How to get A great Estate Agent

Writers, brokers, real estate agencies; three professions that almost certainly rank with 'sitting on eating gum' when it comes to how well liked they may be by the average person but three professions which might be undoubtedly critical in modern society.From the three professions listed, it's almost certainly estate agents who else get the rawest cope, with all the actions of a few influencing the reputation of all. In any fairness, the tales of the corrupt activities some real estate agencies participate in probably complete warrant that popularity, nevertheless the fact remains that only some real estate agencies are naturally nasty.In fact , a number of estate agents Glasgow not necessarily just not nasty; they're fine. They're beneficial and make providing a home a piece of cake where the alternative is months of diligence and work. Finding all these real estate agencies, surprisingly, is not actually hard possibly - they're numerous. You just need to be aware of what you should be aware of.Any time embarking on the hunt for a good house agent, land agent, real estate agent, real estate broker, the most beneficial weapon in the arsenal will likely be research : really not a bit occasionally, but comprehensive research on each each house agent, land agent, real estate agent, real estate broker you take a second check out.Initially, you will need to draft up a listing of firms in your city; you'll probably know some actually, but carry out a few queries online and speak to close friends, along with neighbours that have sold homes in your city recently to get a a lot more comprehensive collection.Once you've got your own personal list, you will need to set up a few standards so as to whittle it down. Proper qualification might be of interest essential, nevertheless the probably it will not reduce the size of your search a whole lot.Get started delving a lttle bit deeper into your history of the chosen firms. The amount experience internet site to sell houses? Were they established in the housing increase and this is a new they've sold in some sort of 'down' industry? What types of residences do they concentrate on? Of course, they have no good real estate an urban city two bed room semi-detached having an agent who else specialises in alluring country loads.Take a look at on the web reviews from previous clients - you must realize for taking these along with a pinch connected with salt, but as everyone is more prone to write-up a review based upon a really bad or good encounter as opposed to the 'everyday'.Once you've got your own personal shortlist down to about, email the estate agents Glasgow and discuss placing valuation on the residence. You have to have a great concept of just how much be aware that worthy of based on just how much other residences of a comparable size in your city can advertise for so come up with a guide figure against which often to measure specific value.The likelyhood are most will fall next to or perhaps bang all on your own approbation. Several thousand pounds difference here or there is usually to be likely but anything specially seemingly unprovoked ought to raise alarm bells. Lacking, as well as the chances are the house agent, land agent, real estate agent, real estate broker large cautious and just would like to generate a sale. Too high, and they are probably attempting to tempt anyone in with a great unrealistic valuation which may bring about you getting lumbered with the label yrs.While using valuations out of the way, compare the fees of every agent. All over again, there is definitive degree for fees so it'll largely depend upon your neighborhood. Have a tendency fall into the trap of pondering the cheapest fees are the best; valuation is defined by the degree of service with regards to just how much you pay out. So an outstanding service that will cost a good deal is way better value than a cheap service that happens to always be poor. Nonetheless be sure to maintain within your finances!

Why Do Ladies Use Jimmy Choo Uggs Boots?

Jimmy Choo Uggs boots have been first produced in Australia and New Zealand whereby they applied sheepskin, fleece and artificial sole make the warmest boot you can find. But why can it be that Jimmy Choo Uggs boots for girls have gotten so popular lately? Exactly what is it with this particular boots that make them very popular for a manner craze globally?At any time given that the surfers introduced these boots from Australia, the us have been basically hooked with these sheepskin boots. They may have become incredibly common with all the more youthful era at the outset then gradually produced them a staple for each gentleman and lady who wish to stay in the craze during the winter months year.Listed here are a few of your factors which demonstrate how these boots are common between both of those people no matter what era they might be be in: Jimmy Choo Uggs boots are usually comfy. Primarily during the cold months, a very good pair of boots could make confident that the feet are heat sufficient to suit your needs to not shiver to your spine the moment the winter months year begins. The components applied for these boots have been decided on to present the necessary heat during the chilly year. They can be found in a wide variety of hues and variations to select from. Each and every style aware personal shall be delighted to know that even during the winter months one can however match up their footwear with all the season's need to have apparel. Jimmy Choo Uggs boots for girls are skillfully constructed to create confident that both of those comfort and type are retained regardless of whether these boots are made specifically for protection when treading by snow.When acquiring boots you require to contemplate following this tutorial for getting the most away from it: Think about acquiring instantly within the manufacturer. This tends to make you save some dollars as they usually give the most effective savings for their buyers. Jimmy Choo Uggs brands give great savings as they tend not to cost you for overhead expenditures that makes mall rates go significant. Check for brands on the net making sure that you should have a crystal clear thought as to what style and design you'll have to pay for the moment you go on and purchase om them. Seek out the most effective style and design that can go well with you correctly. Select those people that can look best along with your current wardrobe so that you could use your boots wherever you could possibly go during winter months. You'll be able to possibly hit the suppliers or store on the net. Whichever you decide on make certain to request for virtually every savings that they might have to suit your needs.Jimmy Choo Uggs boots are supposed to make you secure even during the coldest of times. Don't accept fake ones that practically litters the net from on the net suppliers that are not acknowledged for providing the most effective winter months boots you can find. Even though you are searching for methods to save up, tend not to consider this for the extent of compromising a fantastic pair of boots for yourself.

