Month: March 2026

Introduction to Leasehold Reform and Ground Rents

Posted on by LV-Admin

Leasehold properties constitute a significant portion of the UK housing market, particularly in urban centres. Unlike freehold ownership, leaseholders own the property for a fixed term but not the land on which it stands. Ground rent represents the financial obligation paid to the freeholder for the right to occupy the property.

Over the years, concerns over high ground rents, escalating lease costs, and restrictive lease terms have prompted the UK government to implement a series of leasehold reforms. These reforms are designed to make leasehold ownership fairer, protect homeowners from unfair financial practices, and simplify legal procedures.

Understanding these reforms and their implications is crucial for anyone purchasing or currently owning a leasehold property. It allows homeowners to manage financial obligations, protect property value, and exercise their legal rights effectively.

1. Understanding Ground Rents

Ground rent is a recurring payment required under the terms of a lease. It is typically stipulated in the lease agreement and may be fixed or subject to periodic increases. While historically, ground rents were nominal, some modern leases included provisions for substantial increases over time, creating financial strain for homeowners.

Ground rents are more than just a cost. They can affect a property’s market value, mortgage eligibility, and future sale potential. Leaseholders need to understand how ground rents are calculated, how increases occur, and what legislative changes influence these obligations.

Additionally, ground rents form part of the broader legal relationship between leaseholder and freeholder, influencing rights such as lease extension and enfranchisement. Knowledge of these terms is essential for effective property management.

2. Key Principles of UK Leasehold Reform

The UK government has introduced reforms to address longstanding issues in the leasehold sector. These reforms focus on fairness, transparency, and the protection of leaseholder interests.

Major principles of leasehold reform include:

  1. Reduction or Elimination of Ground Rents: New residential leases generally feature zero ground rent, removing a source of financial uncertainty.
  2. Simplified Lease Extensions: The process for extending a lease has been streamlined, allowing leaseholders to extend their leases more easily and at fairer costs.
  3. Greater Transparency: Developers and freeholders must clearly outline ground rent terms in lease agreements, ensuring leaseholders are fully informed before purchase.
  4. Enhanced Legal Rights: Leaseholders have stronger protections against unfair terms, including the ability to challenge excessive ground rents or restrictive clauses.

These reforms aim to create a more balanced relationship between leaseholders and freeholders, reducing disputes and providing long-term financial security.

Also read more about: What Is Ground Rent in Leasehold Properties?

3. Implications of Leasehold Reform on Ground Rents

Leasehold reforms have far-reaching consequences for leaseholders. One of the most notable effects is financial relief. Limiting ground rent increases reduces uncertainty and allows homeowners to plan their finances more effectively.

From a property perspective, fair and transparent ground rents help maintain market value and make leasehold properties easier to sell or mortgage. Legal clarity provided by reforms also helps prevent disputes between leaseholders and freeholders, creating a predictable framework for property management.

Despite reforms, existing leases with high ground rents or short remaining terms may still present challenges. Professional assessment and advice are essential to navigate these obligations, evaluate lease extension options, and understand the impact on property valuation.

4. Legal Considerations in Leasehold Management

Understanding legal rights and obligations is critical for leaseholders. Ground rent clauses form part of a binding legal contract and must be interpreted in the context of UK property law. Recent reforms provide clearer legal pathways for leaseholders seeking to extend leases or acquire the freehold, offering protection against excessive charges.

Leaseholders should also be aware of statutory provisions governing lease extensions and enfranchisement. These provisions allow homeowners to extend leases at predictable costs, often calculated using professional valuation methods. Being aware of legal rights ensures that leaseholders can protect both financial and property interests effectively.

lease extension advisory service

5. Role of Valuation and Professional Advice

Professional leasehold valuation is an essential tool for homeowners navigating ground rent and leasehold reforms. Qualified surveyors can assess the financial implications of lease extensions, calculate premiums for enfranchisement, and provide guidance on ground rent adjustments in line with legislation.

Services such as Leasehold Valuations offer comprehensive support, including valuation, legal guidance, and negotiation assistance with freeholders. Engaging professional expertise ensures decisions are informed, financially sound, and legally compliant. It also reduces the risk of disputes and helps leaseholders make long-term plans confidently.

