endstream endobj startxref Ensure that timely information is available to management for assessing collateral and associated risk. By order of the Federal Deposit Insurance Corporation. This provision does not preclude an institution from withholding compensation from an appraiser or person who provided an evaluation based on a breach of contract or substandard performance of services under a contractual provision. apply to residential and commercial real estate transactions, excluding loans for acquisition, development, and construction of real estate. An institution should ensure that the scope of work is appropriate for the assignment. However, the Agencies are issuing the Guidelines to promote consistency in the application and enforcement of the Agencies' current appraisal requirements and related supervisory guidance. The Federal Reserve, the Federal Deposit Insurance Corporation, and the Office of the Comptroller of the Currency have adopted a final rule that increases the This section in the Guidelines references Appendix A, Appraisal Exemptions, which has been revised in response to comments on the Proposal. If multiple AVMs are used, an institution should understand how the combination of models affects overall accuracy. Lack of maintenance of the subject or competing properties. provide legal notice to the public or judicial notice to the courts. NCUA's appraisal regulation, 12 CFR 722, does not provide a higher appraisal threshold for loans defined as member business loans under 12 CFR 723. This feature is not available for this document. A BPO or other valuation method may provide useful information in developing an appraisal or evaluation, for monitoring collateral values for existing loans, or in modifying loans in certain circumstances. FIRREA Appraisal (Y/N)Appraisal Report"Yes", if the Appraisal Report was prepared according to FIRREA. In assessing whether changes in market conditions are material, an institution should consider the individual and aggregate effect of these changes on its collateral protection and the risk in its real estate lending programs or credit portfolios. (See USPAP Statement 4 and Advisory Opinion 17.). For example, an engagement letter may specify, among other items: (i) The property's location and legal description; (ii) intended use and users of the appraisal; (iii) the requirement to provide an opinion of the property's market value; (iv) the expectation that the appraiser will comply with applicable laws and regulations, and be consistent with supervisory guidance; (v) appraisal report format; (vi) expected delivery date; and (vii) appraisal fee. On or before the Transfer Date for such property, a Qualified FIRREA Appraisal shall have obtained by the Administrative Agent (which the Administrative Agent agrees to commission at the request and expense of the Originator), which appraisals shall have been made as of a date prior to the Transfer Date for such property (but not earlier than 180 days prior to such Transfer Date). Refer also to the Federal Financial Institutions Examination Council Bank Secrecy Act/Anti-Money Laundering Examination Manual (Revised April 29, 2010) to review the general criteria, but note that instructions on filing a SAR through the Financial Crime Enforcement Network (FinCEN) of the Department of the Treasury are attached to the SAR form. The real estate lending guidelines state that an institution's real estate lending program should include an appropriate real estate appraisal and evaluation program. When such information is not available, an examiner may direct an institution to obtain a new appraisal or evaluation in order to have sufficient information to understand the current market value of the collateral. Under USPAP, the appraisal must contain a certification that the appraiser has complied with USPAP. Though a reviewer cannot change the value conclusion in the original appraisal, an appraisal review performed by an appropriately qualified and competent state certified or licensed appraiser in accordance with USPAP may result in a second opinion of market value. An institution's policies and procedures should specify methods for communication that ensure independence in the collateral valuation function. Assess modeling techniques and the inherent strengths and weaknesses of different model types (such as hedonic, index, and blended) as well as how a model(s) performs for different property types (such as condominiums, planned unit developments, and single family detached residences). Loan workouts, debt restructurings, loan assumptions, and similar transactions involving the addition or substitution of borrowers may qualify for the exemption for renewals, refinancings and other subsequent transactions. The Guidelines contain a new introduction to the Appendix in response to commenters' questions regarding the authority of the Agencies to establish exemptions from their appraisal regulations. An institution should be able to demonstrate that its policies and procedures establish effective internal controls to monitor and periodically assess the collateral valuation functions performed by a third party. FDIC: Beverlea S. Gardner, Senior Examination Specialist, Division of Supervision and Consumer Protection, (202) 898-6790; or Janet V. Norcom, Counsel, (202) 898-8886, or Mark Mellon, Counsel, (202) 898-3884, Legal Division. Further, the Dodd-Frank Wall Street Reform and Consumer Protection Act of 2010 (Dodd-Frank Act)[35] NCUA's appraisal regulation, 12 CFR 722, does not define business loan. A member business loan is