Mike's Spruce Grove Mortgage Blog

 

Blog Description


We Create Our Own Economy

Thursday, October 24, 2019


Relax, because the sky is NOT falling.

Canadians are resiliant and creative.   Recent federal and provincial elections have given us all much to discuss.  Despite the impression that the East does not care about the West, it is simply a case of regional disparity.  When was the last time a Western Canadian joined in an East Coast fisheries protest? Why should that be a concern to a pipeline foreman in the West? We all have our own concerns to manage. 

There have been international trade challenges that affect every nation on earth. Farmers racing the weather, to get a majority of their crops into the bins...Railways at maximum capacity to get those crops to export, while juggling a growing number of oil tanker cars...cannabis producers growing new economies for medical and recreational needs...City districts revitalizing inner city cores... retailers evolving into a blend of on-line and store-front sellers... ALL I SEE ARE OPPORTUNITIES! The world is evolving and with every challenge comes a new opportunity to create a solution.  People point fingers at elected officials to get the economy rolling. Real economies improve when investors invest in well managed investments. 

I like what Todd Hirsh has to say. He is the chief economist from ATB Financial. Todd is in touch with Alberta and is also doing his best to get the message out there that Alberta is still open for business. Check out Todd's blog on The Owl, on ATB.com

Dale Koeller of Calvert Home Mortgage (a master mortgage lender) shared this story that seems to tie this all together.

 There is a long joke kicking around about the guy who goes to buy some expensive art, and he wants to celebrate so he orders a bottle of wine, and while he is waiting for the bottle to be delivered he begins to read the newspaper article about how the economy is really slowing.  He begins to get concerned so he says to the waiter that he’d like to order a less expensive bottle.  He mentions the article to the waiter.  The waiter goes back to the restaurant manager, mentions this lower price request, and that the customer says he reduced his order because of the economy.  The manager starts to consider this and decides he’d better put off that renovation he was thinking about doing in the restaurant… So he immediately calls his contractor to put him on hold.  The cell phone of the customer in the restaurant rings… he just lost a deal to quote on a major renovation!  He cancels the order of the cheaper bottle of wine. Moral… we are the economy.  While each individual is not the entire economy, just as you point out, we each play a part, and each of our actions have an effect on real people.  Just as each of us should consider our “why act” very carefully, we should also consider both sides of the ledger on ‘why not to act’.
 


posted by MIke Toporowsky at 10:32 am - 0 comments

Builder Mortgage discussion

Wednesday, May 29, 2019
Builder mortgage discussion

 
Feel free to respond with questions if you are about to embark on the adventure of building your own home (or having one built for you).

There are dramatically different ways of financing your brand new build.

1) You can save and build it yourself.  Don't laugh, I know a few folks who built their new home over time. They bought material when they could afford it and completed their own construction.  They have to meet building code and pass inspection, so this is obviously not going to be everybody's method of getting their dream home built.  If you find yourself running short of cash, you will most likely need to use a private mortgage firm (arranged by a mortgage broker).  Banks have a strict policy regarding the finance of partially built homes and while they will do the financing when the home is complete, you need to get a temporary private construction mortgage to help you get the home finished.  New rules effective February 1st 2014 required new home warranty before a building permit will be issued, unless you waive that clause by agreeing to live in the home for 10 years. If you do waive the New Home Warranty, you will not be able to sell or finance your home equity for 10 years (Alberta). One of the very real problems with dragging out the construction is you subject your build to long term exposure to the elements. Taking long to build than the permit allows means you need to continually re-apply for your permits. Unless you have the money to build and complete the project quickly, I do not recommend this method.

