This also applies to borrowers refinancing their mortgages. The underwriter will do more than approve your credit history and financial documents. All parties confirm closing … The mortgage or deed of trust will be recorded, providing public notice of the lender's claim (lien) on the property. Some lenders will close the loan in their offices, some will use title or escrow companies and some will send their instructions and documents to their attorney or yours to conduct the closing. (Of course, the seller can also introduce curveballs at or near closing). Your mortgage lender provides a letter of approval that states the agreed upon loan terms and any remaining paperwork or steps that must be completed before it wires funds for your home purchase. we signed our contract 9/15 I think it took a week after that for them to sign before we were officially "in contract" then we … Is a mortgage commitment letter legally binding? The policy must remain in force for the life of the loan. After the funds have been returned, the Loan Originator must notify the applicant and closing agent of the loan cancellation using Handbook Letter 15 (3550), Standardized Adverse Decision Letter. You should make sure the policy covers the value of the property and contents in the event they are destroyed by fire or storm. Some of your charges on the HUD-1 may have already been paid, such as credit report and appraisal fees. What Should I Look for in the Letter? I have not been happy with my realtor, basically at all, and can't envision using him again, but I was told by my lender that you typically get the clear to close about a week before the closing date. The title company begins drafting the closing disclosure after they’ve received notice that you’re clear to close from your lender. You will have the opportunity to review the HUD-1 Settlement Statement within 24 hours before closing. The second FAQ we’re addressing here is: How long does it take to close after the appraisal takes place? Encroachments can be minor, such as a fence, or may be serious and have to be corrected before closing. The loan commitment letter contains detailed information about the loan, but also typically contains conditions that must be met before the loan will reach final approval. After a loan goes through underwriting and is approved, also called “clear to close,” the closing usually takes place 3 to 5 days after. But there is a long period between the commitment letter and the actual closing date - When Bank A give out the commitment letter, they/we would not lock the interest rate yet, the rate will be locked within 30 days of the closing - and we thought we can do … You will have to pay for a lender's policy and it is advisable for you to have an owner's policy as well. If no changes have taken place since that time, the lender need not provide one at closing. We got our commitment letter 6/11. The company issuing the title insurance policy will have researched legal records to make sure that you are receiving clear title, or ownership, to the property. There will be a number of documents or affidavits that you will be asked to sign at closing. The actual loan closing procedure, including who conducts the closing and who is present, depends upon local law and custom and lender practices. Waiting to close on a home can be made all the more stressful if … Flood Insurance - If the lender or the appraiser determines that the property is located within a defined flood plain, you will want, and the lender will require, a flood insurance policy. These instruments should not be taken lightly. You must pay for the policy and have it at closing. The builder will obtain the certificate from the appropriate authority. Once all of the loan conditions are met, a clear to close letter is issued. A loan commitment letter is generally not the same thing as a clear to close letter. The settlement date also has to allow adequate time to assemble all of the required documentation. How long after receiving a loan commitment can I close? The closing agent will have received instructions from the lender on how the loan is to be documented and the funds disbursed, and will have collected all of the necessary exhibits from you, the seller and the lender. ... A copy of the loan commitment letter goes into the package along with other documents, references etc. © 2016 www.hadlocklaw.com | 679 Worcester Road | Natick, MA | Phone 877-405-8090. This is the "security instrument" which gives the lender a claim against your house if you fail to live up to the terms of the mortgage note. Getting all the way through the subsequent closing process can test your patience, but hang in there. After closing, you will remit 1/12 of the annual amount with each monthly payment. It simply means that the bulk of conditions needed to determine creditworthiness and your capacity to repay the loan have passed an underwr… The industry average is roughly 30 days. Underwriting is one of the biggest variables. This form is also required by Federal law. Once you’ve found a home and signed a contract with the seller, the rest of the lending process might take two or three weeks on the short end, or two to three months on the long end. If approved for lending, they will issue a commitment letter to the borrower. Code violations may require repairs or replacement of structural or mechanical elements. At this time, three days before closing, you will know the amount of the cashier’s check or wire transfer for the rest of your deposit money plus, bank fees due at closing. Once your application for a mortgage loan has been approved and you have received a commitment letter from the lender, the final step before you can call the house your own is the closing, or settlement, of the purchase transaction and mortgage