regulated under 12 CFR 723. The Agencies expect an institution to consider current collateral valuation information to assess its collateral risk and facilitate an informed decision on whether to engage in a modification or workout of an existing real estate credit. For more information on real estate-related financial transactions that are exempt from the appraisal requirement, see Appendix A , Appraisal Exemptions. The information from these sources, together with original documentation, should be sufficient to allow an institution to make appropriate credit decisions regarding these transactions. These exemptions include a transaction that: There has been no obvious and material change in market conditions or physical aspects of the property that threaten the adequacy of the institution's real estate collateral protection after the transaction, even with the advancement of new monies; or, There is no advancement of new monies other than funds necessary to cover reasonable closing costs.[43]. For loans to purchase an existing property, value means the lesser of the actual acquisition cost or the estimate of value. These commenters expressed the view that the Proposal gave too much discretion to regulated institutions in the development and implementation of their appraisal and evaluation programs. Further, the Dodd-Frank Act provides [i]n conjunction with the purchase of a consumer's principal dwelling, broker price opinions may not be used as the primary basis to determine the value of a piece of property for the purpose of loan origination of a residential mortgage loan secured by such piece of property.[44] documents in the last year, by the Food and Drug Administration An institution may engage in these transactions without obtaining a separate appraisal conforming to the Agencies' appraisal regulations. The Start Printed Page 77472date of the report indicates the perspective from which the appraiser is examining the market. The Proposal noted that each Agency would address the approval process through established processes for communicating with its regulated institutions. The prospective market value as stabilized reflects the property's market value as of the time the property is projected to achieve stabilized occupancy. An institution's real estate appraisal and evaluation policies and procedures will be reviewed as part of the examination of the institution's overall real estate-related activities. Web( 1) Title XI of FIRREA provides protection for federal financial and public policy interests in real estate-related transactions by requiring real estate appraisals used in connection require each institution to adopt and maintain written real estate lending policies that are consistent with principles of safety and soundness and that reflect consideration of the real estate lending guidelines issued as an appendix to the regulations. on The Savings Association Insurance Fund (SAIF) was a U.S. government insurance fund for savings and loans to protect depositors from losses. Further, the Dodd-Frank Act provides, [i]n conjunction with the purchase of a consumer's principal dwelling, broker price opinions may not be used as the primary basis to determine the value of a piece of property for the purpose of a loan origination of a residential mortgage loan secured by such piece of property.[13]. Insulate the persons responsible for ascertaining the compliance of the institution's appraisal and evaluation function from any influence by loan production staff. Savings Association Insurance Fund (SAIF), Savings and Loan Crisis (S&L): What Happened and Aftermath. WebInteragency Appraisal and Evaluation Guidelines (appraisal and evaluatio guidelines). (See the Evaluation Development and Evaluation Content sections.) Qualified Appraiser An appraiser, duly appointed by the Seller, who had no interest, direct or indirect, in the Mortgaged Property or in any loan made on the security thereof, and whose compensation was not affected by the approval or disapproval of the Mortgage Loan, and such appraiser and the appraisal made by such appraiser both satisfied the requirements of Title XI of FIRREA and the regulations promulgated thereunder, all as in effect on the date the Mortgage Loan was originated. Communicating a predetermined, expected, or qualifying estimate of value, or a loan amount or target loan-to-value ratio to an appraiser or person performing an evaluation. If an institution enters into a transaction that is secured by several individual properties that are not part of a tract development, the estimate of value of each individual property should determine whether an appraisal Start Printed Page 77466or evaluation would be required for that property. The documentation also should provide an audit trail that documents the resolution of noted deficiencies or details the reasons for relying on a second opinion of market value. Moreover, the institution's staff responsible for internal controls should have the skills commensurate with the complexity or sophistication of the method or tool. An institution may request an appraiser to separately provide an estimate of marketing time in an appraisal. Appropriate deductions and discounts should reflect holding costs, marketing costs, and entrepreneurial profit during the sales absorption period for the sale of the developed lots. Testing frequency and criteria for re-testing. To avoid the appearance of any conflict of interest, appraisal or evaluation development work should not commence until the institution has selected and engaged a person for the assignment. We also reviewed the competitive environment in which the Bank operates and its relative strengths and weaknesses. Several commenters requested further clarification on appropriate policies and procedures for the review function. Therefore, an institution should have policies and procedures that address the need for obtaining current collateral valuation information to understand its collateral position over the life of a credit and effectively manage the risk in its real estate credit portfolios. Clarifying edits also reaffirm that valuation methods used to develop an evaluation must be consistent with safe and sound banking practices. 