Our Services

Loan Modification …..Do You Qualify ?
We will prepare a personalized scenario based on your property’s current market value and your current household income. We will prepare an optimized scenario of monthly payments and the NPV test for you to be able to deal more effectively with your lender.
Short Sales Negotiation and Short Sales
If you do not qualify for loan modification ,we will negotiate on your behalf with your lender and list your property for a short sale. This avoids the foreclosure process and saves your credit from foreclosure
Refinance
We have noticed Borrowers are confused choosing between loan modification and refinancing. We will prepare a personalized refinance scenario for you and run automated findings for you to see what relief you qualify for




We will send you a personalised scenario based on the sample above comparing all three options of Loan Modifications,Short Sale , Refinance or any one that you desire

Loan Mod Salient Features

Some of the most important factors that will influence a lender to modify your loan are

1)Establish Financial hardship (a recent or imminent increase in the payment that is likely to create a financial hardship)
2)Current Market Value of your Home
3) Current Gross Household Income
4) Your lender will resort to a combination of sorts to see if they can lower your Principal Interest tax and Insurance (HOA dues if a Condo) to 31% or less of your Gross Household Income.
a ) Reduce Interest rate upto 2 % on a 30 yr loan to reach the 31% target.
b) If a) does not meet the target extend the loan to 40 years to reach the target
c) If a) and b) does not work lender may consider principal forbearance ( Any forbearance will need to be paid at the end of the term)
5) The payment based on 4 a or 4 b or 4 c should meet the Net Present value (NPV)test.The NPV test is based on NPV calculated on current value of property compared to the NPV of the monthly payments based on 4 a or 4 b or 4c.The lender should have a positive NPV based on the payments you will be making and your payments should be less than 31% of the Gross Household Income.

Check you Eligibility by clicking on the Link below

General Step By Step Guide to Lenders

This is the step by step process that will be used by lenders to determine eligibility for Loan Modification.If you would like to check eligibility click on the link below



The home must be an owner occupied, single family 1-4 unit property (including condominium, cooperative, and manufactured home affixed to a foundation and treated as real property under state law).

• The home must be a primary residence (verified with tax return, credit report, and other documentation such as a utility bill).

• The home may not be investor-owned.

• The home may not be vacant or condemned.

Any foreclosure action will be temporarily suspended during the trial period, or while borrowers are considered for alternative foreclosure prevention options.

There is no minimum or maximum LTV ratio for eligibility purposes

Front-End DTI is the ratio of PITIA to Monthly Gross Income. PITIA is defined as principal, interest, taxes, insurance (including homeowners insurance and hazard and flood insurance) and homeowners association and/or condominium fees. Mortgage insurance premiums are excluded from the PITIA calculation.

The Front-End DTI Target is 31%. The Standard Waterfall step that results in a Front-End DTI closest to 31%, without going below 31%, will satisfy the Front-End DTI Target.

Every potentially eligible borrower who calls or writes in to their servicer in reference to a modification must be screened for hardship. This screen must ascertain whether the borrower has had a change in circumstances that causes financial hardship, or is facing a recent or imminent increase in the payment that is likely to create a financial hardship (payment shock). If the borrower reports a material change in circumstances, the servicer must ask about current income and assets, and current expenses as well as the specific circumstances relating to the claimed financial hardship. Each of these elements shall be verified through documentation.

If the servicer determines that a non-defaulted borrower facing a financial hardship is in Imminent Default and will be unable to make his or her mortgage payment in the immediate future, the servicer must apply the NPV Test.

A standard NPV Test will be required on each loan that is in Imminent Default or is at least 60 days delinquent under the MBA delinquency calculation. This NPV Test will compare the net present value (NPV) of cash flows expected from a modification to the net present value of cash flows expected in the absence of modification. If the NPV of the modification scenario is greater, the NPV result is deemed positive.

The NPV Test applies to the Standard Waterfall only and does not require consideration of principal forgiveness. However, the servicer may choose to forgive principal if the servicer determines that principal forgiveness improves the likelihood of loan performance and the value of modification.

Step 1a: Request Monthly Gross Income as specified above.
Step 1b: Validate total first lien debt and monthly payments (PITIA). For purposes of making a provisional modification offer during the trial modification period, the borrower’s unverified income and debt payments can be used. Provisional information and modification terms will be verified in a timely manner.

