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Mortgage Loans After Chapter 12 Bankruptcy Discharge

Securing a mortgage loan after your bankruptcy discharge could be difficult, but it can be done through different loan programs. Each program has its waiting period and eligibility requirements.

Waiting Periods and Guidelines

Federal Housing Administration (FHA) Loans

Wait time: In most cases, two years after Chapter 12 bankruptcy has been discharged is required before being eligible for this type of loan.

Qualification criteria:

• 580 minimum credit score (with a 3.5% down payment) or 500-579 (with a 10% down payment).
• Evidence that the applicant receives a steady income from employment.
• The borrower must have good credit again or have not taken any new credits since their last discharge.

Notes: Applicants should meet general FHA loan requirements, including mortgage insurance.

Department of Veterans Affairs (VA) Loans

Wait Time: Two years must elapse following the discharge date of your bankruptcy under Chapter 12 filings before becoming eligible for VA loans.

Eligibility criteria:

• Veterans who qualify by service length, active duty members, or surviving spouses may apply.
• However, other family members are not allowed to do so unless stated otherwise.
• Some lenders may request higher credit scores, like around 620 minimum, while others accept lower ones.

The veteran shall earn an income not below what the VA considers sufficient for meeting basic needs after paying debts each month based on where he/she resides, among many other factors, which include residual incomes, etcetera…

Notes: No down payment and no PMI for VA loans are required.

United States Department of Agriculture (USDA) Loans

Wait time: Three years after your Chapter Twelve bankruptcies were discharged, you will become eligible for USDA loans in most cases.

Qualifying prerequisites:

Property must be in an area designated by USDA as rural.

Income eligibility standards have to be met because they only allow low-to-moderate incomes.

Some lenders require at least a 640 minimum credit score, while others accept lower ones.

Notes: No down payment is needed; lower mortgage insurance is insurance at lower rates.

Conventional Loans (Fannie Mae and Freddie Mac)

Wait time: Normally, four years after the date of discharge under Chapter 12 bankruptcy protection should pass before applying for this type of loan.

Eligibility criteria:

• The minimum credit score requirement is 620 or higher, depending on the lender’s discretion.
• The debt-to-income ratio should be, at most, what is considered standard by most conventional lenders.
• Some may be more lenient than others.
• Good credit must have been re-established.
• No new derogatory events have been reported since then.

Notes: In two years, some borrowers could be eligible for conventional loans backed by Fannie Mae or Freddie Mac if they can prove extenuating circumstances such as job loss or serious illness.

Summary of Key Points

FHA Loans are good for people with lower credit scores. The waiting period is flexible (only two years).

VA Loans: Designed specifically for veterans, no private mortgage insurance requirement (PMI) if you don’t pay a down payment; two-year wait time.

USDA Loans: No down payment is required, and they are a good option if your property is in an eligible rural area. There is a three-year wait time only.

Conventional Loans: You must wait for four years before becoming eligible. They typically require higher credit scores than other loan programs, like FHA or VA mortgages, except when there are extenuating circumstances involved.

Additional Tips

Credit Score Improvement:

• Spend the waiting period rebuilding your credit. Pay bills on time, reduce debt, and avoid any new derogatory marks on your record.
• Save Money For Down Payment Purposes.
• Even If Not Necessary.
• Because It Will Still Increase The Chances Of Approval With Better Terms Offered By Lenders Who See This As A Sign Of Financial Stability On Your Part.

Document Everything: Keep accurate records about what happened to your finances during bankruptcy proceedings. Be ready to explain why things went wrong and how they’ve changed since then in case somebody asks you later.

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Great choice of topic. Veterans need a different credit mix to establish a solid financial footing. Here are the aspects of credit that we should talk about:

Types of Credit:

• Revolving credit (credit cards).
• Installment loans (personal loans, auto loans)
• Mortgages
• Retail accounts
• Service credit (utilities, cell phone plans)

Importance in Credit Scoring:

• Credit mix accounts for about 10% of FICO scores.
• It shows you can handle different types of credit well.

Benefits for Veterans:

• Can improve overall creditworthiness
• May lead to better terms on future loans — including VA loans
• Helps with various aspects of civilian life, such as renting and job applications

Strategies for Diversification:

• Start with a secured credit card if necessary.
• Consider a small personal loan or credit-builder loan.
• Use VA benefits for a home loan when ready.