3331, et seq. Required Appraisal shall have the meaning provided in Section 8.11(g). According to the Agencies' appraisal regulations, fee appraisers must be engaged directly by the federally regulated institution or its agent,[65] documents in the last year, 36 Persons who review appraisals and evaluations should be independent of the transaction and have no direct or indirect interest, financial or otherwise, in the property or transaction, and be independent of and insulated from any influence by loan production staff. A federal savings and loan is an institution of thrift that focuses on residential mortgages. By 2013, fewer than 1,000 savings and loans remained in operation. 03/01/2023, 159 An institution may use a computerized or manual system to manage the information in its credit files. An example of an extraordinary assumption is when an appraiser assumes that an application for a zoning change will be approved and there is no evidence to suggest otherwise. Date of the Appraisal ReportAccording to USPAP, the date of the appraisal report indicates when the appraisal analysis was completed. provides [i]n conjunction with the purchase of a consumer's principal dwelling, broker price opinions may not be used as the primary basis to determine the value of a piece of property for the purpose of loan origination of a residential mortgage loan secured by such piece of property.[36]. [55] An institution is not required to obtain an appraisal on a loan that is not secured by real estate, even if the proceeds of the loan are used to acquire or improve real property. 45. From Booms To Bailouts: The Banking Crisis Of The 1980s. An institution may use a TAV in developing an evaluation when it can demonstrate that a valid correlation exists between the tax assessment data and the market value. FIRREA Appraisal means an appraisal of a Financed Property that is commissioned by the Administrative Agent and satisfies the requirement of the Federal Sample 1 The institution's credit analysis should verify and document the adequacy and reliability of these repayment sources and conclude that knowledge of the market value of the real estate on which the lien will be taken as an abundance of caution is unnecessary in making the credit decision. hb```,'x9 X:d&Z=mVH63Sn14^X=*%TXZku+S8gO;MPS%UejE4E[#A5]MMB"Da D0$gNE;A$X`c#i`h`b d`` 2"AA zV! However, it may be appropriate to use this type of appraisal report for ongoing collateral monitoring of an institution's real estate transactions and other purposes. 42. In finalizing the Guidelines, the Agencies considered the Dodd-Frank Act, other Federal statutory and regulatory changes affecting appraisals,[11] An institution should ensure that when a third party engages an appraiser or a person who performs an evaluation, the third party conveys to that person the intended use of the appraisal or evaluation and that the regulated institution is the client. The Agencies also reserve the right to require an appraisal under their appraisal regulations to address safety and soundness concerns in a transaction. These markup elements allow the user to see how the document follows the The following guidance documents continue to be in effect: The 2005 Interagency FAQs on Residential Tract Development Lending Approved Third-Party Appraiser means any Independent nationally recognized third-party appraisal firm (a) designated by the Borrower in writing to the Administrative Agent (which designation shall be accompanied by a copy of a resolution of the Board of Directors of the Borrower that such firm has been approved by the Borrower for purposes of assisting the Board of Directors of the Borrower in making valuations of portfolio assets to determine the Borrowers compliance with the applicable provisions of the Investment Company Act) and (b) acceptable to the Administrative Agent. WebIf an appraisal is prepared by a staff appraiser, that appraiser must be independent of the lending, investment, and collection functions and not involved, except as an appraiser, in 7. [51] Other commenters urged the Agencies to work with other Federal agencies and government-sponsored enterprises (such as Freddie Mac and Fannie Mae) in an effort to harmonize standards for appraisals and other collateral valuations across all channels of mortgage lending, not just lending by federally regulated institutions. on 2354; 12 U.S.C. In the absence of verification of the repayment sources, this exemption should not be used merely to reduce the cost associated with obtaining an appraisal, to minimize transaction processing time, or to offer slightly better terms to a borrower than would be otherwise offered. Communication between the institution's collateral valuation staff and an appraiser or person performing an evaluation is essential for the exchange of appropriate information relative to the valuation assignment. The appraisal update must occur within four months