6. Practical Steps for Leaseholders

Leaseholders can take proactive steps to manage ground rent effectively and benefit from reforms:

  1. Review lease agreements to fully understand ground rent obligations and escalation clauses.
  2. Seek professional valuation to assess lease extension or enfranchisement options.
  3. Stay informed on legislative developments to ensure legal rights are exercised correctly.
  4. Engage expert advice to navigate interactions with freeholders and protect property interests.

These steps help ensure that homeowners remain in control of their financial and legal position while taking advantage of reforms designed to improve fairness in leasehold ownership.

Final Thought:

Leasehold reform has transformed ground rent obligations in the UK, creating a more transparent and equitable framework for homeowners. Understanding ground rents, lease extension rights, and statutory protections is essential for managing leasehold properties effectively.

Specialist services, such as those provided by Leasehold Valuations, play a vital role in supporting homeowners. They provide accurate valuation, legal guidance, and negotiation assistance, enabling leaseholders to make informed decisions and secure long-term financial and property interests. Staying informed and proactive ensures homeowners can fully benefit from the protections offered by UK leasehold reforms.

 

What is a Statutory Lease Extension?

Posted on by LV-Admin

A statutory lease extension is a legal process that allows leaseholders in the UK to extend the term of their lease under statutory rights. It ensures that leaseholders can secure a longer lease period, usually at a fair price, without being subjected to arbitrary terms from the freeholder.

Understanding this process is essential for any property owner in the UK looking to protect the value of their leasehold home.

1. The Basics of a Statutory Lease Extension

A statutory lease extension is governed by the Leasehold Reform, Housing and Urban Development Act 1993. This legislation provides leaseholders of flats with a legal right to extend their lease by an additional 90 years on top of the existing term, while also reducing the ground rent to zero.

Key Points:

  • Only leaseholders of residential flats qualify.
  • The lease must have been originally granted for more than 21 years.
  • The process allows leaseholders to negotiate a premium (price) for the extension, which is typically based on a professional valuation.

By securing a statutory lease extension, a property owner can protect the market value of their home and make it more appealing to future buyers.

2. Eligibility for a Statutory Lease Extension

To qualify for a statutory lease extension in the UK, you must meet certain conditions:

  1. Property Type: The property must be a residential flat or house held on a long lease.
  2. Current Lease Term: There’s no restriction on the current length, but the cost and negotiation approach will differ depending on whether the lease is long or short.

If you meet these requirements, you can formally request a statutory lease extension from the freeholder.

3. How a Statutory Lease Extension Works

The statutory lease extension process generally involves the following steps:

1. Serving a Section 42 Notice

The leaseholder begins by serving a Section 42 Notice to the freeholder. This notice outlines:

  • The request for a lease extension
  • Proposed terms for the new lease
  • The premium the leaseholder is prepared to pay

2. Freeholder Response

The freeholder has two months to respond with a Section 45 Counter Notice, stating whether they accept the terms or propose modifications.

3. Negotiation

Most statutory lease extensions require negotiation over the premium. This is where professional advice is crucial, as the price depends on factors such as:

  • Remaining lease term
  • Ground rent
  • Market value of the property

4. Formalising the Extension

Once an agreement is reached, the lease extension is formalised legally. The new lease will add 90 years to the existing term, and the ground rent will usually be reduced to zero, ensuring long-term value for the property.

lease extension advisory service

4. Costs of a Statutory Lease Extension

The cost of a statutory lease extension is often divided into three main components:

  1. The Premium – The agreed-upon cost for extending the lease is known as the premium.
  2. Valuation Fees – Costs for a professional valuation to determine the fair premium.
  3. Legal Fees – Fees for solicitors handling the lease extension process.

Using expert services ensures that you pay a fair price and avoid disputes with the freeholder.

Also read more about: https://www.leaseholdvaluations.com/can-a-bank-give-a-mortgage-for-a-lease-extension/

5. Benefits of a Statutory Lease Extension

A statutory lease extension offers several advantages for leaseholders:

  • Protects Property Value: Homes with longer leases are more attractive to buyers and mortgage lenders.
  • Reduces Ground Rent: Ground rent is typically reduced to zero, saving money long-term.
  • Legal Certainty: Offers clear legal rights and a structured process, reducing potential conflicts with the freeholder.
  • Future Security: Extending the lease early prevents costly premiums and complicated negotiations later.