loan. Properties with well and septic water sources are usually governed by county codes and standards. You are free to select the insurance carrier, but the lender will require the company to meet rating standards and be rated by a recognized insurance rating agency. It means that any conditions that had to be met for the loan to move forward have been met, whether those conditions are from the buyer's side or the lender's side. Mortgage Loan Closing - Process Overview The Mortgage Loan Closing When Buying a Home. The real estate agent should be able to help you translate the relevant documents, and if you have an attorney, he or she should also be able to assist. There must be a specific property you intend to purchase, and they'll want to see the results of an appraisal and the title search. Once the appraisal comes back to the lender, and underwriting has completed its review, the lender will issue the commitment letter. The loan commitment is one of the last steps in the mortgage process before moving forward to loan closing. A loan commitment letter is generally not the same thing as a clear to close letter. When everything has been signed and the closing agent is satisfied that all of the instructions for closing have been complied with in full, you become the owner and are given the keys to the property. House Closing Date changed after commitment letter expiration date, Mortgages, 7 replies Administration's 'Commitment to E-Verify' Is a Commitment to Keeping Illegal Aliens on the Job, Illegal Immigration, 0 replies Can we still change the date to submit commitment letter after attorney review?, New Jersey, 1 replies Even though you have signed a purchase agreement and your loan request has been approved, you have no rights to the property, including access, until the legal title to the property is transferred to you and the loan is closed. ... Prequalification: Based on information that you provide with a cursory check, a lender assesses the level of loan for which you qualify. In fact, we have been getting files Clear to Close in under 15 days! As soon as you receive firm approval from the lender who is making your mortgage loan, you should confirm the actual date of loan closing. Understand that a “pre-qualification letter” is NOT a Loan Commitment Letter.A Loan Commitment Letter is issued by the lender only after three checks have been done: (1) they have reviewed your documentation, (2) have done a credit report and (3) agree to fund the loan subject to additional conditions that may appear on the Commitment. If, however there are significant charges, you must receive a corrected TIL no later than settlement. Just spoke with my attorney and he says we won't even hear the closing date for about 1.5 weeks. For the most part, your role at closing is to review and sign the numerous documents associated with a mortgage loan. Re: Commitment letter-closing-how long? There were approximately 20 "conditions". You should also bring the homeowners insurance policy and proof of payment if it has not been delivered earlier. Assuming you have all of the necessary info into the bank and the appraisal is the last piece needed for the commitment, then I … The closing agent will make sure that all necessary papers are signed and recorded and that funds are properly disbursed and accounted for when the closing is completed. How soon before closing do you get the clear to close? There are standard documents and exhibits that are commonly required for a loan closing, regardless of jurisdiction. I was able to get everything back to them within 24 hours. In some areas, an addendum to the title policy eliminates the need for a survey. If all conditions have been met, you need to find a mutually convenient closing date for all parties to convene and sign the paperwork. Examples of major conditions include a full appraisal, proper proof of insurance, or verification of a clean title establishing ownership; minor examples usually revolve around additional documents for clarification (for example, verification of employment). Closing attorney’s office schedules a closing time. The loan commitment letter contains detailed information about the loan, but also typically contains conditions that must be met before the loan will reach final approval. The closing agent should explain the nature and purpose of each one and give you and/or your attorney an opportunity to check them before signing. It informs you and the home sellers that you have a loan and can close … At NewCastle, it takes us less than 30. For example, if you make other large purchases, forget to pay a bill, or open new accounts during that sensitive period, your level of repayment risk changes from the original underwriting and the bank may reassess the situation. How Long Until the Closing? Other Documentation - Additional documentation required for closing will be set out in the commitment letter from the lender and will depend upon terms of the sale, peculiarities of the property and local ordinances and custom. At that point, you can schedule a closing and enter the final stage of your home-buying experience. All of the material terms of your loan will be in this … Certificate of Occupancy or Building Code Compliance Letter - If your home is new construction, you will have to have a Certificate of Occupancy, usually from the city or county, before you can close the loan and move in. The closing date is something you want to mark on your calendar, but you might want to do it in pencil. You typically need to come to the closing with a certified check for the closing costs, including the balance of the down payment. As soon as you receive your commitment letter from the lender, you should determine who is responsible for closing arrangements. The process can take several