2) You can find a builder who will build you a home from their blueprint selection.  In some cases the builder is well established and will build the home for you, with as little as 5%-10% deposit (up front).  Before you put down your deposit, you need to get pre-approved for your mortgage.  The construction might take up to a year, so the rate is not necessarily going to be the one available today.  You don't want to place your deposit and then try and find a mortgage, because if you can't get the financing you need, you forfeit your deposit and the builder sells your home to somebody else.  Most banks will pre-approve you for your mortgage, but you will need to lock in your rate 120 days prior to completion. There are very few bank branches who will hold today's rate for 12 months. However, if the construction goes into overtime, you will get the rate that exists at the time of completion.  

3) You can choose to have your home custom built.  You now need to contact your mortgage broker to discuss the need for both construction financing and completion financing.  If you plan on using high ratio financing through CMHC (minimum down payment) you will need to involve the bank's underwriters before construction begins. They have many rules that they need to follow to stay qualified under CMHC guidelines.  Schedules for building and timetables for draws are strictly adhered to.
The bank may automatically include completion financing at the end of the construction period. This does simplify the process for all concerned.  I would not have to charge a fee for this service, because the bank pays me to arrange it (Because it is not considered a self-build if you have the same professional builder as your general contractor).

4) You can do a self-build through an institutional lender. In this case, you need to get your financing arrangements done before you put the shovel to the ground. That means construction financing and completion financing.  The difference here is the CMHC rules are going to place you under the same timetable as a regular builder. So line up your trades and make sure you have an experienced construction supervisor looking after the build schedule. You will also need to get your own Home warranty insurance.
Alberta New Home Warranty   All new home construction, since February 1st, 2014, needs new home warranty insurance. When it voluntary to purchase it, the process was easier.  All registered new home builders can get this warranty cheaper, because they purchase it at volume rates.  The process for them has not changed much. www.municipalaffairs.alberta.ca/home_warranties_faqs.cfm  will answer some of your questions. I recommend an Alberta based New Home Warranty insurer (contact me if you want to know why)

The process for Self Builds has become sticky.  A potential customer recently called me asking for help with new home warranty. There is added expense because not only is there a premium, the New Home Warranty insurers are asking for proof of deep pockets.  They want to ensure that even if you have been approved for financing you can afford to cover over-runs and unforseen incedents.  Don't even think about trying a self build until you investigate the new home warranty rules.  Much like a municipality asks a land developer for a Line of Credit supported by a lender, the wanrranty insurers are doing the same with one time home builders.

If you can qualify through a bank, I have a special arrangement through a bank where I arrange and monitor the entire build.  I do charge a fee to broker a self build mortgage, because self-built home projects are something a bank does not pay a broker fee to the broker. 


5) You can finance the construction loan through a private mortgage lender. The advantage is a lack of red tape and some flexibility on the construction schedule.  Private lenders can let you draw down as you need funds. Some only charge for the outstanding funds (some charge for all funds from day one). If you use a private lender, you can avoid a CMHC premium. If the cost of building is $300,000 (including lot) and the final value of the home is $400,000, you're sweat equity is 25%. You can now qualify for a conventional completion mortgage and avoid any CMHC premiums. The downside is that the private mortgage rates are higher and they will charge you a lender's fee. I will also need to charge a broker fee, because private lenders normally do not pay a finder's fee to the broker.  If the build is efficient and you get everything built on schedule, you will still save money.  All fee are disclosed and explained to you, up front, so there are no surprises. They are generally paid out from the mortgage proceeds.

Due Diligence items to do before signing the construction contract...
-Check with the Better business bureau to see how they rate your builder, or contractor.
-Quickly interview the neighbours to see what their opinion of the area is. They might point out a parking nightmare problem or loud noise issues.
-Check the internet for any news stories about your new neighbourhood or builder
-If you have time, have your lawyer review your construction contract before signing.  All contracts are slightly different and you want to know the pitfalls.
- Make certain your financing is approved (or pre-approved for a completion mortgage).
- Private construction draw payment schedules are usually negotiable. Let your broker know what kind of payment schedule works for you.  Most of the time interest is brought current when the next draw is taken.
- Make sure your accounting allows for a 10% construction holdback. Once the project is inspected and complete, these funds can be released by the lender's lawyer. 
- If you run into overtime on the build, most lenders will give you a time limit and then complete the construction themselves. This cost either comes out of the holdback or is tacked on to the total mortgage. 
 

posted by MIke Toporowsky at 8:16 am - 0 comments

Don't buy a big ticket item right after your mortgage was approved

Wednesday, May 1, 2019


Don't buy a big ticket item, right after your mortgage was approved

Part of the service offered by a mortgage broker is the free guidance that we offer. 