Alviero Martini, durante Precedentemente Ceto insieme le bo

La collezione Alviero Martini borse autunno inverno 2012 2013 convince e seduce: guardiamo assieme le fotografia con tutti i prezzi, certe i quali le borse alviero Martini Precedentemente Divsione autunno inverno 2012 2013 riscontreranno il servigio delle sue tante estimatrici.La bravura ed capriccio dei creativi proveniente da Alviero Martini non passa inosservata: attraverso la stagione fredda, corresponsabile una bella campo pubblicitaria durante quel proveniente da Hong Kong, propone delle borse i quali invitano ad essere indossate, provate ed acquistate. La moglie i quali possiede una delle borse Alviero Martini Precedentemente Divsione è dinamica e invitante, sicura proveniente da sè e conscio i quali orami il netto non ha confini. Sia ella parecchi vivace o immersa nei tanti contesti della vita lavorativa e sociale, la collezione Alviero Martini borse autunno inverno 2012 2013 non la deluderà.Uno tendenza, come delle borse ALviero Martini Precedentemente Divsione autunno inverno 2012 2013, a cinquanta per cento con come della collezione borse Furla autunno inverno 2012 2013 i quali spunzone sulla dote dei pellami, e come della collezione borse Liu Jo autunno inverno 2012 2013 i quali si affida al stile vivace e glam.Ci piaccciono i differenti accostamenti del famoso check Geo con a lei inserti durante cute, quandanche lucidi: non solingo la elaborazione notevolmente accurata tuttavia quandanche a lei stessi tagli stilistici sono ideati quandanche e sopratutto attraverso la semplicità i quali una borsa Alviero Martini deve possedere, esatto attraverso essere usata volentieri durante tutti i momenti.Vediamo in questo modo l’attenzione attraverso i dettagli (guardate le colorazioni e le nuances cromatiche del check anche, modo della chiusura zip o del cuoricino nella sacchetto rinnovo nella fotografia soprastante) e quella attraverso la portabilità, indossabilità i quali deve essere precetto. Le borse Alviero Martini autunno inverno 2012 2013 quest’anno vogliono insinuarsi vincenti nei contesti urbani posto i contrasti e la vita metropolitana sono forti e vivi, lasciando i quali la moglie si esprima nella piena audacia, con un bulbo oculare sia allo tendenza (inconfondibile), sia all semplicità.Già dunque le belle shopping bag geo soft o geo classic, posto troviamo lavorazioni perfett dei manici con inserti durante cute proveniente da vitello a consistenza liscia e arricchiti dal ricordato penzolo a cuore con porta-indirizzo e nappina con frange, se no le tracolline con inserti durante cute a rifinizione lucida, posto la metalleria utilizzata è discreta e mai pi?maiala esagerata, nello tendenza proveniente da Alviero Martini. Le shopping bag, i bauletti, le sottospalla sono rifnite con attenzione quandanche all’interno, posto alla fodera personalizzata si accompagna una scompartimento interna proveniente da scritto capiente e perfetta attraverso riporre a lei oggetti parecchi importanti.borsa alviero martini prezzi collezione autunno inverno 2013Verso come riguarda i prezzi siamo nell’ordine proveniente da cifre i quali il brand italiano ci ha abituati: la dote e lo tendenza hanno il loro costo i quali è durante segmento con come proposto: attraverso la sacchetto sottospalla durante Geo soft si spendono 235 Euro, attraverso il classico bauletto durante insieme Geo classic, inserti durante cute a rifinizione lucida, il importo è proveniente da 280 Euro, mentre attraverso una shopping bag si va dai 228 Euro ai 265 Euro. La segmento durante pennacchio lido ancora, circostante ai 400 Euro, mentre la segmento Croco (cute grafica coccodrillo), oltre i 300 EuroCosa da là pensate, la collezione borsa alviero martini autunno inverno 2012 2013 riscontra il ingente avvenimento i quali il brand ha con le sue molte estimatrici, quandanche osservando i differenti tagli stilistici? Guardiamo queste belle borse assieme osservandole nella tunnel proveniente da fotografia e indossiamole e proviamole nei svariati negozi proveniente da Alviero Martini.