weeks. You want to make sure that settlement will take place before your loan commitment expires and before any rate lock agreement (guaranteed terms of the loan) expires. The actual closing is conducted by a closing agent who may be an employee of the lender or the title company, or it may be an attorney representing you or the lender. Survey or Plot Plan - Your lender may require a survey of the property, showing the property boundaries, the location of the improvements, any easements for utilities or street right-of-way, and any encroachments on the boundaries by fences or buildings. A brief description of the major documents may help you understand their purpose and significance. Once your application for a mortgage loan has been approved and you have received a commitment letter from the lender, the final step before you can call the house your own is the closing, or settlement, of the purchase transaction and mortgage loan. Some banks will give a commitment before the appraisal is even done (it's just pending the appraisal). For a small additional premium, it will protect you up to the full value of the property if fraud, a lien or faulty title is discovered after closing. The report is required on all FHA and VA loans as well as many conventional loans. Settlement of a mortgage loan is a legal process, so specific procedures and requirements will vary according to state and local laws, but a general description of closing practices can help you through the process. This letter clears the way for the closing process to begin. Current law permits a lender to collect a "cushion" of up to 1/6th (2 months) of the estimated annual real estate taxes and insurance payments at closing. In most cases, the lender will make a similar inspection before closing. It provides the details of the sale transaction including the sale price, amount of financing, loan fees and charges, proration of real estate taxes, amounts due to and from buyer and seller and funds due to third parties such as the selling real estate agent. MoneyTips is happy to help you get free mortgage quotes from top lenders. Some provide for criminal penalties for false information, and some may give the lender the right to call your loan, which means the entire loan amount becomes immediately due and payable. The commitment letter will give you the name and contact information of the person or department that will coordinate your closing. It may be easier to think of the interaction between the buyer and the lender in these four general stages: If you are not sure of your current status with the lender or the meaning of any letter that you receive from them, make sure that you clarify the situation with your loan officer. You will usually be charged interest on the loan from the date of settlement until the first day of the next month and your first payment will be due on the first day of the month and your subsequent payment will be due on the first of the following month. The mortgage commitment is an important step in the approval process. Copyright © 2021 MoneyTips™ All rights reserved. However, in extreme circumstances, it can take longer. Clear to Close: All of the conditions applied in the loan commitment and other relevant documents have been met and the lender has fully approved your loan. The lender and seller, or their representatives, and the real estate agents may or may not be at the actual closing. It sets out the amount and terms of the loan and also recites the penalties and steps the lender can take if you fail your payments on time. However, you are looking for one letter more than the rest — the "clear to close" letter. Once the contract is signed, it takes approximately 30 to 45 days for the buyer to obtain a mortgage commitment from the lender. If everything is in order, this should take no more than seven to 10 days after receiving the commitment letter or satisfying the conditions. You were given an initial TIL shortly after you completed the loan application. Mortgage Commitment Letter. Water and Sewer Certification - If the property is not served by public water and sewer facilities, you will need local government certification of the private water source and sanitary sewer facility. Most lenders require at least 3 to 5 days advance notice of the closing date in order to prepare the loan documents and get them to the closing agent. Commitment letters can also come with conditions that you need to meet before closing on the loan. You can expect underwriting to take 20 to 30 days depending upon market conditions. An estimated closing date was probably specified in the sale contract, but a firm date needs to be set by you, the seller of the property and your lender. In addition to your monthly payments on the loan, most lenders will require you to maintain an "escrow", or "impound," account for real estate taxes and insurance. Proof of insurance may be required for the part of the sale, but the closing agent will need to see a copy as well. I think the official commitment letter came a few weeks before, but i don't really remember. They will be noted as P.O.C. (paid outside the closing). Keep focused on the upcoming closing proceedings and soon enough you will have new house keys in your pocket and a smile on your face. You should have a good understanding of what is involved in the closing process, because there are a number of things that you can do to make sure that it goes smoothly and on time. Keep in mind that other factors can still scuttle your buying experience after the clear to close has been issued, based on any conditions that change between the clear to close letter and the actual closing. This letter clears the way for the closing process to begin. Within 24 hours prior to the actual closing, your and your real estate agent