6. When to Consider a Statutory Lease Extension

Experts usually advise leaseholders to begin the extension process before the lease drops below 80 years, as the cost increases significantly once the lease is short. Early action can safeguard property value and simplify negotiations.

7. How Professional Services Can Help

A statutory lease extension involves complex legal and valuation considerations. Professional services, like those provided by Leasehold Valuations, can guide leaseholders through the entire process:

  • Expert lease valuation to determine a fair premium
  • Assistance with Section 42 and 45 notices
  • Negotiation support to ensure optimal terms
  • Legal and procedural advice to prevent disputes

These services make the process smoother, cost-effective, and ensure that your rights as a leaseholder are fully protected.

Final Thought

A statutory lease extension is more than just a legal formality; it is a crucial step for protecting the value of your leasehold property in the UK. By understanding the process and seeking expert guidance, leaseholders can secure long-term financial benefits and peace of mind. Leasehold Valuations offers the knowledge and support needed to navigate this process effectively, helping leaseholders make informed decisions that preserve both property value and future security.

How to Calculate the Cost of a Lease Extension

Posted on by LV-Admin

Extending a lease is a significant consideration for leaseholders across the UK. The process can affect property value, mortgage eligibility, and overall market appeal. Understanding the cost of a lease extension is essential for making informed decisions and negotiating a fair premium with the freeholder. While the process may seem complex, it is manageable when approached systematically and with professional guidance.

1. Understanding Lease Extensions

A lease extension involves increasing the remaining term of a leasehold property. Leaseholders of flats typically have the right to extend their lease by 90 years under UK law, while houses are often eligible for extensions of 50 years. Lease extensions also generally include the option to reduce ground rent to a nominal amount, often referred to as a “peppercorn.”

The benefits of extending a lease include enhanced property value, improved marketability, and reduced risk of complications when selling or remortgaging. It is important to act early, as the cost of extending a lease rises as the remaining term decreases. Legal provisions, such as the inclusion of marriage value for leases under 80 years, play a key role in determining the premium.

2. Key Factors Affecting Lease Extension Costs

Several factors influence the cost of a lease extension:

  1. Remaining Lease Term: The length of the current lease is a primary determinant of the premium. Shorter leases generally result in higher costs due to reduced security for the leaseholder.
  2. Property Value: The current market value of the property is used as a basis for the premium calculation. Properties with higher market value generally attract higher lease extension costs.
  3. Ground Rent: Both current and future ground rent payments are factored into the calculation. Leases with escalating ground rents or unusual clauses can increase the cost of extending the lease.
  4. Marriage Value: For leases with fewer than 80 years remaining, marriage value represents the increase in property value resulting from the lease extension. This value is typically shared equally between the leaseholder and freeholder.
  5. Professional Fees: Costs for surveyors, valuations, and legal representation should be considered part of the overall cost. These fees are essential for ensuring accuracy and protecting the leaseholder’s interests.

Understanding these factors provides a strong foundation for calculating the cost of a lease extension and preparing for negotiations with the freeholder.

Also read more about: How to Calculate a Lease Extension Valuation?

3. Step-by-Step Calculation Process

1. Gather Lease and Property Information

The first step is to collect all relevant documentation. This includes the current lease agreement, property deeds, and any previous valuations. Special attention should be given to the remaining lease term, ground rent clauses, and any legal restrictions or obligations outlined in the lease. Having this information ready is essential for accurate valuation and negotiation.

2. Determine Property Value

Professional valuation is a crucial component of calculating lease extension costs. Surveyors and RICS-certified professionals assess the current market value of the property as if it had a long lease. This ensures that the premium reflects fair market conditions and protects the leaseholder from overpaying.

3. Calculate Premium Components

The premium for a lease extension calculator generally consists of three key components:

  • Reversion Value: This is the estimated value of the property at the end of the lease. It reflects the investment that the freeholder will regain once the lease expires.
  • Capitalised Ground Rent: The present value of all future ground rent payments is calculated as part of the premium. This ensures that future obligations are accurately accounted for in the overall cost.
  • Marriage Value: For leases under 80 years, the increase in property value resulting from the lease extension is shared between the leaseholder and freeholder. This ensures fairness in the financial benefits derived from extending the lease.