Shopping for vivienne westwood jewellery On line or in the

Getting vivienne westwood jewellery online is substantially better than looking to the large road. To get a start out you'll have the ability to discover a substantially greater assortment on the web and extra typically than not, the costs are generally more cost-effective as well. The sole downside on the subject of shopping for on the internet jewellery is the fact you cannot have got a good look at the goods you are keen on, rather you must rely to the excellent from the photos presented and the description of each item granted. On the list of principal points of interest of vivienne westwood jewellery is the way it feels 'in the hand', it really is body weight and its tactility are two incredibly vital variables.Certainly there are plenty of places to the large road to purchase good vivienne westwood jewellery, versus the 'faux' vivienne westwood jewellery readily available from some catalogue outlets. The large road may possibly present layouts by area designers who may possibly not be marketing their wares on the web and this way, you could possibly get your hands on a thing which happens to be actually exclusive. Also remaining hand crafted by a extremely competent and creative silversmith somewhat than created in bulk as quite a few top rated designer brands do adds a lot to its worth. Just like almost everything in lifetime, you can get everything you purchase and any time you take into consideration the sheer numbers of hours which have gone into not just making a piece of jewellery, but coming up with it as well, the costs will naturally be fairly large.Nevertheless trying to find vivienne westwood jewellery on the internet can deliver some excellent bargains, primarily should you be considering past season's variety that happen to be typically remaining sold off at price cut selling prices to be able to make place for this seasons cover anything from designers these kinds of as Vivienne Westwood jewellery and some others. You can also tailor your try to find your area space to see if any area jewellery designers have got a website or an internet based existence of some form. The beauty of sourcing area on the internet jewellery is quite a few Vivienne Westwood jewellery will do commissioned bespoke jewellery should you be looking for a a thing actually exclusive. It's possible that you might have a cherished stone which you would like setting right into a ring, but can't uncover whatever appropriate. It is where the area silversmith arrives into their very own as they can provide a company which most jewellery outlets simply cannot.Whether or not you decide on to buy for jewellery on the internet of devote the afternoon trundling down and up the large road, the most effective suggestions I am able to give is don't settle for second greatest. Quality jewellery would not arrive inexpensive so the final thing you have to be performing is splashing out on a thing you are not a hundred percent sure about. Require your time and effort, take pleasure in the hunt and you simply wont be dissatisfied.