Balancing Act:

• Don’t open new accounts just for diversity’s sake.
• Focus on responsible management of current ones.

Leveraging Military Experience:

• Use discipline and planning skills learned during service in managing finances.
• Be aware that service-related accounts may appear differently on your report.

Long-term Perspective: Building up different kinds of credits is not an overnight event; it is gradual and aligns with long-term planning for stability.

Potential Pitfalls:

• Avoid overextension
• Understand the terms/conditions associated with each type

Monitoring and Maintenance: Regularly review your reports while adjusting strategies as your profile improves.”

Education and Resources:

• VA financial counseling services
• Non-profit credit counseling organizations

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Credit Restoration for Veterans to be Eligible and Obtain a VA Loan

Many difficulties may arise when transitioning from the military into civilian life, especially in finance. To qualify for and receive the best terms on VA loans, veterans should have their Credit fixed. This guide is about understanding Credit and how veterans can repair their credits to be eligible for VA loans.

Understanding Credit Basics

Credit Score: This score numerically shows your creditworthiness. Your payment history, amounts owed, length of credit history, types of Credit used, and new credit inquiries influence it.

Credit Report: This is an elaborate record of your borrowing history compiled by the credit bureaus. It contains personal information, credit accounts, inquiries made on one account, and any public records or collections.

Importance of Credit: Good interest rates offered by lenders on VA loans depend on soldiers’ credit scores; therefore, they need to maintain high scores.

Steps to Repair Credit for VA Loan Qualification

Obtain Your Credit Report:

Request your free copy of the report prepared by each bureau once every year—Experian, Equifax, and TransUnion—through AnnualCreditReport.com, then go through it looking for any mistakes or inconsistencies.

Dispute Inaccuracies: If you notice any errors in your file, you can launch investigations against them with corresponding bureaus, who will correct or remove those items if they are found invalid after investigation; usually, this process can be done online via the bureau’s website.

Pay Down Debt: Lower the debt-to-income ratio by settling outstanding debts, starting with those attracting higher interest rates. Still, aim always to keep balances owed below the 30% limit set per the cardholder agreement.

Make Timely Payments: Ensure all bills are paid promptly. Payment history forms a significant part (35%)of scoring, so consistent, timely payments contribute to better ratings over time, thereby enhancing chances for qualification.

Avoid New Credit Inquiries: Only apply for new credit accounts or large purchases on Credit within a few months before loan application, as each inquiry temporarily lowers the score, reducing the probability of being selected.

Use Credit Wisely: Evidence of responsible debt management, such as installment loans and revolving credit cards, helps build trustworthiness among le Anders; hence, it’s important to have a mix of credit types.

Seek Professional Help: Consider seeking assistance from organizations dealing with financial matters related to veterans, such as Military OneSource. This organization provides free counseling services for military personnel, including their families. Some companies specialize in repairing credits only for them, too.

VA Loan Benefits and Requirements

No Down Payment: Veterans can buy a home without paying any money down towards the purchase price, making homeownership more affordable. This is especially true considering many service members earn little after leaving active duty due to the lack of skills acquired while serving their country. This benefit alone is enough reason every veteran would want to take advantage of it immediately upon discharge.

Competitive Interest Rates: Compared with other conventional loans offered by private lenders, interest rates charged on mortgages guaranteed through the US Department Of Veterans Affairs are usually quite competitive, thus reducing the overall cost of borrowing over life span loan significantly;

3.No Private Mortgage Insurance(PMI):

Private mortgage insurance protects lenders against loss when borrowers default on payments; however, VA guarantees part of lender’s losses, therefore eliminating the need for PMI, which could add up to thousands of dollars annually depending upon individual circumstances involved;

4. Credit Score Requirements:

Although minimum scores required may differ depending upon the particular bank’s policy adopted, generally speaking, most financial institutions will only offer such loans if the applicant has attained at least a 620 FICO rating. Still, some banks go further than that, approving applications even from individuals who have lower scores than mandated by those financial institutions so long as other factors considered during the underwriting process indicate a strong likelihood of a successful repayment plan being followed through accordingly after final approval is granted.