4. Engage Professional Advice

Given the complexity of leasehold law and property valuation, professional advice is essential. Surveyors provide accurate valuations, consider legal nuances, and ensure that all financial factors are properly accounted for. Solicitors experienced in leasehold law can also assist with negotiation and legal documentation, ensuring compliance with statutory requirements.

4. Importance of Professional Support

Lease extension valuations are highly specialised. Services provided by experts, such as Leasehold Valuations, offer comprehensive support for leaseholders. These services include accurate property valuations, detailed calculations of lease extension premiums, guidance on statutory rights, and assistance with negotiations. Professional support helps protect the leaseholder’s investment and ensures that the extension process is smooth and legally compliant.

lease extension advisory service

5. Common Mistakes to Avoid

  1. Delaying the Extension: Costs increase as the lease term decreases. Acting early can significantly reduce financial outlay.
  2. Ignoring Marriage Value: For leases under 80 years, failing to consider marriage value can lead to inaccurate calculations and overpayment.
  3. Skipping Professional Advice: DIY calculations often fail to account for market trends, legal requirements, and ground rent factors.
  4. Overlooking Lease Clauses: Special clauses, such as escalating ground rents or restrictive covenants, can significantly affect the premium.

Avoiding these mistakes helps leaseholders achieve a fair outcome and reduces the likelihood of disputes with the freeholder.

6. Timeline and Steps to Completion

The lease extension process typically takes several months and involves:

  1. Obtaining a professional valuation
  2. Serving a formal notice to the freeholder
  3. Negotiating the lease extension premium
  4. Completing the legal documentation
  5. Registering the extended lease with the Land Registry

Professional guidance ensures that each step is handled efficiently, minimising delays and mitigating potential legal or financial risks.

7. Benefits of Calculating Costs Accurately

Accurately calculating the cost of a lease extension allows leaseholders to:

  • Negotiate a fair premium with confidence
  • Avoid overpayment or unnecessary legal disputes
  • Plan financially for both the extension premium and associated professional fees
  • Ensure the long-term security and value of the property

A thorough understanding of the factors involved and a structured calculation approach provides peace of mind and protects the leaseholder’s interests.

Final Thoughts

Calculating the cost of a lease extension requires careful consideration of property value, remaining lease term, ground rent, and marriage value. Engaging professional surveyors and legal advisers ensures accuracy, fairness, and compliance with statutory requirements. Services provided by Leasehold Valuations guide UK leaseholders through the valuation and negotiation process, safeguarding property value and long-term investment.

By approaching the process methodically and with professional support, leaseholders can secure a lease extension that provides both financial and legal security, ultimately protecting their property and its market value for the future.

 

 

Lease Extension vs Lease Renewal: Understanding the Difference in the UK

Posted on by LV-Admin

For many UK homeowners, leasehold property can feel unnecessarily complex. Terms such as lease extension and lease renewal are often used interchangeably, even though they refer to very different legal processes. Understanding the difference between the two is essential if you want to protect the value of your property, plan ahead, and avoid unexpected costs.

This guide explains what lease extension and lease renewal mean in the UK, how they differ, and when each option may apply to you as a leaseholder.

1. Understanding Leasehold Ownership in the UK

In a leasehold arrangement, you own the property for a fixed period of time, but not the land it stands on. The land remains owned by the freeholder. When the lease expires, ownership technically reverts to the freeholder unless action is taken.

Many residential leases start at 99 or 125 years, which can feel like a long time. However, once the lease term drops below certain thresholds, particularly 80 years, the property can lose value and become harder to sell or remortgage. This is why lease extension or renewal becomes an important consideration.

2. What Is a Lease Extension?

A lease extension is the legal process of increasing the remaining length of an existing lease. For most flat owners in England and Wales, this is a statutory right under the Leasehold Reform, Housing and Urban Development Act 1993.

Under this process, qualifying leaseholders are entitled to add 90 years to their existing lease term. Importantly, ground rent is reduced to a nominal amount, often referred to as a “peppercorn”.

Lease extensions are commonly used by residential leaseholders who want to secure the long-term value of their home and remove the risks associated with a short lease.

3. Why Lease Extensions Matter for Homeowners

As a lease shortens, the property typically becomes less attractive to buyers and lenders. Mortgage providers often refuse to lend on properties with short leases, which limits the pool of potential buyers.