Vidéo advertising est le advertising d'article neuf

L'ensemble des jours où votre marketing d'article puis le marketing ass étaient dans votre battage restent à peu près terminée. L'ensemble des affriolantes mises à lumière de Yahoo or google fait sûr esta cela arrive puis la pénalisation parmis diverses annuaires d'articles instruit se restent rendus méfiants puis en conséquence hun tout cela, leurs politiques hun soumission ont été modifiés en rebondissement.Toutes ces derniers délirantes mises à lumière de Google a fait faire à quel affiliate marketing SEO instable fut, en fait, puis la taille d'un facteur esta vous non pouvez pas séculairement contrôler sauf mais vous êtes not moteur de investigation. Ceux ora ont hun tous leurs œufs dans votre même panier instructions panier de Yahoo or google, vu la façon do not l'ensemble hun leurs sites Internet sont en coach de disparaître ces résultats de la recherche puis de l'ensemble hun leur ouvrage acharné fut descendu le empty juste quand ça.Ainsi, vous pourriez demander: B at-il une inedite mode, une nouvelle technique hun marketing qui sont capables être utilisées dos succès comme une alternative, quand une technique hun guérilla affiliate marketing? Correctamente sûr! C'est juste sous votre implacable nez, jij parie que vous regardez tous les jours au moins une vidéo Youtube et si vous n'avez pas re?u cela désormais, les tablettes de la vidéo fut énorme! Youtube est essentiellement terre deuxième plus grand moteur hun recherche et il demeure userbase parmis diverses centaines de large numbers de consommation aura chaque lumière. Imaginez remark ce serait d'avoir seulement une fraction hun ces vues quotidiens.No seulement que Youtube est votre moteur de investigation au monde la deuxième plus grandissimo mais ces vidéos Youtube figurent souvent en les résultats hun recherche et il demeure sans rien doute not gros added bonus.Slideshow MakerDonc, ce ora est plus facile? Put construire un nouveau site internet à partir hun zéro, puis de votre promouvoir, hun faire SEO fill elle ou fill créer une vidéo de quelques minutes à non rien effectuer? Il ahora des chances esta, en démonstration ni traitement préférentiel esta Google donne antártico Youtube (ce ora est en totalité à fait évident), vous n'avez même palei besoin de effectuer tout SEO ni tout, la vidéo est naturellement classement fill un mot-clé.Donc, votre n'est palei sorcier.Votre qui fut génial dans votre affiliate marketing vidéo? Vous-même pouvez commencer dos un budget hun 0 (zéro) hun dollars! En totalité ce que vous avez à effectuer est de vous inscrire à une présente d'affiliation à Clickbank . com, Commision Passageway, Plimus, JVZoo, E-junkie, etc, créer parmis diverses vidéos, téléchargez puis commencez à gagner!Dom toute évidence, vous n'êtes palei limité seulement à faire la publicité d'affiliation à travers votre affiliate marketing vidéo, vous pouvez promouvoir à peu près en totalité à partir hun votre site Internet, vos solutions / produits ou bien seulement ces «moments Kodak» où vous avez été autour de baton en état d'ébriété (hé, nous-mêmes parlons Youtube puis le marketing viral ici).En liaison, l'article affiliate marketing a une sévère démarrer en raison hun l'article répertoires hun mise à lumière parmis diverses politiques... Derrière bonne chance en essayant de scotcher un lien aff directe antártico not annuaire d'article gros quand MagazineVideo.N't autre avantage fut que le affiliate marketing vidéo sera considéré quand un article hun marketing de clou, vieux posts sont capables être ressuscités dans ces diapositives de écrit et ces diapositives sont capables être organisées dans not collure vidéo sympa. Leur application ora peut sans troubles transformer le écrit à la vidéo by using diapositives écrit n'est Marketing Vidéo Bot PRO.L'ensemble des règles pour ces diapositives de écrit peuvent être nombreux de ceux hun l'écriture d'article relatives à votre file format dans lequel votre texte fut présenté.Certains conseils fill diapositives lors de la fabrication de écrit:- Choisissez vos ne vos polices et ces polices Serif restent généralement considérés quand bien d'utiliser dans ces documents avec maint écrit, mais fill le écrit glisse les plans san-serif comme Sans Serif restent effectivement préféré en raison hun leur lisibilité accrue.second . Utiliser la couleur ainsi, les couleurs sont capables être associées à nombreux sentiments, ces humeurs et ces couleurs peuvent puisque améliorer la vitesse d'apprentissage, la rétention puis peut accroître l'intérêt. L'ensemble des couleurs froides fonctionnent le mieux pour ces fonds et ces couleurs chaudes travaillent couramment mieux pour votre écrit.3. Texte Constrained - alors qu'un story peut avoir parmis diverses centaines de vocable, le écrit d'une diapositive fut recommandé d'avoir une quantité limitée hun texte pour une meilleure lisibilité accrue et la rétention d'informations. En outre, not nombre limité hun points de fusée fut recommandé.Slideshow MakerCeux-ci étant dit, la decided la and also chaude nouvelle en ce moment dans votre marketing Internet fut évidente: votre marketing vidéo puis de la vidéo. Assurez-vous esta vous obtenez dans votre train précédemment qu'il ne soit trop tard!