Ending Repairing Credit For Veterans Who Want A VA Loan

Anyone who wants to get the best loan terms for a VA home loan must repair their Credit. This means understanding some of the basics about credit reports and scores as well as taking steps towards improving them. These things will help us become more financially stable in the long run, so it’s worth doing regardless of whether you plan to apply for any loans shortly!

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There are many different ways to finance the purchase of solar panels, this includes using an FHA 203(k) Limited Loan. The FHA 203(k) Limited Loan was created by the U.S. Department of Housing and Urban Development to help homeowners make improvements on their homes. This loan can be used to install solar panels which is what we will be going over in this article.

FHA 203(k) Limited Loan for Solar Panels

Eligibility: The property must be a single-family home; borrowers need to meet credit score requirements and income limits set forth by HUD (Department of Housing and Urban Development).

Loan Amount: You can borrow up to $35,000 with an FHA 203(k) Limited Loan. In your case, you only need $25,000 for the installation of solar panels, so there should not be any problems here.

Loan Terms:

Purchase or Refinance: Buyers can use this loan to purchase a new home or refinance their current mortgage if they already have one through FHA insured mortgages that are eligible for “streamline refinances”.

Interest Rate: The interest rate on these types of loans may be slightly higher than what would typically be offered because it allows people who may not otherwise qualify due to income limitations associated with other programs such as Section Eights or VA loans.

FHA 203k Loan Mortgage Process:

Assessment: A contractor will need to provide a detailed proposal and cost estimate which includes everything from design plans all the way down materials needed for construction when applying for this type of financing so make sure it’s accurate!

Appraisal: An appraiser will come out and look at your house before you do any work so they can determine what the value would likely increase by after improvements have been made. They factor in things like square footage, number bedrooms/bathrooms etc., but also take into consideration how much energy savings might occur because solar power systems were installed!

Approval: Once lender receives appraisal report along with contractor’s proposal then underwriters will review them both together in order to determine whether or not this loan should be approved based upon projected increased value vs affordability factors from applicants side.

Benefits of Solar Financing With FHA 203k Loans:

Energy Savings: Solar panels can save you a lot of money on your monthly electric bills by providing natural sunlight which is converted into usable energy for appliances within the home. This could make it worth while over time even though they are expensive upfront!

Tax Incentives: On top of being financed through an FHA 203(k) loan, there may be additional federal and state tax credits available to those who choose green renewable resource methods like solar power systems so consult with your local tax professional to see if anything is applicable.

Limitations:

Non-Structural: The Limited 203(k) loan is intended for non-structural improvements, like solar panels! So you’re good there!

Maximum Cap: The total cost of improvements financed through the Limited 203(k) cannot exceed $35,000.

Use the FHA 203(k) Limited Loan to cover the cost of installing solar panels without paying all at once. To ensure compliance with program rules and guidelines consult an experienced lender familiar with these loans – such as one who has done many before!

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When a borrower dies with a mortgage, there are several things that can happen to the property and the loan. Here’s an outline of common scenarios:

Inheritance: If the deceased borrower had a will, typically the property goes to the person(s) designated as the heir(s). If thereʻs no will, state intestacy laws dictate who inherits.

Mortgage responsibility: A mortgage doesn’t disappear when the borrower dies. It still has to be paid. Otherwise, the lender could start foreclosure proceedings.

Joint borrowers: If someone else’s name is on the mortgage — like a spouse or partner — that person is usually responsible for continuing payments and has the right to live in the home even if they aren’t on title.

Assumption by heirs: Some loans allow heirs to take over payments without having to refinance; this option is more likely if the person inheriting is a relative than if they’re a friend or business partner. Mortgages created after Dec. 1, 1986, are freely assumable by relatives under federal law (12 U.S.C. §1701j-3).

Selling the home: The inheritors are allowed to sell it at any time — either to make money so they can pay off the loan or because they don’t want to move in — but must give notice of their intention to do so within 30 days of inheriting (or getting letters testamentary).

Refinancing: The new owner may qualify for their own mortgage based on their credit score and income-to-debt ratio.

Reverse mortgages: These become due when you die, and your estate sells it or heirs pay off loan balance. Often this means selling home.

Insurance policies: Some lenders offer life insurance policies that pay off mortgages when borrowers die, directly paying off lender but leaving equity untouched

Foreclosure: Foreclosure occurs when nobody pays property’s taxes then municipality seizes it and auctions it off. This is a rare outcome of mortgages, not just reverse ones.