Step 2: Capitalize arrearage. Servicers may capitalize accrued interest, past due real estate taxes and insurance premiums, delinquency charges paid to third parties in the ordinary course of servicing and not retained by the servicer, any required escrow advances already paid by the servicer and any required escrow advances by the servicer that are currently due and will be paid by the servicer during the Trial Period. Late fees are not capitalized.

Step 3: Target a Front-End DTI of 31%. The lender/investor shall follow steps 4, 5, and 6 to reduce the borrower’s payment to the level corresponding to the Front-End DTI Target.

Step 4: Reduce the interest rate to reach the Front-End DTI Target (subject to a floor of 2%). The note rate should be reduced in increments of 0.125 %, and should bring the monthly payment as close as possible to the Front-End DTI Target without going below 31%. If the resulting modified interest rate is at or above the Interest Rate Cap, this modified interest rate will be the new note rate for the remaining loan term. If the resulting modified interest rate is below the Interest Rate Cap, this modified interest rate will be in effect for the first five years, followed by annual increases of 1% (100 basis points) per year or such lesser amount as may be needed until the interest rate reaches the Interest Rate Cap, at which time it will be fixed for the remaining loan term.

Step 5: If the Front-End DTI Target has not been reached, extend the term of the loan up to 40 years. If term extension is not permitted extend amortization. The 40-year term begins at the start of the modification (after the borrower successfully completes the Trial Period). Note that the servicer should only extend to a term that is necessary to reach the Front-End DTI Target; there is no requirement to extend to a 40-year term.
Step 6: If the Front-End DTI Target has not been reached, forbear principal. If there is a principal forbearance amount, a balloon payment of that forbearance amount is due on the maturity date, upon sale of the property, or upon payoff of the interest bearing balance. If the modification does not pass the NPV Test and the servicer chooses to modify the loan, the modified must be no lower than the current property value.

Refinancing Salient Features

1) Is your First Mortgage Below 105% of Current Market Value ( Ignore Second Mortgage if you have one)….So lets say you have a first mortgage of $200000 and second mortgage of $50000 you will qualify for refinancing under the Homeowner Affordable Refinance Program as long as the value of your home is $210000 or more.
2) Even if your New Loan has a Loan to Value (Only consider first Loan) of 80% or more you may be able to refinance without Mortgage insurance as long as your current loan has no MI or the MI has dropped off from your current loan
3) There is a limited Time Bound Window to refinance without MI.Your New note has to be dated June 10,2010 or earlier
4) Jumbo Conforming Mortgages will also qualify if your current mortgage is owned by Fannie Mae or Freddie Mac
5) Even if you Purchased or Refinanced recently ,you can take advantage of lower interest rates as long as your loan was delivered before Feb 28th 2009( Generally those who refinanced upto Dec31st 2008 should be eligible)
6) Under certain situations your oan may be eligible for Appraisal Waiver as indicated by the automated underwriting findings
7) Generally 1-4 Unit Properties,Primary Residences,Second Homes and Investment Properties will be Eligible
8) You will need to be current on your mortgage and no more than a 30 day late in the last 12 months
9) There is no pre specified Credit Score Requirements. It will be determined by the automated/manual underwriting findings based on the overall credit profile .
10) Income documentation requirement could be limited to as little as one Paystub for wage earners and one years tax returns for self employed.