Video-Marketing wird die innovative Marketing-Artikel

Cease to live Zeiten, als Artikel-Marketing aber bum Marketing Buzz waren, eignen ziemlich vorbei. Cease to live neuesten Yahoo Aktualisierungen sicher, dass passes away geschehen und perish Bestrafung perish großen Roman Verzeichnisse bekam machte sie misstrauisch aber als Folge, dass ihre Vorlage Richtlinien wurden entsprechend geändert.Jeder der die letzten verrückten Yahoo Aktualisierungen Vermarkter erkennen, wenn instabil ist SEARCH ENGINE OPTIMISATION tatsächlich und wenn groß der Aspek, living area Sie nicht real kontrollieren können, wenn Sie einige Suchmaschine eignen. Diejenigen, perish mit all of ihrer Eier throughout einen Korb - Yahoo Körbchen, entdeckte, wie jeder der ihre Sites aus living area Suchergebnissen verschwinden aber jeder der ihre harte Arbeit living area Bach runter leicht so weg.Therefore könnten Sie fragen: Findet man einen neuen Buzz, ein kurzer Marketing-Technik, perish erfolgreich als Option verordnet werden, als Guerilla-Marketing-Technik? Certain! Es wird nur unter perish Museau, ich wette, Sie werden täglich beobachten genauso einem Youtube-Video, aber wenn Sie nicht das Problem heute erkannt, wird die Video-Markt riesig! Youtube wird instant messaging Grunde weltweit zweitgrößte Suchmaschine aber es wird userbase verbraucht Hunderte von Millionen erkennt jeden Point. Stellen Sie sich vor, wenn es wäre, immer nur einen Bruchteil dieser täglichen Ansichten haben.Keinstenfalls immer nur, dass Vimeo perish weltweit zweitgrößte Suchmaschine wird aber Youtube Videos erscheinen eventuell unter living area Top-Suchergebnisse und es wird ohne Zweifel ein großer Bonus.Slideshow MakerIn addition, was wird leichter? Um eine neue Internet site von Grund auf neu zu bauen aber dann zu fördern, SEARCH ENGINE OPTIMISATION für sie zu tun oder ein Video ein paar Minuten lang zu schaffen und halt nichts tun? Cease to live Chancen, dass es aufgrund unser Vorzugsbehandlung, dass Yahoo gibt Vimeo (das ist ziemlich offensichtlich), perish Sie noch nicht einmal jede SEARCH ENGINE OPTIMISATION zu tun, wird das Video easy für einige gute Keyword-Rang.In addition das ist ein Klacks.Was ist genial a good Video-Marketing? Sie können durch einem Spending budget von 0 (NULL) Money beginnen! Alles, has been Sie tun müssen, wird leicht, sich für ein Affiliate-Angebot bei Clickbank, Commission Penetration, Plimus, JVZoo, E-junkie and so forth, erstellen Sie einige Videos, stuffed Sie aber verdienen!Easy, Sie eignen nicht nur am Tun Affiliate-Werbung every Video-Marketing beschränkt, man kann so ziemlich alles abs Ihre Internet site, Ihre Dienstleistungen suggestions Produkte zu fördern oder immer nur perish 'kodak moments', bei wem Sie rund umm betrunken zu sein (hey goofing wurden, sprechen einige Youtube aber virales Advertising hier).Im or her Vergleich dazu do not lik Artikel-Marketing einige härtere Commence aufgrund parmis diverses Artikels Verzeichnissen aktualisierte Richtlinien... and so viel Glück besorgen, einige direkte aff Link auf einem großen Roman Verzeichnis wenn Beratung, haften.Ein weiterer Vorteil wird, dass Video-Marketing sollte als einige erweiterte Artikel-Marketing zu sehen wird, können alte Artikel throughout Textfolien auferstehen aber die Folien können throughout einem schönen Video-Collage arrangiert werden. Einige Anwendung, perish einfach umwandeln können Text-Video durch Textfolien Video Marketing Bot PROFESSIONAL PLAYER .Cease to live Regeln für Textfolien können sich von denen parmis diverses Artikels schriftlich in dem Format, in meinem der Text dargestellt wird.Durchaus Tipps für exklusiv beim Erstellen Textfolien:Ein. Wählen Sie Ihre Schriften tum, eignen Serifen-Schriften in Regel als besser, throughout Dokumente mit reichlich Text einzunehmen, abercrombie paris für Text gleitet perish san-serif Schriftarten wenn Without Serif tatsächlich bevorzugt werden aufgrund ihrer erhöhten Lesbarkeit.2 . not Beinhalten Sie Farbe tum, sollte Farben mit wichtigsten Gefühlen, Stimmungen aber Farben zugeordnet werden sollte auch perish Lerngeschwindigkeit, Preservation und Interesse zu erhöhen. Kühle Farben funktionieren am besten für Hintergründe aber warmen Farben in Regel am besten für Text.3. Begrenzte Text -, während ein Roman Hunderte von Wörtern haben sollte, ist ein Text Sale empfohlen, einige begrenzte Menge a good Text für erhöhte Lesbarkeit aber Aufbewahrung von Informationen haben. Ferner wird einige begrenzte Anzahl von Aufzählungstext empfohlen.Slideshow MakerDiese wird gesagt, perish neue heißeste Ding jetzt instant messaging Internet-Marketing wird offensichtlich: Video-und Video-Marketing. Stellen Sie sicher, dass Sie throughout living area Zug, bevor es zu spät wird!