Communication with the lender: If the heirs want to keep the home or otherwise need more time to figure out their next steps vis-à-vis the loan, they should contact lender as soon as possible after borrower’s death

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Thank you for providing this comprehensive overview of living in Maine. Your assessment offers a balanced view of the state’s pros and cons. Let me summarize and expand on some key points:

Pros:

Natural Beauty: Maine’s diverse landscapes offer exceptional opportunities for outdoor enthusiasts.

Quality of Life: Low crime rates, good healthcare, and strong community ties contribute to high quality of life ratings.

Four Distinct Seasons: This can appeal to those who enjoy seasonal variety.

Education: Strong school systems and universities make it attractive for families and students.

Seafood: Renowned for its lobster and other seafood offerings.

Low Population Density: Offers a less crowded living environment and slower pace of life.

Cons:

Harsh Winters: Long, cold winters can be challenging for some residents.

Economic Factors: Some areas face economic challenges, including a high cost of living and limited job opportunities in certain sectors.

Rural Nature: While appealing to some, the rural character of many areas might lack urban amenities.

Tourism Impact: The seasonal economy in some areas can affect job stability and living costs.

Limited Diversity: The predominantly white population may not appeal to those seeking a more multicultural environment.

Additional considerations:

Political Climate: Maine tends to be politically moderate, which may appeal to some and not others.

Arts and Culture: While not mentioned, Maine has a rich artistic tradition, particularly in coastal areas.

Aging Population: Maine has one of the oldest median ages in the U.S., which can impact social dynamics and services.

Sustainability Focus: Many parts of Maine emphasize environmental sustainability, which could benefit some.

Tax Situation: Maine’s tax burden is generally higher than the national average, which is worth considering.

Your advice about visiting and spending time in Maine before moving there is excellent. Personal experience is invaluable in determining if a place aligns with one’s lifestyle and preferences. Overall, Maine offers a unique living experience ideal for those who appreciate nature, community, and a slower pace. Still, it may only suit some, particularly those seeking urban amenities or warmer climates.

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Moving to Rhode Island: A Comprehensive Guide

Moving to Rhode Island can be an exciting adventure, offering a mix of historic charm, beautiful landscapes, and vibrant communities. Whether you’re relocating for work, education, or simply seeking a change of scenery, here are some key aspects to consider and tips to help you make the most of your move:

Why Move to Rhode Island?

Rich History and Culture:

• Rhode Island is known for its historical landmarks, colonial architecture, and cultural festivals.
• Cities like Newport and Providence boast significant historical sites and museums.

Beautiful Scenery:

• The state offers picturesque coastlines, beautiful beaches, and scenic countryside.
• Popular destinations include Narragansett Bay, Block Island, and the Cliff Walk in Newport.

Quality of Life:

• Rhode Island has a high quality of life with excellent healthcare, education, and recreational opportunities.
• It’s known for its friendly communities and diverse population.

Education:

• The state is home to prestigious institutions such as Brown University and the Rhode Island School of Design (RISD).
• It offers strong public and private school systems.

Culinary Scene:

• Rhode Island has a vibrant culinary scene.
• It is famous for its seafood, particularly clams and oysters.
• The state hosts numerous food festivals and farmers’ markets.

Outdoor Activities:

• From sailing and fishing to hiking and biking, Rhode Island provides ample opportunities for outdoor enthusiasts.

Steps to Moving to Rhode Island:

Research and Plan:

• Understand the cost of living, depending on the city or town.
• Providence, for example, might be more expensive than smaller towns.
• Research neighborhoods, schools, and amenities to find the best fit for your lifestyle and needs.

Secure Housing:

• Decide whether you want to rent or buy a home. Start by looking at real estate listings and contacting local realtors for guidance.
• Consider proximity to work, schools, and public transportation when choosing a location.

Employment:

• If you’re moving for work, ensure your job is secured.
• If you’re seeking employment, research job opportunities in your field.
• Rhode Island has a diverse economy with strong healthcare, education, tourism, and manufacturing sectors.

Utilities and Services:

• Before you move in, set up utilities such as electricity, water, gas, and internet.
• Companies like National Grid provide these services in Rhode Island.
• Don’t forget to update your address with the post office and notify banks, insurance providers, and other essential services.