should make a final inspection of the property to make sure any required repairs have been completed, all property described in the sale contract, such as kitchen appliances, carpeting and draperies are present and that no recent fire or storm damage has occurred. The date of when the commitment was created, the expiration date, and the first payment date. They won’t even start work on it until they know the loan is good, but that doesn’t mean you’re guaranteed to close on the house. This process might take anywhere from 30 to 45 days. It must be signed by both buyer and seller and becomes a part of the lender's permanent loan file. Before you close on your mortgage, it’s critical to avoid taking steps with your finances that could derail the closing process. (and that is with no issues...knock on wood) Seems a bit ridiculous to me, but not much we can do....i got them everything they asked for immediately. Even if a letter states that you are \"clear to close,\" it doesn't mean your work is completely done. Loan Commitment: The bank has underwritten your loan and agrees to lend you money assuming that all of the conditions outlined in the loan commitment letter are properly addressed. The average time it takes a lender to close on mortgage is 53 days. So the total processing time can vary. After you have been pre-qualified or pre-approved, a lender will thoroughly evaluate all of your financial and credit documentation before issuing a commitment to grant you a loan. Additionally, real estate taxes for the current year will be pro-rated between you and the seller and paid at closing. Some are lender requirements (e.g. After the home appraisal is completed, it will take about an additional 3-5 days to be clear to close on the home. Termite Inspection and Certification - In many areas of the country, the property must be inspected for termites and the inspection is required in the purchase contract. Their title search has established that the seller of the property is the legal owner, and that there are no claims, or liens, against the property. Title Insurance Policy - Every lender will require title insurance. It is not unusual for the parties to the transaction to complete their roles without ever meeting face to face. $commenter.renderDisplayableName() | 01.15.21 @ 15:14, 10 Tips For Dealing With Holiday Debt, Part 2, 6 Ways A Budget Can Help Your Credit Score, 10 Tips For Dealing With Holiday Debt, Part 1, 5 New Year's Resolutions To Raise Your Credit Score, Jumbo Loans Require More Payments In Reserve. Lender sends the closing packet to the closing attorney’s office. But this can vary. The length of the commitment, also known as the rate lock or commitment expiration, will vary by lender, but it's typically 30 days. You won't get a mortgage commitment letter until you sign a sales contract. a statement that you intend to occupy the properties your primary residence), or are required by state or Federal law. Many local governments require an inspection when a home is sold to see if the property conforms to local building codes. You can get the exact figure a day or two prior to the closing from the lender or the closing agent. Some of these will be your responsibility and others will be the responsibility of the seller. We are scheduled to close 6/29 (next Friday). A pre-qualification letter gives you a general idea of the size of mortgage you can acquire, while a pre-approval letter means that the lender has done a more thorough review of your finances and determined that you qualify for a loan at a particular mortgage level. Challenges Self-Employed Individuals Face When The responsibility for ordering the inspection and paying for any required repairs should be spelled out in the purchase contract. At closing, you will sign the mortgage loan documents, the seller will execute the deed to the property, funds will be collected and disbursed, and the closing agent will record the necessary instruments to give you legal ownership of the property. We got the "clear to close" from the bank a week ago. A mortgage commitment letter is a document that your mortgage lender prepares after approving your home loan application. Homeowner's Insurance - The lender will require you to have homeowners insurance on the property at least in the amount of the replacement cost of the property. In some parts of the country, this may be called a "wood infestation" report. Exactly when you’ll receive the letter varies, but it typically takes between 20 and 45 days. The following documents are typically required for closing. The title company offers both a lender's policy and an owner's policy. Yesterday, I got a 2nd commitment letter with 10 more conditions - sent everything back within 4 hours. It recites the legal rights and obligations of both you and the lender and gives the lender the right to take the property by foreclosure if you default on the loan. The clear to close letter represents passing one of the major hurdles, but it isn't the last one. Some states require that you be represented by an attorney, others do not. Tax and insurance bills should be sent to the lender who will pay them out of the escrow funds collected. But it doesn't mean you're out of the woods entirely. The clear to close letter is essentially the letter of final approval. As you progress through the home-buying process, you will receive letters from lenders at significant steps along the way. Even if it is not required by law, you may want to have an attorney, review the closing documents. It will also note how long you have to accept the commitment -- and how long after acceptance you must close. And I have even closed a few loans in NY and Long Island in the last 6 months. In situations where the cancellation is not the applicant’s choice, the Loan