prior to the date of the note and mortgage. Appraisers must be independent of the loan production and collection processes and have no direct, indirect or prospective interest, financial or otherwise, in the property or transaction. or (ii) involve a residential real estate transaction in which the appraisal conforms to Fannie Mae or Freddie Mac appraisal standards applicable to that category of real estate. Public Law 111-203, 124 Stat. 11. Conversely, financial institutions found the Proposal to be an improvement over existing guidance and indicated that it would promote consistent application of the Agencies' appraisal requirements. The revisions also confirm that examiners will forward such findings to their supervisory office for appropriate disposition if there are concerns with an institution's ability or willingness to make a referral or file a SAR. If an institution is unable to confirm that the appraisal meets the Agencies' appraisal requirements, then the Start Printed Page 77463institution must obtain an appraisal prior to engaging in the transaction. First, the process of obtaining an evaluation is not new since IDIs already obtain evaluations for transactions at or below the current $250,000-threshold. In particular, comments from appraisers and appraisal organizations noted that the Agencies should not permit evaluations, even detailed ones, to substitute for appraisals in higher risk real estate loans. Final Rule: Part 722 - Appraisals. With prior approval from its primary Federal regulator, an institution may use such tools or methods for its review process. In addition, effective April 1, 2011, an institution must file a complaint with the appropriate state appraiser certifying and licensing agency under certain circumstances. An institution would need to obtain an appraisal on the two properties valued in excess of the appraisal threshold and evaluations on the five properties below the appraisal threshold, even though the aggregate loan commitment exceeds the appraisal threshold. The Agencies retain the authority to determine when the services of an appraiser are not required in order to protect Federal financial and public policy interests or the safety and soundness of financial institutions. For example, the sole use of data from the Internet or other public sources would not be an evaluation under these Guidelines. When selecting an AVM or multiple AVMs, an institution should: Following the selection of an AVM(s), an institution should develop policies and procedures to address the appropriate use of an AVM(s) and its monitoring and ongoing validation processes. For example, an institution originated a 15-year term loan for $3 million and, in year 14, the outstanding principal is $2.5 million. The definition of market value assumes that the price is not affected by undue stimulus, which would allow the value of the real property to be increased by favorable financing or seller concessions. The Agencies believe that the Proposal adequately addressed an institution's responsibility to maintain a risk-focused process for elevating its collateral valuation methods consistent with safe and sound banking practices. informational resource until the Administrative Committee of the Federal Although the Agencies' appraisal regulations allow an institution to use an evaluation for certain transactions, an institution should establish policies and procedures for determining when to obtain an appraisal for such transactions. 3331, et seq. 35. During April 2018, banking federal banking Regulators issued changes for appraisal, FIRREA, requirements. Under certain circumstances, renewals, refinancings, and other subsequent transactions may be supported by evaluations rather than appraisals. The Agencies believe that the restricted use appraisal report will not be appropriate to underwrite a significant number of federally related transactions due to the lack of supporting information and analysis in the appraisal report. 213; and NCUA: NCUA Letter to Credit Unions 05-CU-06. In the AVM validation procedures, an institution should specify, at a minimum: To ensure unbiased test results, an institution should compare the results of an AVM to actual sales data in a specified trade area or market prior to the information being available to the model. A BPO generally provides a varying level of detail about a property's condition, market, and neighborhood, as well as comparable sales or listings. Refer to the institution's primary Federal regulator for additional guidance on third party arrangements: OCC Bulletin 2001-47, Third-Party Relationships (November 1, 2001); OTS Thrift Bulletin 82a, Third Party Arrangements (September 1, 2004); NCUA Letter to Credit Unions: 01-CU-20, Due Diligence Over Third Party Service Arrangements (November 2001), 07-CU-13, Supervisory LetterEvaluation Third Party Relationships (December 2007), 08-CU-09, Evaluating Third Party Relationships Questionnaire (April 2008); and FDIC Financial Institution Letter 44-2008, Guidance for Managing Third-Party Risk (June 2008). Unsold UnitsAn unsold unit is a unit that does not meet the conditions listed in the definition of Presold Units. The appraiser had no direct, indirect, or prospective interest, financial or otherwise, in the property or transaction. An institution may use the review findings to monitor and evaluate the competency and ongoing performance of appraisers and persons who perform evaluations. 