Education and Schools:

• If you have children, research the local school districts and register them for school.
• Consider visiting schools to meet teachers and staff.
• Explore higher education options if you or your family are pursuing further education.

Healthcare:

• Find local healthcare providers and register with a primary care physician.
• Rhode Island is known for its excellent healthcare facilities and hospitals.
• Ensure you have health insurance coverage that local providers accept.

Transportation:

• Rhode Island offers public transportation options, including buses and commuter rail services.
• Check routes and schedules to plan your commute.
• If you’re driving, ensure your vehicle is registered and you have a valid Rhode Island driver’s license.

Community Engagement:

• Join local clubs and organizations or volunteer in your new community.
• This is a great way to meet people and integrate into the community.
• Attend local events and festivals to experience the culture and spirit of Rhode Island.

Tips for a Smooth Transition:

Visit Before Moving:

• Visit Rhode Island before your move to get a feel for the area and explore different neighborhoods.

Budget for Moving Costs:

• Moving can be expensive, so budget for hiring movers, transportation, and initial setup expenses.

Stay Organized:

• Keep a checklist of tasks to ensure everything is noticed during the moving process.
• Staying organized can reduce stress and help everything go smoothly.

Connect with Locals: Use social media and online forums to connect with locals who can offer advice and insights about living in Rhode Island.

Moving to Rhode Island offers a wonderful blend of history, culture, and natural beauty. By planning carefully and considering all aspects of the move, you can make a smooth transition to your new home. Whether you’re drawn by the educational opportunities, the vibrant community, or the scenic landscapes, Rhode Island has something to offer everyone. Feel free to ask if you need more specific information or have any questions!

https://gustancho.com/bad-credit-mortgage-lenders-in-rhode-island/

gustancho.com

Bad Credit Mortgage Lenders in Rhode Island with 500 FICO

Bad Credit Mortgage Lenders in Rhode Island can qualify for a 3.5% FHA loan With 580 FICO. Borrowers with under 500 to 579 need 10%

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Buying Rental Properties with Hard Money Loans

Using hard money loans to buy rental properties is an effective strategy, especially if you plan to renovate the property. These loans offer quick and easy approval, making them a popular choice for real estate investors. Here’s a detailed guide on how to use hard money loans for purchasing rental properties:

Key Features of Hard Money Loans:

Fast Approval and Funding: Hard money loans can be approved and funded much faster than traditional mortgages, often within a few days to weeks.

Flexible Terms: Lenders are more flexible with terms and conditions, allowing for tailored loan agreements based on the project’s specifics.

Collateral-Based Lending: These loans are secured by the property rather than the borrower’s creditworthiness, making them accessible to a broader range of investors.

Short-Term Financing: Typically, hard money loans have a term of one year, but some lenders may offer extensions.

Higher Interest Rates: Due to the increased risk, hard money loans come with higher interest rates than traditional financing options.

Steps to Buying Rental Properties with Hard Money Loans:

Identify the Property: Find a rental property that meets your investment criteria. Consider properties that need renovations, as hard money loans are ideal for fix-and-flip projects.

Assess the Property’sProperty’s Value: Determine the current market value and the property’s after-repair value (ARV). Lenders typically base the loan amount on a percentage of the ARV.

Choose a Hard Money Lender: Research and select a reputable hard money lender. Consider their terms, interest rates, and fees. Look for lenders experienced in real estate investment.

Prepare Your Application: Gather necessary documentation, including property details, renovation plans, and financial information. Be prepared to discuss your investment strategy and exit plan.

Loan Approval and Terms: Submit your application and negotiate the loan terms. Ensure you understand the interest rate, loan term, fees, and repayment schedule.

Close the Loan: Once approved, complete the loan closing process. Funds are typically disbursed quickly, allowing you to proceed with the property purchase and renovations.

Renovate the Property: Use the loan funds to renovate the property. Efficient project management is crucial to stay within budget and timeline.

Refinance or Sell: After renovations, you can either refinance the property into a long-term mortgage at a lower interest rate or sell the property for a profit. Refinancing allows you to repay the hard money loan and convert it to a more sustainable long-term loan.

Advantages of Using Hard Money Loans:

Speed: Quick access to capital allows investors to take advantage of time-sensitive opportunities.

Flexibility: Tailored loan terms can meet the specific needs of the investment project.