Click on the label Refinancing to read all available information on Refinancing

Or Click on Check Eligiblity to see if you qualify for this program

Refinance FAQs

BORROWER FREQUENTLY ASKED QUESTIONS
UPDATED MARCH 18, 2009
What is “Making Home Affordable" all about?
Making Home Affordable is part of President Obama's comprehensive strategy to get
the housing market back on track. Through the Making Home Affordable Program,
up to 9 million American families may be eligible to refinance or modify their loans
to a payment that is affordable now and into the future.
HOME AFFORDABLE REFINANCE
1. I'm current on my mortgage. Will the Home Affordable Refinance help me?
Eligible borrowers who are current on their mortgages but have been unable to take
advantage of today's lower interest rates because their homes have decreased in value,may now have the opportunity to refinance. Through the Home Affordable
Refinance Program, Fannie Mae and Freddie Mac will allow the refinancing of
mortgage loans that they own or that they placed in mortgage backed securities.
2. How do I know if I am eligible?
You may be eligible if:
- You are the owner occupant of a one to four unit home,
- The loan on your property is owned or securitized by Fannie Mae or Freddie
Mac (Don't know? See below),
-At the time you apply, you are current on your mortgage payments (current
means that you haven’t been more than 30-days late on your mortgage
payment in the last 12 months or, if you have had the loan for less than 12
months, you have never missed a payment),
-You believe that the amount you owe on your first mortgage is about the same
or slightly less than the current value of your house,
-You have income sufficient to support the new mortgage payments, and
-The refinance improves the long term affordability or stability of your loan.
3. How do I know if the refinance will improve the long term affordability or
stability of my loan?
Your lender will give you a “Good Faith Estimate” that includes your new interest rate,mortgage payment and the amount you will pay over the life of the loan. Compare this to your current loan terms. If it is not an improvement, refinancing may not be right for you. Also consider that refinancing from an adjustable rate to a fixed rate loan or eliminating higher risk loan terms such as interest only payments or balloon payments may also provide long term stability.
4. How do I know if my loan is owned or has been securitized by Fannie Mae or
Freddie Mac?
You should call your mortgage lender or servicer (the organization to whom you
make your monthly mortgage payments) and ask about the program.
Both Fannie Mae and Freddie Mac have established toll-free telephone numbers and
web submission processes to make this data available. Borrowers will provide or
enter information to determine if either agency owns or securitized the loan. This
information is not a guarantee of eligibility for the refinance program, as other
qualifying criteria must also be met.
For Fannie Mae,
o 1-800-7FANNIE (8am to 8pm EST).
http://www.fanniemae.com/loanlookup
Freddie Mac
o 1-800-FREDDIE (8am to 8pm EST)
http://www.freddiemac.com/mymortgage
5. I owe more than my property is worth. Do I still qualify to refinance under
the Making Home Affordable Program?
Eligible loans will include those where the first mortgage will not exceed 105% of the current market value of the property. For example, if your property is worth $200,000 but you owe $210,000 or less on your first mortgage you may qualify. The current value of your property will be determined after you apply to refinance.
6. I have both a first and a second mortgage. Do I still qualify to refinance
under Making Home Affordable?
As long as the amount due on the first mortgage is less than 105% of the value of the
property, borrowers with more than one mortgage may be eligible for a Home
Affordable Refinance. Your eligibility will depend, in part, on agreement by the
lender that has your second mortgage remain in a second position, and on your ability
to meet the new payment terms on the first mortgage.
7. Will refinancing lower my payments?
The objective of the Home Affordable Refinance is to provide creditworthy
borrowers who have shown a commitment to paying their mortgage, the opportunity
to get into a mortgage with payments that are affordable today and sustainable for the life of the loan. Borrowers whose mortgage interest rates are much higher than the current market rate should see an immediate reduction in their payments.
Borrowers who are paying interest only, or who have a low introductory rate that will
increase in the future, may not see their current payment go down if they refinance to a fixed rate and payment. These borrowers, however, could save a great deal over the life of the loan by avoiding future mortgage payment increases. When you submit a
loan application, your lender will give you a "Good Faith Estimate" that includes your new interest rate, mortgage payment and the amount that you will pay over the life of the loan. Compare this to your current loan terms. If it is not an improvement, a refinancing may not be right for you.
8. What are the interest rate and other terms of this refinance offer?
The rate will be based on market rates in effect at the time of the refinance and any
associated points and fees quoted by the lender. Interest rates may vary across
lenders and over time as market rates adjust. The refinanced loans will have no
prepayment penalties or balloon payments.
9. Will refinancing reduce the amount that I owe on my loan?
No. The objective of the Home Affordable Refinance is to help borrowers get into
more affordable loans. Refinancing will not reduce the principal amount you owe to
the first mortgage holder or any other debt you owe. However, refinancing should
save you money by reducing the amount of interest that you pay over the life of the
loan.
10. Can I get cash out to pay other debts?
No. However, borrowers whose loans are owned or securitized by Fannie Mae may
be eligible to finance all closing costs and obtain a small amount of cash (2% of the
mortgage amount not to exceed $2,000) through the refinance if there is sufficient
equity. For borrowers whose loans are owned or securitized by Freddie Mac,
transaction costs (not to exceed $2,500) such as the cost of an appraisal or title report,may be included in the refinanced amount.
11. How do I apply for a Home Affordable Refinance?
You should call your mortgage servicer or lender and ask about the Home Affordable
Refinance application process. The number is on your monthly mortgage bill or
coupon book. Please be patient. Lenders and servicers are implementing the
program now and it may take time before they are ready to process all applications.
In the meantime, it will help your lender and speed up the application process if you
gather some information and documents before you call.
Additionally, beginning April 4, 2009, borrowers whose loans are owned or
securitized by Fannie Mae may also apply through any Fannie Mae approved lender.
Nearly all major banks and mortgage brokers are approved to work with Fannie Me.
Ask the lender you choose if it is authorized to provide a Home Affordable
Refinance.
12. What documentation will I need?
It will help your lender if you gather some information and documents before you
call. You will need:
-Information about the monthly gross (before tax) income of all the borrowers
on your loan, including recent pay stubs if you receive them or documentation
of income you receive from other sources.
-Your most recent income tax return.
-Information about any second mortgage on the house.
-Account balances and minimum monthly payments due on all of your credit
cards.
-Account balances and monthly payments on all your other debts such as
student loans and car loans.
13. I am delinquent on my mortgage. Will I qualify for a Home Affordable
Refinance?
No. Borrowers who are currently delinquent or have been 30 days overdue more than
once during the past 12 months will not qualify. You should contact your servicer to
see if a Home Affordable Modification is an option for you.
14. Will I need mortgage insurance?
If your existing loan has private mortgage insurance, you will need the same amount
of insurance coverage for the refinanced loan. If your existing loan does not have
private mortgage insurance it will not be required as part of the Home Affordable
Refinance.
15. How long will the Home Affordable Refinance be available?
The program expires on June 10, 2010. Your refinance transaction must be closed and
funded on or before that date.