Here is an example of something that may be very obvious to somebody who has worked in the credit industry, most of our lives but would be a deal killer without the proper advice.

Your approval was made with a very specific mathematical formula, based on your income vs your expenses.  Your mortgage is not officially finalized until it is actually advanced to your lawyer's office. That does not happen until closing day.  If you go and make any large ticket purchase that includes the need for credit, you will change the calculations of your Total Debt Servicing Ratio (TDSR).

The lender may pull a credit bureau, just prior to the advancement of funds. If they see a credit inquiry, they will definitely ask if there has been a change to the financial obligations of the borrower.  Your lender is under a very strict set of CMHC guidelines to ensure that the deal they provided for mortgage insurance approval is the same deal on the date of funding. 

If you do make a purchase and if it does put your TDSR over the top, you may find yourself in a very awkward position. No lender and about to lose your entire down payment.   You might find yourself trying to negotiate a return of your car, so you don't lose your chance of being a home owner.

Some will already know how the credit works, so this would be pretty obvious, but I can say that I have had some near show-stopping transactions over my 35+ year career.


posted by MIke Toporowsky at 1:07 pm - 0 comments

Mortgage applications are getting very detailed

Wednesday, May 1, 2019

Mortgage applications are getting very detailed.

After 35 years in the industry, I thought I saw all that could be seen. After all, business is normally in cycles.

This past few years CMHC, OSFI and the Canadian Federal Government have continuously tapped the brakes on a previously robust mortgage industry. I actually agreed with some of the tightening, because I want to see this industry remain strong.

Lately, however,  I have run across some of the more bizzarre examples of details.  Things like pulling titles on every address shown on your history on the credit bureau, just to prove you are not responsible for the mortgage on a prior address or that the number of homes you have declared owning are accurate. That is an extreme example, but it has recently happened to one of my clients.

I agree with gathering details that are more specific than stating somebody has $300,000 in RRSPs. Remember that everything

Lessons learned from the US subprime mortgage meltdown have the entire worldwide credit industry cleaning up their act. We are all responsible to help it improve.  Canada has always been strong, but we are not immune to downturns.

Just be prepared to dot your i's cross your t's and be patient.

 


posted by MIke Toporowsky at 1:06 pm - 0 comments

Credit education in our Schools

Wednesday, May 1, 2019
Credit Education in our Schools

Soap box time...

The most financially influential score of your life is your credit bureau risk analysis score.  You would think that there would be some kind of mandated high school course that helps guide us through the real life credit jungle.  Your high school grades may get you into college and they might get you a better starting salary, but your FICO score helps determine your interest rate or worse, whether you even get your mortgage. 

It is very evident that most of us are trying to educate ourselves the best way we know how...on the internet. Basic credit education should have been taught to you as a life skills course, so that you didn't have to learn from your first second and third bad credit experience.

In a personal experience, after I graduated high school (just over 40 years ago), I took out a car loan at a local credit union. A few months later, I wanted a newer car, so I sold the car (for cash) and went in to pay off some of the loan.  I was about to get a little lesson in loan collateral.  The credit union had used my vehicle for security on the loan and I wanted to use some of the cash for a down payment on the new vehicle.  I asked them what would have happened if I had not used the cash to repay the car loan and they told me that they would have called in the loan.  They also told me that whoever bought the car with cash might have lost the vehicle to a repossession, if the loan was not resolved.  Loans officers are not educators.  Most of them do their job and lend the money.  Many people are not as lucky and learn their credit knowledge from the school of hard knocks.  That means they pay large interest rates to finance companies and payday loan companies, because they screwed up early and the banks won't lend to them.  Buying a home, at a decent rate, is something they can only dream about, without a cosigner.