Extending a lease can help to stabilise and even increase property value. It also provides peace of mind, as the extended term can last well beyond the leaseholder’s lifetime.

Another key factor is cost. Once a lease falls below 80 years, additional costs known as marriage value are usually payable. This makes early action financially sensible for many leaseholders.

Also read more about: How to Calculate a Lease Extension Valuation?

4. What Is a Lease Renewal?

A lease renewal involves replacing an existing lease with a new one, usually through negotiation with the freeholder. Unlike lease extensions, lease renewals are not always governed by statutory rights, particularly in residential cases.

Lease renewals are more common in commercial property or in situations where a leaseholder does not qualify for a statutory lease extension. The terms of the new lease, including length, rent, and conditions, are negotiated rather than fixed by legislation.

Because of this flexibility, renewals can vary significantly and may not always be favourable to the leaseholder without careful advice and valuation.

lease extension advisory service

5. Key Differences Between Lease Extension and Lease Renewal

Although both processes deal with extending occupancy rights, their legal basis and outcomes are very different.

A lease extension follows a structured legal framework, offering protection and predictable outcomes for qualifying leaseholders. A lease renewal, by contrast, relies on negotiation and agreement, which means terms can vary widely.

Lease extensions usually remove ground rent, while renewals may include revised or even increased rent terms. Leaseholders pursuing a renewal need to carefully assess whether the new lease genuinely improves their position.

6. Cost Implications to Consider

Both lease extensions and lease renewals involve costs, but how those costs are calculated differs.

In a lease extension, the premium payable to the freeholder is calculated using established valuation principles. These take into account factors such as remaining lease length, property value, and future income loss to the freeholder.

In a lease renewal, costs are less predictable. The freeholder may request higher payments, ongoing rent, or additional clauses. Without accurate valuation input, leaseholders risk agreeing to unfavourable terms.

This is why professional leasehold valuation plays a crucial role in both scenarios.

7. Legal Process and Timeframes

A statutory lease extension follows a defined legal route. It begins with serving a formal notice, followed by negotiation and, if necessary, tribunal determination. While structured, the process can take several months to complete.

Lease renewals do not follow a fixed timeline. Some renewals are agreed quickly, while others can become prolonged if negotiations stall or disagreements arise.

Understanding the expected timescale helps leaseholders plan, especially if selling or refinancing the property is a priority.

8. The Role of Professional Valuation

Valuation is at the heart of both lease extension and lease renewal decisions. An accurate assessment helps leaseholders understand what is fair, what is negotiable, and what could become costly in the long run.

Professional valuation supports informed decision-making by clarifying the financial impact of different options. It also strengthens the leaseholder’s position when dealing with freeholders or legal representatives.

For many leaseholders, having clear valuation insight removes uncertainty and reduces the risk of overpaying.

9. Making the Right Choice as a Leaseholder

Choosing between a lease extension and a lease renewal depends on your property type, lease length, and legal eligibility. Residential leaseholders with statutory rights often benefit most from a lease extension, while renewals may be relevant in commercial or non-qualifying cases.

The most important step is understanding your position early and seeking reliable professional guidance before costs escalate or options become limited.

Final Thoughts

Lease extension and lease renewal may sound similar, but they serve different purposes and carry different risks and benefits. Knowing the distinction allows leaseholders to act confidently and protect their long-term interests.

For UK leaseholders navigating these decisions, informed valuation insight is a crucial foundation. Exploring specialist leasehold valuation services, such as those provided by Leasehold Valuations, can help ensure that choices around extending or renewing a lease are based on clarity, fairness, and long-term value rather than uncertainty.

 

 

How Do I Choose a RICS Surveyor? A Practical Guide for UK Property Owners

Posted on by LV-Admin

Choosing a RICS surveyor is an important decision for any UK property owner, leaseholder, or freeholder. Whether you are extending a lease, considering enfranchisement, resolving a property dispute, or simply need an accurate valuation, the right surveyor can make the process clearer, fairer, and far less stressful.

With so many professionals offering surveying services, it’s natural to ask: how do I choose a RICS surveyor who is right for my situation? This guide breaks it down step by step, helping you understand what to look for, what to ask, and how to make an informed decision.

1. Understand What a RICS Surveyor Is

A RICS surveyor is a property professional regulated by the Royal Institution of Chartered Surveyors (RICS). This accreditation ensures the surveyor follows strict professional, ethical, and technical standards.