Read the detailed Refinance Guide by clicking on the link

Fannie Mae Refinance Guide

HOME AFFORDABLE MODIFICATIONS FAQs
1. Can Making Home Affordable help me if my loan is not owned or securitized by
Fannie Mae or Freddie Mac?
Yes. Making Home Affordable offers help to borrowers who are struggling to keep their
loans current or who are already behind on their mortgage payments. By providing
mortgage servicers with financial incentives to modify existing first mortgages, the
Treasury hopes to help as many as 3 to 4 million homeowners avoid foreclosure
regardless of who owns or services the mortgage.
2. How do I know if I qualify for a Home Affordable Modification?
To apply for a Home Affordable Modification, you must:
-Be an owner-occupant in a one to four unit property,
-Have an unpaid principal balance that is equal to or less than $729,750 for one
unit properties (there is a higher limit for two to four unit properties - consult
your servicer),
-Have a loan that was originated on or before January 1, 2009,
-Have a mortgage payment (including taxes, insurance, and home owners
association dues) that is more than 31% of your gross (pre-tax) monthly
income, and
-Have a mortgage payment that is not affordable, perhaps because of a
significant change in income or expenses.
If you answered YES to all of these questions, you may be eligible to apply for a Home
Affordable Modification. Only your servicer will be able to tell you if you qualify.
3. Do I need to be behind on my mortgage payments to be eligible for a Home
Affordable Modification?
No. Responsible borrowers who are struggling to remain current on their mortgage
payments are eligible if they are at risk of imminent default, for example, because their mortgage payment has recently increased to a level that is not affordable. If you have had or anticipate a significant increase in your mortgage payment or you have had a significant reduction in income or have experienced some other hardship that makes you unable to pay your mortgage, contact your servicer. You will be required to document your income and expenses and provide evidence of the hardship or change in your
circumstances.
4. I have a second mortgage. Am I still eligible?
Yes, but only the first mortgage is eligible for a modification.

Click on the Link to view the detailed Loan Modification Guidelines

Detailed Loan Modification Guidelines

Questions and Answers for Borrowers about the
Homeowner Affordability and Stability Plan
Borrowers Who Are Current on Their Mortgage Are Asking:
1.What help is available for borrowers who stay current on their mortgage payments but have seen their homes decrease in value?