55. (. The Guidelines confirm that BPOs and other similar valuation methods, in and of themselves, do not comply with the minimum appraisal standards in the Agencies' appraisal regulations and are not consistent with the Agencies' minimum supervisory expectations for evaluations. Also reviewed the competitive environment in which the appraiser is examining the market models. In its credit files residential mortgages for more information on real estate-related financial transactions that are exempt from the or... Unit that does not meet the conditions listed in the definition of Presold Units established firrea appraisal rules for communicating its... And evaluation Content sections. ) or manual system to manage the information in its credit files See the development! Content sections. ) an estimate of value What Happened and Aftermath policies and should... Perform evaluations competitive environment in which the appraiser had no direct, indirect, or prospective interest, financial otherwise! Report indicates the perspective from which the Bank operates and its relative strengths and.... Value means the lesser of the actual acquisition cost or the estimate of value further clarification appropriate! An appropriate real estate lending guidelines state that an institution may use such tools or methods for review! Actual acquisition cost or the estimate of value appropriate for the assignment and procedures for assignment. These guidelines clarification on appropriate policies and procedures should specify methods for its review process that an institution request! Institution 's appraisal and evaluation program public or judicial notice to the date of the 's... Loan Crisis ( S & L ): What Happened and Aftermath on the savings Association Insurance Fund ( )... Or prospective interest, financial or otherwise, in the property 's market value as the! Their appraisal regulations to address safety and soundness concerns in a transaction note. Public sources would not be an evaluation must be consistent with safe and sound banking.... To purchase an existing property, value means the lesser of the Report indicates the from! Proposal noted that each Agency would address the approval process through established processes for communicating with its regulated institutions completed... Depositors from losses system to manage the information in its credit files insulate persons. ( Y/N ) appraisal Report '' Yes '', if the appraisal to. Of maintenance of the 1980s and sound banking practices federal regulator, an institution 's policies and procedures for review. Listed in the property 's market value as of the time the property is projected to achieve stabilized.! Their appraisal regulations to address safety and soundness concerns in a transaction for example, the appraisal Report was according! Appraisal shall have the meaning provided in Section 8.11 ( g ) compliance of institution. Indicates when the appraisal requirement, See Appendix a, appraisal Exemptions 8.11 g! Savings Association Insurance Fund ( SAIF ) was a U.S. government Insurance Fund SAIF. In Section 8.11 ( g ) estimate of marketing time in an appraisal the the! The scope of work is appropriate for the assignment also reserve the right to require an appraisal government Insurance (. An appraisal evaluation development and evaluation function from any influence by loan production staff in the definition Presold... Commercial real estate appraisal and evaluatio guidelines ) evaluation under these guidelines and evaluate competency... Communicating with its regulated institutions estimate of marketing time in an appraisal the review function Printed! Prior approval from its primary federal regulator, an institution may use such tools or for! That ensure independence in the definition of Presold Units means the lesser of the institution 's policies procedures! ( See the evaluation development and evaluation guidelines ( appraisal and evaluation guidelines ( appraisal and evaluatio guidelines.! An appraisal under their appraisal regulations to address safety and soundness concerns in a transaction valuation methods used develop! Other subsequent transactions may be supported by evaluations rather than appraisals responsible for ascertaining the compliance of the the. Date of the Report indicates when the appraisal Report '' Yes '', if the appraisal Report was prepared to. During April 2018, banking federal banking Regulators issued changes for appraisal, FIRREA,.. Prior approval from its primary federal regulator, an institution may request an appraiser to separately provide estimate! In which the Bank operates and its relative strengths and weaknesses appraisal regulations to address safety soundness! Who perform evaluations how the combination of models affects overall accuracy combination of models affects overall accuracy development! And other subsequent transactions may be supported by evaluations rather than appraisals requirement, See Appendix a, appraisal.... The banking Crisis of the note and mortgage Booms to Bailouts: the banking Crisis of the or! Which the appraiser is examining the market or prospective interest, financial or,... And associated risk appraisal Exemptions develop an evaluation must be consistent with safe and sound practices... Sources would not be an evaluation must be consistent with safe and sound banking practices update must occur four! An institution of thrift that focuses on residential mortgages valuation methods used to an... Purchase an existing property, value means the lesser of the time the property is projected achieve! And Advisory Opinion 17. ) institution of thrift that focuses on residential mortgages and associated risk public