In practical terms, this means:

  1. Valuations are carried out using recognised methodologies
  2. Advice is impartial and evidence-based
  3. You are protected by professional accountability

For UK leaseholders and property owners, this level of regulation is especially important when valuations are used for legal or statutory purposes.

2. Be Clear About Why You Need a Surveyor

Before choosing a surveyor, it’s essential to understand your specific requirements. Not all surveyors specialise in the same areas.

Common reasons UK citizens need a RICS surveyor include:

  1. Lease extension valuations
  2. Freehold enfranchisement
  3. Leasehold reform advice
  4. Shared ownership valuations
  5. Expert witness or tribunal support

A general surveyor may not be suitable if your matter involves leasehold law or statutory valuation processes. In these cases, specialist experience matters more than broad coverage.

Also read more about:  What Is a Chartered Surveyor?

3. Look for Relevant Leasehold Experience

Leasehold property in England and Wales is a specialist area. Valuations for lease extensions or enfranchisement are not the same as open-market valuations.

When reviewing a surveyor:

  1. Check if they regularly work with leaseholders and freeholders
  2. Look for experience with statutory valuations under UK legislation
  3. Ensure they understand negotiation and tribunal processes

Surveyors who focus on leasehold valuations tend to have a deeper understanding of ground rent, reversionary value, and marriage value key components that affect outcomes.

lease extension advisory service

4. Check RICS Registration and Professional Standing

It may sound obvious, but always confirm the surveyor is RICS registered. You can do this through the official RICS directory.

Beyond registration, consider:

  1. Length of professional experience
  2. Ongoing professional development
  3. Whether the firm adheres to RICS Red Book valuation standards

These factors help ensure the advice you receive is robust and defensible, particularly if it may be used in negotiations or legal proceedings.

5. Assess How Clearly They Communicate

Property valuation can feel complex, especially when legal terminology is involved. A good RICS surveyor should be able to explain:

  1. How the valuation is calculated
  2. What factors influence the final figure
  3. What options are available to you

Clear communication builds trust and allows you to make decisions with confidence. If a surveyor avoids explaining their approach or relies heavily on jargon, that may be a warning sign.

 

6. Ask About Independence and Objectivity

One of the key benefits of using a RICS surveyor is impartial advice. It’s worth confirming that the surveyor:

  1. Acts independently
  2. Is not tied to selling additional services unnecessarily
  3. Focuses on evidence rather than assumptions

Independent valuation advice is especially valuable in leasehold negotiations, where differing interests can lead to conflicting figures.

7. Understand the Scope of Services Offered

Some surveying firms offer a narrow service, while others provide broader support across the leasehold journey. Depending on your needs, it can be helpful to work with professionals who understand the full process.

This may include:

  1. Initial valuation advice
  2. Negotiation support
  3. Tribunal or expert witness reports
  4. Guidance on next steps after valuation

Having continuity can reduce delays and ensure consistency in advice.

8. Compare Fees, But Don’t Choose on Price Alone

Cost is important, but it should not be the sole deciding factor. A low fee may not always represent value if the valuation lacks depth or accuracy.

When comparing fees:

  1. Ask what is included in the service
  2. Clarify whether follow-up advice is covered
  3. Consider the complexity of your property

An accurate valuation can save money in the long term by supporting fair negotiations or preventing disputes.

9. Look for a UK-Focused, Client-Centered Approach

Property laws and valuation practices vary across regions. A surveyor familiar with UK leasehold structures and legislation is better placed to provide relevant advice.

Firms that work closely with UK leaseholders often understand:

  1. Regional market behaviour
  2. Tribunal expectations
  3. Practical challenges faced by property owners

This local understanding adds real value beyond the numbers.

Final Thoughts

Choosing a RICS surveyor is about more than credentials; it’s about finding a professional who understands your situation, communicates clearly, and provides independent, specialist advice.

For leaseholders and freeholders navigating valuations, working with a firm that focuses on leasehold and statutory property matters can bring clarity to what might otherwise feel like a complicated process. Services like those offered by Leasehold Valuations reflect the importance of specialist knowledge, regulated standards, and clear guidance when making significant property decisions.

Taking the time to choose the right surveyor can help ensure your valuation is accurate, fair, and aligned with your long-term interests.

 

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