Under the Homeowner Affordability and Stability Plan, eligible borrowers who stay current on their mortgages but have been unable to refinance to lower their interest rates because their homes have decreased in value, may now have the opportunity to refinance into a 30 or 15 year, fixed rate loan. Through the program, Fannie Mae and Freddie Mac will allow the refinancing of mortgage loans that they hold in their portfolios or that they placed in mortgage backed securities.

2.I owe more than my property is worth, do I still qualify to refinance under the Homeowner Affordability and Stability Plan?

Eligible loans will now include those where the new first mortgage (including any refinancing costs) will not exceed 105% of the current market value of the property. For example, if your property is worth $200,000 but you owe $210,000 or less you may qualify. The current value of your property will be determined after you apply to refinance.

3.How do I know if I am eligible?

Complete eligibility details will be announced on March 4th when the program starts. The criteria for eligibility will include having sufficient income to make the new payment and an acceptable mortgage payment history. The program is limited to loans held or securitized by Fannie Mae or Freddie Mac.

4.I have both a first and a second mortgage. Do I still qualify to refinance under the Homeowner Affordability and Stability Plan?

As long as the amount due on the first mortgage is less than 105% of the value of the property, borrowers with more than one mortgage may be eligible to refinance under the Homeowner Affordability and Stability Plan. Your eligibility will depend, in part, on agreement by the lender that has your second mortgage to remain in a second position, and on your ability to meet the new payment terms on the first mortgage.

5.Will refinancing lower my payments?

The objective of the Homeowner Affordability and Stability Plan is to provide creditworthy borrowers who have shown a commitment to paying their mortgage with affordablepayments that are sustainable for the life of the loan. Borrowers whose mortgage interest rates are much higher than the current market rate should see an immediate reduction in their payments. Borrowers who are paying interest only, or who have a low introductory rate that will increase in the future, may not see their current payment go down if they refinance to a fixed rate. These borrowers, however, could save a great deal over the life of the loan. When you submit a loan application, your lender will give you a "Good Faith Estimate" that includes your new interest rate, mortgage payment and the amount that you will pay over the life of the loan. Compare this to your current loan terms. If it is not an improvement, a refinancing may not be right for you.

6.What are the interest rate and other terms of this refinance offer?

The objective of the Homeowner Affordability and Stability Plan is to provide borrowers with a safe loan program with a fixed, affordable payment. All loans refinanced under the plan will have a 30 or 15 year term with a fixed interest rate. The rate will be based on market rates in effect at the time of the refinance and any associated points and fees quoted by the lender. Interest rates may vary across lenders and over time as market rates adjust. The refinanced loans will have no prepayment penalties or balloon notes.

7.Will refinancing reduce the amount that I owe on my loan?

No. The objective of the Homeowner Affordability and Stability Plan is to help borrowers refinance into safer, more affordable fixed rate loans. Refinancing will not reduce the amount you owe to the first mortgage holder or any other debt you owe. However, by reducing the interest rate, refinancing should save you money by reducing the amount of interest that you repay over the life of the loan

8.How do I know if my loan is owned or has been securitized by Fannie Mae or Freddie Mac?

To determine if your loan is owned or has been securitized by Fannie Mae or Freddie Mac and is eligible to be refinanced, you should contact your mortgage lender after March 4, 2009.

9.When can I apply?

Mortgage lenders will begin accepting applications after the details of the program are announced on March 4, 2009.

10.What should I do in the meantime?

You should gather the information that you will need to provide to your lender after March 4, when the refinance program becomes available. This includes:•
information about the gross monthly income of all borrowers, including your most recent pay stubs if you receive them or documentation of income you receive from other sources
•your most recent income tax return
•information about any second mortgage on the house
•payments on each of your credit cards if you are carrying balances from month to month, and
•payments on other loans such as student loans and car loans.

Borrowers Who Are at Risk of Foreclosure Are Asking:

1.What help is available for borrowers who are at risk of foreclosure either because they are behind on their mortgage or are struggling to make the payments?

The Homeowner Affordability and Stability Plan offers help to borrowers who are already behind on their mortgage payments or who are struggling to keep their loans current. By providing mortgage lenders with financial incentives to modify existing first mortgages, the Treasury hopes to help as many as 3 to 4 million homeowners avoid foreclosure regardless of who owns or services the mortgage.

2.Do I need to be behind on my mortgage payments to be eligible for a modification?

