime rate should be low. Good school districts mean that people want to move into them and will spend more money to be in them as well. It also means parents will want to be involved, the community will be respectful, and the problems are minimized.

When you consider all of these items you realize it's not about the schools themselves but rather it is about the socioeconomic status that comes with being in a good school district. If that is something you are able to capitalize on then it will truly help your home value and your quality of life.


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Greater Baton Rouge Assoc. of REALTORS® Last Updated: 6/23/2017 1:25:46 PM

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