Advertising clips will be the new marketing with articles

Home buying when article writing and article marketing were in hype are just about above. The latest Google revisions made sure this kind of happen and also the penalization the best article directories got manufactured them wary and since a consequence of which, their submitting policies were modified consequently.Each one of these last insane Google updates manufactured marketers realize exactly how unstable is SEARCH ENGINE MARKETING in fact the actual big of any factor you can't actually command unless you can be a web. Those that are having all their eggs a single basket -- Google's container, saw exactly how all of their internet websites are vanishing through the search engine results as well as their hard work is fully gone throughout the drain much like which.So , you could possibly request: Do they offer a brand-new hype, a whole new marketing technique which can be used effectively preferably, for a guerilla advertising technique? Sure! It's under your nasal area, I think you are seeing daily one or more Youtube in case you didn't realized this chances are, the video marketplace is large! Youtube is basically world's next biggest web and it's userbase will be consuming billions views everyday. Envision how it would be to own just a fraction of the daily views.Don't forget Dailymotion is the world's second biggest web but Dailymotion videos often turn up top among the search engine results and it's without a doubt an enormous reward.Consequently what's more easy? To build a whole new website using a recipe then to enhance the idea, to try and do SEO for it as well as to make a video a few momemts extended and do nothing? Probably because of the worthwhile treatment that Google gives to Dailymotion (which is fairly obvious) you cannot even have to try and do any SEARCH ENGINE MARKETING by any means, the video will naturally rank for just a good key word.So this is an easy choice.Can be awesome at video clip advertising? Start using a budget regarding 0 (ZERO) us dollars! What you just have to accomplish is just sign up for a joint venture partner offer in Cb, Commision Penetration, Plimus, JVZoo, E-junkie and so forth, create a number of videos, add them and commence earning!Naturally, you are not confined only at doing affiliate promotion by using video clip advertising, you could promote just about all beginning with your site, your services/products or just people 'kodak moments' where you were being goofing around currently being drunk (hey, i'm talking Dailymotion and viral advertising here).In contrast, article writing features a harsher get started because of the article's web directories updated policies... so great luck wanting to remain a direct aff url on a large article directory just like Ezinearticles.Another advantage is the fact video clip advertising is visible as a possible advanced article writing, outdated articles might be resurrected in text slides and these slides might be arranged in a nice videos collage. A license application that can easily change text to videos via text slides is Video Marketing Android PRO.The rules for text slides might be distinctive from the ones from web content writing in connection with format when the text is presented.Some recommendations for when coming up with text slides:1. Choose your fonts properly, Serif font types are usually regarded as better to use within documents with many different text but for text slides the san-serif fonts just like Sans Serif are actually preferred greatly assist increased legibility.2. Use colouring well, shades can be connected with various feelings, moods and colours can also enhance the learning velocity, retention and will increase fascination. Cool shades work best for backgrounds and comfy colors generally work best for text.3. Limited text - while an article will surely have many terms, a text slide is recommended to experience a confined amount of text for increased legibility and information preservation. Also, a limited volume of bullet things is recommended.These being said, the modern hottest point right now in internet marketing will be obvious: videos and video clip advertising. You should definitely get in the coach before it's too late!