Do you recognize yourself doing any of these kind of innocent mistakes...

  • making a large payment on your credit card (thinking it will pre-pay your next few months).
  • after your roommate fails to pay the phone bill you gave him money to pay, you simply blame him for the unpaid bill.
  • The car is a lemon, so if I don't pay for it they can come and get it.
  • You get the picture...innocent enough but they could have been handled different.

What this does is create a rating that does not disappear for 7 years on your credit bureau. Every bank you apply to will be asking the same questions, every time you apply...totally avoidable if you knew the real consequenses. Inactive credit, even inactive collections will not affect your Beacon score after 2 years of remaining dormant, but the bank will still see them and question them until their 7 years is up. 
How do I prepare for the bank application credit test?  Relax, there is no test, but here is what the bank grades you on before they lend you their money. So you might be able to plan in advance.

6 C's of credit

Credit:  The banks look at... How you paid your bills. Any late payments, how long your credit is established, how large your credit limits are, how much you owe against your credit limits. Any collections or judgments against you or bankruptcy type history (Orderly payment of debt, consumer proposal etc).

Character:  How solid is your career? How often do you change jobs or residence? Whenever they can, a bank will interview landlords, employers and yourself to see if you are compatible to their lending criteria.  Banks also have a "Know your customer" policy, so if you are established with a chequing or savings long enough and get to know the people at your branch, it helps to establish a credit trust rapport.

Capacity:  How much do you make?  Can you afford the repayment of the loan? You might think you make enough money, but the bank has a formula that they calculate your Total Debt Service capacity. Your credit and Character might be fine, but if you don't meet this calculation, you are still not going to qualify.

Conditions:  What are the circumstances of your deal?  Are you borrowing to get ahead...for things like your RRSP, purchase a home, renovating, purchase a car, leverage for another investment.  Or are you borrowing to shore up your credit, for things like lowering your payments, paying off taxes, paying out collects.  The banks look more favourably at your application if it is for a positive purpose.

Collateral: This would be the quality of the bank's security. If you are buying a home, is it in a good neighbourhood etc.?
If you are buying a car/truck, they type of vehicle will determine the length of time the bank will finance the vehicle (affecting the monthly payment).  A new vehicle can be financed longer.

Capital:  This is a little known item that will affect your borrowing decision every time.  If you have Liquidity, the bank will take your application more seriously.  Liquidity is available money (savings, chequing, RRSPs, Shares, Stocks, Bonds, Inheritance, cash gift from parents. etc)  and Capital=Money is KING! If you have available money the lending officer knows you have the ability to make your loan payments and your lending officer knows you have demonstrated the discipline to save.

I'll get off my soapbox now, but I hope this helps you to better understand the world of credit, that you should have been taught  before you were sent out into the real world.


posted by MIke Toporowsky at 12:57 pm - 0 comments

How do I re-establish my credit rating quickly? (Canada)

Wednesday, May 1, 2019

How do I re-establish my credit rating quickly? (Canada)

A) If you are simply trying to start a credit rating you will need about one year. 

B) If you are looking to re-establish after problems with your credit score (items that were incorrectly reported), this might be done with a few well placed phone calls and letters.

C) If you are looking to re-establish after a judgement against you...that requires the account to be paid in full and a reasonable explanation to the creditor. 

D) A cosigner/guarantor might help you to qualify and then you can re-establish while you own the property.

E) If you are just discharged from bankruptcy, you can either choose to put a large down payment down 35% of the purchase price and some high risk mortgage lender will fund the 65% that is remaining (interest rates are higher that what you see online). 