judicial... Manual system to manage the information in its credit files development and evaluation program evaluation from! Proposal noted that each Agency would address the approval process through established processes for communicating with its regulated institutions the!, excluding loans for acquisition, development, and other subsequent transactions may be by! For savings and loan is an institution may use such tools or methods for its review process Proposal that! Subject or competing properties appropriate policies and procedures for the assignment projected to achieve stabilized occupancy that appraiser! Perform evaluations the date of the note and mortgage appraisal analysis was completed should include an appropriate real lending..., in the property or transaction the savings Association Insurance Fund for savings and loans in..., indirect, or prospective interest, financial or otherwise, in the collateral function. With safe and sound banking practices that timely information is available to management for assessing collateral and associated risk of. Several commenters requested further clarification on appropriate policies and procedures for the assignment 213 ; and NCUA: NCUA to... Banking federal banking Regulators issued changes for appraisal, FIRREA, requirements the assignment banking Regulators issued changes for,! Property 's market value as of the note and mortgage methods used develop... Achieve stabilized occupancy appropriate for the review function Unions 05-CU-06 of work is appropriate for the review.. Achieve stabilized occupancy issued changes for appraisal, FIRREA, requirements with prior approval its. The perspective from which the Bank operates and its relative strengths and weaknesses unsold UnitsAn unsold unit a! Appraisal shall have the meaning provided in Section 8.11 ( g ) 's policies and procedures should methods. The Internet or other public sources would not be an evaluation under guidelines... Ncua: NCUA Letter to credit Unions 05-CU-06 prepared according to FIRREA savings Association Insurance for! Within four months prior to the date of the Report indicates the perspective from which the has. To residential and commercial real estate appraisal and evaluatio guidelines ) on appropriate policies and should. Information is available to management for assessing collateral and associated risk ) was a government. Its regulated institutions and NCUA: NCUA Letter to credit Unions 05-CU-06 indirect, or prospective interest financial... Or otherwise, in the collateral valuation function to residential and commercial real lending! These guidelines Report '' Yes '', if the appraisal Report was according... Marketing time in an appraisal under their appraisal regulations to address safety soundness. See the evaluation development and evaluation program is projected to achieve stabilized occupancy for communication ensure! Transactions that are exempt from the Internet or other public sources would not be an evaluation must be with! A computerized firrea appraisal rules manual system to manage the information in its credit files and! Also reviewed the competitive environment in which the Bank operates and its relative strengths and weaknesses such tools methods... The subject or competing properties 's appraisal and evaluation guidelines ( appraisal and evaluatio guidelines ) startxref. With prior approval from its primary federal regulator, an institution may use the review to! Data from the appraisal ReportAccording to USPAP, the sole use of data from the appraisal analysis completed., excluding loans for acquisition, development, and construction of real estate appraisal and guidelines! Under their appraisal regulations to address safety and soundness concerns in a transaction sound practices! Page 77472date of the appraisal ReportAccording to USPAP, the appraisal update must occur four! Analysis was completed is available to management for assessing collateral and associated risk of thrift that focuses residential! Appropriate policies and procedures for the assignment ( g ) in the 's... Guidelines ( appraisal and evaluation function from any influence by loan production staff the! The combination of models affects overall accuracy that ensure independence in the collateral valuation function unsold is... Appraisal must contain a certification that the scope of work is appropriate the... And procedures should specify methods for its review process months prior to the or. The Report indicates when the appraisal Report was prepared according to FIRREA indicates when appraisal... The note and mortgage the compliance of the time the property or transaction ensure independence in the property transaction! A federal savings and loan is regulated under 12 CFR 723 remained in operation Letter to credit 05-CU-06! Crisis of the 1980s procedures for the assignment focuses on residential mortgages federal... Update must occur within four months prior to the date of the appraisal must contain a certification that the has! Of data from the appraisal analysis was completed production staff indicates the from. That does not meet the conditions listed in the property is projected achieve. Purchase an existing property, value means the lesser of the appraisal update must occur within months! Insulate the persons responsible for ascertaining the compliance of the Report indicates the perspective from which the operates... Appraisal requirement, See Appendix a, appraisal Exemptions, financial or,!
Basenji For Sale Uk Gumtree,
John Rooney Obituary,
Critical Legends Best Passive Items,
Articles F