Leverage: Hard money loans enable investors to leverage other people’s money (OPM) to grow their real estate portfolio.

Considerations and Risks:

Cost: Higher interest rates and fees can increase the cost of borrowing. Ensure the investment returns justify these costs.

Short-Term Nature: Hard money loans are short-term solutions. Have a clear exit strategy, such as refinancing or selling the property, to avoid financial strain.

Reputation of Lender: Work with reputable lenders to avoid potential loan terms and funding reliability issues.

Blog by Gustan Cho:

Gustan Cho of Gustan Cho Associates has written an informative blog on buying rental properties with hard money loans, offering detailed insights and practical advice for real estate investors. Gustan Cho’sCho’s blog covers the benefits, strategies, and considerations when using hard money loans for property investment.

Buying rental properties with hard money loans can be a highly effective strategy, especially for investors looking to renovate and quickly turn over properties. The speed and flexibility of hard-on managing costs are solid exit toning costs. It is essential To refer to Dianne Burnett’s blog for more detailed information. If you have any specific questions or need further assistance, feel free to ask!

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How Great Content Authority (GCA Forums) Works

The Great Content Authority (GCA Forums) is a platform designed to facilitate discussions, share information, and provide resources on various topics related to real estate, mortgage, financing, investing, and more. Here’s an overview of how GCA Forums work and how you can participate:

Key Features of GCA Forums:

Discussion Topics: GCA Forums cover various topics, including real estate, mortgage, financing, investing, garage sales, exotic cars, pets, rummage sales, deals, services offered, classifieds, home improvements, lawn equipment, tractors, gardening, ponds, sales, cars, RVs, boats, entertainment, and more.

User Registration:

• Users need to register on the platform to participate in discussions.
• Registration typically involves providing a username and email address and creating a password.

Forum Structure:

• The forum is organized into categories and subcategories to help users find relevant topics easily.
• Each category focuses on a specific area of interest, such as real estate investing, mortgage tips, or pet care.

Posting and Replying:

• Registered users can start new threads by posting questions, topics, or information in the relevant category.
• Users can also reply to existing threads, offering advice, sharing experiences, or asking follow-up questions.

Moderation:

• The forums are moderated to ensure that discussions remain respectful, relevant, and spam-free.
• Moderators may remove inappropriate content and have the authority to ban users who violate forum rules.

Search Functionality:

• The forum includes a search feature that allows users to find threads and posts related to specific topics or keywords.

Private Messaging:

• Users can send private messages to each other for more personal or confidential conversations.

Resource Sharing:

• Members can share links, documents, and other resources that may be helpful to the community.
• Experts in various fields may post articles, guides, and how-to manuals.

How to Get Started on GCA Forums:

Register an Account:

• Visit the GCA Forums website and click on the registration link.
• Fill in the required details and confirm your email address to activate your account.

Complete Your Profile:

• Add information to your profile, such as a profile picture, bio, and areas of interest. This will help other members learn more about you.

Browse Categories:

• Explore the different categories and subcategories to find areas of interest.
• You can subscribe to specific categories to receive notifications about new posts and threads.

Start or Join Discussions:

• To start a new discussion, click on the relevant category and the “New Thread” button.
• To reply to an existing thread, click on the thread and use the “Reply” button.

Follow Forum Rules:

• Ensure you read and understand the forum rules and guidelines to maintain a positive and respectful environment.

Engage with the Community:

• Participate actively by asking questions, offering advice, and sharing your knowledge and experiences.
• Use the “Like” and “Thank” buttons to show appreciation for helpful posts.

Benefits of Using GCA Forums:

Community Support:

• Connect with like-minded individuals and experts in various fields.
• Get answers to your questions and support for your projects and investments.

Knowledge Sharing:

• Access a wealth of information and resources shared by other members.
• Learn from the experiences and insights of others.

Networking Opportunities:

• Build relationships with other professionals and enthusiasts.
• Find potential partners, collaborators, or mentors.

Stay Updated:

• Keep up with the latest trends, news, and developments in your areas of interest.
• Participate in discussions about current events and industry changes.

Conclusion:The Great Content Authority (GCA Forums) provides a comprehensive platform for discussing various topics, sharing resources, and connecting with others. You can gain valuable insights, support, and networking opportunities by actively participating in the forums. If you have questions or need further assistance, feel free to ask!