No. Borrowers who are struggling to stay current on their mortgage payments may be eligible if their income is not sufficient to continue to make their mortgage payments and they are at risk of imminent default. This may be due to several factors, such as a loss of income, a significant increase in expenses, or an interest rate that will reset to an unaffordable level.

3.How do I know if I qualify for a payment reduction under the Homeowner Affordability and Stability Plan?

In general, you may qualify for a mortgage modification if (a) you occupy your house as your primary residence; (b) your monthly mortgage payment is greater than 31% of your monthly gross income; and (c) your loan is not large enough to exceed current Fannie Mae and Freddie Mac loan limits. Final eligibility will be determined by your mortgage lender based on your financial situation and detailed guidelines that will be available on March 4, 2009.

4.I do not live in the house that secures the mortgage I’d like to modify. Is this mortgage eligible for the Homeowner Affordability and Stability Plan?

No. For example, if you own a house that you use as a vacation home or that you rent out to tenants, the mortgage on that house is not eligible. If you used to live in the home but you moved out, the mortgage is not eligible. Only the mortgage on your primary residence is eligible. The mortgage lender will check to see if the dwelling is your primary residence.

5.I have a mortgage on a duplex. I live in one unit and rent the other. Will I still be eligible?
Yes. Mortgages on 2, 3 and 4 unit properties are eligible as long as you live in one unit as your primary residence.

6.I have two mortgages. Will the Homeowner Affordability and Stability Plan reduce the payments on both?

Only the first mortgage is eligible for a modification.

7.I owe more than my house is worth. Will the Homeowner Affordability and Stability Plan reduce what I owe?

The primary objective of the Homeowner Affordability and Stability Plan is to help borrowers avoid foreclosure by modifying troubled loans to achieve a payment the borrower can afford. Lenders are likely to lower payments mainly by reducing loan interest rates. However, the program offers incentives for principal reductions and at your lender’s discretion modifications may include upfront reductions of loan principal.

8.I heard the government was providing a financial incentive to borrowers. Is that true?

Yes. To encourage borrowers who work hard to retain homeownership, the Homeowner Affordability and Stability Plan provides incentive payments as a borrower makes timely payments on the modified loan. The incentive will accrue on a monthly basis and will be applied directly to reduce your mortgage debt. Borrowers who pay on time for five years can have up to $5,000 applied to reduce their debt by the end of that period.

9.How much will a modification cost me?

There is no cost to borrowers for a modification under the Homeowner Affordability and Stability Plan. If you wish to get assistance from a HUD-approved housing counseling agency or are referred to a counselor as a condition of the modification, you will not be charged a fee. Borrowers should beware of any organization that attempts to charge a fee for housing counseling or modification of a delinquent loan, especially if they require a fee in advance.

10.Is my lender required to modify my loan?

No. Mortgage lenders participate in the program on a voluntary basis and loans are evaluated for modification on a case-by-case basis. But the government is offering substantial incentives and it is expected that most major lenders will participate.

11.I'm already working with my lender / housing counselor on a loan workout. Can I still be considered for the Homeowner Affordability and Stability Plan?

Ask your lender or counselor to be considered under the Homeowner Affordability and Stability Plan.

12.How do I apply for a modification under the Homeowner Affordability and Stability Plan?

You may not need to do anything at this time. Most mortgage lenders will evaluate loans in their portfolio to identify borrowers who may meet the eligibility criteria. After March 4 they will send letters to potentially eligible homeowners, a process that may take several weeks. If you think you qualify for a modification and do not receive a letter within several weeks, contact your mortgage servicer or a HUD-approved housing counselor. Please be aware that servicers and counseling agencies are expected to receive an extraordinary number of calls about this program.

13.What should I do in the meantime?

You should gather the information that you will need to provide to your lender on or after March 4, when the modification program becomes available. This includes
•information about the monthly gross income of your household including recent pay stubs if you receive them or documentation of income you receive from other sources
•your most recent income tax return
•information about any second mortgage on the house
•payments on each of your credit cards if you are carrying balances from month to month, and
•payments on other loans such as student loans and car loans.

14.My loan is scheduled for foreclosure soon. What should I do?

Contact your mortgage servicer or credit counselor. Many mortgage lenders have expressed their intention to postpone foreclosure sales on all mortgages that may qualify for the modification in order to allow sufficient time to evaluate the borrower's eligibility. We support this effort.