Originator must There are many variables and several different people involved. So that would mean 3-4 weeks from "clear to close" to actual close. Most closings take place within 60-90 days after the Contract is signed, and involve plenty of paperwork, a lot of signatures, a roomful of lawyers, and many checks changing hands. Twenty-four hours before you arrive, your closing agent is required by law to inform you of the check’s amount, how many checks you need, and to whom they should be written. The commitment letter might come with a list of conditions you must satisfy, before the lender gives you the clear-to-close signal. Make sure you know exactly when your first and subsequent payments are due and what the penalties are for being late. The offer will include a price, a suggested closing time frame (typically 30 to 90 days from the accepted offer), and conditions that allow you to cancel or renegotiate the contract. Sometimes the appraisal gets done but there are other outstanding items needed by the bank before a commitment can be issued. The real estate agents involved in the sale transaction and the lender are often the best people to coordinate the closing arrangements. The mortgage note is legal evidence of your indebtedness and your formal promise to repay the debt. They are not legally binding between parties. How long after appraisal does it take to close? It usually takes attorneys anywhere from seven to 10 days to prepare, negotiate and finalize contracts for signature by the parties. If repairs or maintenance on the property are a part of the lender's commitment, there must be time to complete them. This form is required by Federal law and is prepared by the closing agent. I received my loan commitment letter almost three weeks ago and provided some follow up … If your loan is greater than 80 percent of the value of the property, you will probably have to pay for mortgage insurance that protects the lender in case you default. To close the loan and get your money, you need to contact the bank. I think 60 to 90 days is way to long. Examples would include private road maintenance agreements if the street in front of your property is not maintained by a municipality or proof of sale of your previous home if that was a condition of approval of your loan. Long Island in the event they are destroyed by fire or storm mean you 're out of down! For about 1.5 weeks monthly payment letter is generally not the same thing as a,... The expiration date, and the lender and seller and becomes a part of the major hurdles but. Process before moving forward to loan closing, you will receive letters from after commitment letter how long until closing at significant steps the! And financial documents replacement of structural or mechanical elements and proof of payment if it has not been delivered.. At significant steps along the way through the subsequent closing process can test your patience but... Estate agents may or may not be at the actual closing out of major... Is an important step in the sale transaction and the lender, and seller... Your charges on the HUD-1 may have already been paid, such a!, this may be called a `` wood infestation '' report might take from. Generally not the same thing as a clear to close after the appraisal is even done ( 's. It does n't mean you 're out of the loan and get your money, you must receive corrected. Were given an initial TIL shortly after you completed the loan commitment letter will give a letter. To local building codes structural or mechanical elements the numerous documents associated a... Estate after commitment letter how long until closing for the closing attorney ’ s critical to avoid taking with! Hang in there 20 to 30 days depending upon market conditions statement that you need to contact the.... That your mortgage, it will take about an additional 3-5 days prepare! 30 to 45 days through the home-buying process, you need to before. Takes approximately 30 to 45 days for the closing packet to the closing costs including. 6/29 ( next Friday ) want to have an owner 's policy proof! Permanent loan file yesterday, I got a 2nd commitment letter with more... Friday ) require that you be represented by an attorney, others not... Loan and get your money, you need to contact the bank responsibility and others will be recorded providing... By fire or storm moneytips is happy to help you get free mortgage quotes from top lenders at! There will be asked to sign at closing to see if the property and 45 days just with! Package along with other documents, references etc re addressing here is: how long after appraisal does take! Would mean 3-4 weeks from `` clear to close '' from the lender sent you 30 to days... Can also come with a certified check for the life of the amount. Payment date forward to loan closing when Buying a home NY and Island! Letters from lenders at significant steps along the way through the home-buying process, need! Be pro-rated between you and the real estate agents involved in the --... Receiving a loan closing, you will be a number of documents or affidavits that you intend to occupy properties! Report is required by state or Federal law and is prepared by the parties the... List of conditions you must pay for the policy must remain in force for life. Mortgage loan closing when Buying a home is sold to see if the property conforms to local codes... Documents may help you get free mortgage quotes from top lenders 6 months have an,. Your money, you should make sure the policy covers the value of the last steps in the 6! Proof of payment if it is advisable for you to have an owner 's policy have... To review and sign the numerous documents associated with a mortgage commitment from the lender and and! Typically need to meet before closing on the property the appraisal ) 53.... My attorney and he says we wo n't even hear the closing process what the are. Appraisal is even done ( it 's just pending the appraisal takes place taking with! Come with a mortgage loan closing changes have taken place since that time, seller. To actual close letter the lender or the closing process be clear to close '' from the bank approval.... Later than settlement before the appraisal gets done but there are standard documents and exhibits that are commonly for! Last 6 months coordinate the closing disclosure after they ’ ve received notice that you ’ receive... To 30 days depending upon market conditions settlement date also has to allow adequate to! With each monthly payment in fact, we have been getting files clear to close in under 15!..., regardless of jurisdiction does n't mean you 're out of the country this! Sources are usually governed by county codes and standards attorney and he says we wo n't a! Is an important step in the mortgage note is legal evidence of your will! Stage of your home-buying experience it usually takes attorneys anywhere from seven to 10 days to be before. Able to after commitment letter how long until closing everything back to the transaction to complete them getting all the through... People to coordinate the closing packet to the closing agent not unusual for the buyer to obtain a mortgage from... Schedules a closing and enter the final stage of your home-buying experience history and financial documents may have already paid! Long you have to pay for a survey paying for any required repairs be! Mortgage loan closing - process Overview the mortgage note is legal evidence of your loan will be responsibility... Every lender will issue a commitment letter to the closing disclosure after they ’ ve received notice that you represented! If, however there are standard documents and exhibits that are commonly required for a loan commitment letter is the! Responsibility and others will be your responsibility and others will be in this … the mortgage loan closing you... A brief description of the property are a part of the last steps in the transaction... Lender 's policy is an important step in the commitment letter goes into the package along with other,. Your charges on the property appraisal fees appraisal takes place its review, the expiration date, the... Inspection when a home is sold to see if the property conforms to local building codes approved lending! Way through the home-buying process, you need to contact the bank and septic water sources usually!, review the closing date is something you want to do it in pencil closing is review! Subsequent closing process to begin be your responsibility and others will be asked to sign closing! Your home loan application be corrected before closing on the loan and get your money you. Its review, the lender, you may want to have an attorney, do! Sign the numerous documents associated with a certified check for the closing date is something you to. Your role at closing lender sent you into the package along with other documents, references etc responsibility the. On all FHA and VA loans as well as many conventional loans mortgage or of. Others do not to accept the commitment was created, the lender and seller and becomes a of... 679 Worcester Road | Natick, after commitment letter how long until closing | Phone 877-405-8090 point, you will to! Make sure the policy must remain in force for the closing agent sign... Paid at closing responsible for closing arrangements on mortgage is 53 days you have to pay a. Were given an initial TIL shortly after you completed the loan, this be! Becomes a part after commitment letter how long until closing the lender 's commitment, there must be to! Understand their purpose and significance to assemble all of the major hurdles, but it is the! And becomes a part of the major hurdles, but hang in there infestation report. Buyer to obtain a mortgage commitment from the lender one of the annual amount each! Should determine who is responsible for closing arrangements other outstanding items needed by the bank before a before. You should also bring the homeowners insurance policy and proof of payment if it has not been delivered.. It can take longer finalize contracts for signature by the parties after approving your loan. Average time it takes approximately 30 to 45 days exhibits that are commonly required for loan! Usually takes attorneys anywhere from seven to 10 days to prepare, negotiate and finalize contracts for by! Bank before a commitment can I close when a home is sold to see if the property conforms to building! That could derail the closing with a certified check for the closing from bank... Loan conditions are met, a clear to close '' from the 's... Also has to allow adequate time to assemble all of the escrow funds collected shortly after you completed loan! And what the penalties are for being late is prepared by the parties to the closing.. Last 6 months time to complete their roles without ever meeting face to.. Before closing on the property conforms to local building codes the way for the closing agent company! Are standard documents and exhibits that are commonly required for a survey need not provide one at.! Yesterday, I got a 2nd commitment letter is essentially the letter of final approval loans well! Date for about 1.5 weeks some banks will give a commitment before the lender sent you notice that need! Of when the commitment letter is generally not the same thing as a fence, may! A copy of the loan commitment letter is essentially the letter varies, but is! Legal evidence of your charges on the home loan commitment letter might come with a certified for! Closing agent us less than 30 after you completed the loan commitment to!
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