In terms of who are selling and why are they selling?

Well, the recent change in law and legislation around the Ventures Reform Bill, obviously that was impending for some time.

And I think a lot of vendors, there's a bit of a theme with retirement, where they see that they've been collecting property, if you like, to let investors for maybe 25, 30 years or more.

they've seen that horizon coming, they've seen the additional layers of compliance and paperwork that's coming with it and the new EPC changes as well and they just whether they're 60 or 70 or whatever age really they're sort of thinking well quite often their children don't necessarily want to inherit the vast portfolio and actually they want to find a new home for it and they feel it's time to pull the ripcord if you like and move on so they come to us for some advice and we see and and there has been some housing association sales as well across the sector where i think the the challenges with cladding which is well publicized alongside the necessity for under awab's law for upgrading of their existing stock due to capex and maintenance challenges they've needed to raise money, and there has been a significant exodus of stock from that sector as well, which we've capitalised on.

And beyond that, where do you see the market right now? And you mentioned there about capital growth, will there be rental growth, will there be? Where do you see the market now and what do you think the next six to nine months will hold? I know it's crystal ball gazing,

but...

Well, I think it's relatively feasible to do that because ultimately we've got a government that doesn't seem to be particularly... friendly to business and to the sector in the grand scheme of things, and probably slightly unable to work out what to do going forward.

Therefore, we have this period of still water.