F) If you are discharged from bankruptcy and you want to qualify for a regular discount rate mortgage, you need to talk with your mortgage broker and work through a strategy.

  Generally you will hear about re-establishing your credit through one or two of the following methods...

1. You need to know what is on your credit bureau.  The best way to do this is to check out your credit bureau report through Equifax Canada or their competitor TransUnion.  Search "Equifax Canada" or "TransUnion" and follow the search inquiry for your own personal information.  You should make this an annual practice, to protect yourself.

It costs a few dollars, but you need to do this for three main reasons. 1) Identity theft protection,  2) monitoring your credit and 3) If you check your own credit, it does not reduce your Beacon score (your credit score).

Find out who is reporting and what they are reporting.  Also find out who is inquiring. If you see a name on your inquiries list that you did not authorize to view your credit, report that company to Equifax Canada or TransUnion. There are very strict guidelines protecting your privacy and that unauthorized inquirer will need to answer to the credit inquiry monitors.

You also want to look at any public records that show up.  These are bankruptcies, judgements, foreclosures, past due support payments, collectors, income tax arrears, etc.  Make sure that all the facts are correct and try and find all documentation regarding the reported items.  Keep them in a file, so that you can explain what transpired for each of the reports.  CMHC will sometimes ask for a letter from you, explaining why an account went bad in the first place.

2. Re-establishing credit.  I am not taking about buying a pre-paid credit card at your local store. Pre-paid credit cards are not attached to your name and do not help to establish credit one bit.

The fastest way to get a $2000 limit on a bank credit card, that reports to the credit bureau, is to put a $2000 security deposit on a "Secured Credit Card", in your name (or both your names, if you are married).  They are offered everywhere, so call me at 780-940-0604 or email me at mike@realmortgagesolutions.ca if you are not sure where to look.  I can even send you an application for a Home Trust secured Visa. 

Your future mortgage lender and CMHC will be looking for two established creditors and they both require a history of at least one year.  If you already have a car loan, that will count as one and  your secured Visa/Mastercard will be the other.  But If you don't need to borrow to get a car then try and stay out of debt, by getting a second credit card. Something like a Capital One Visa that gives you a $500 limit.  Once again, I am not asking you to keep a balance.  Just use it to buy your gas for your car or an online purchase and then immediately pay it off.  Never make a purchase on your credit card that you do not immediately pay off. If you can't afford it you are just taking the first step on that slippery slope, once again.

If you want to re-establish your credit through a car loan consider three things 1) credit departments at dealerships do something called "shotgunning' your application to all of their lending partners.  Everybody and their dog suddenly pulls a bureau that you authorized at the dealership. This drops your Beacon score and makes it difficult to qualify anywhere else.  2) Your new car payment will affect the price of the home you are allowed to buy.  If your income is $100,000 a year and you have a car payment that is $450/month, you will probably be okay for a $350,000 purchase.  If your income is $60,000 per year and your payments are $1000 for your car, that takes 20% of your monthly budget.  and 3) If you are simply trying to establish credit and you really can make your existing car last a few more years, at least try and get past your house purchase qualifying and then see if there is enough left in the budget for that Mercedes.

 


posted by MIke Toporowsky at 12:55 pm - 0 comments

Educate yourself before you buy a condo

Wednesday, May 1, 2019

Educate yourself before you buy a Condo

 

There are a few extra things you need to do before purchasing a condominium.  Home ownership comes in different packages and your lifestyle will help you decide what type is best for you.

A condo can look like a single family home, a manufactured home, a town-home, a cottage home, a walk-up apartment or a high-rise.  A condo plan usually means that the land around he buildings are common area and are maintained by the owners cooperatively either directly through a condo board or a property manager.  Decisions regarding snow removal, roof repairs and general maintenance on the exteriors are made by the elected boards.  If you own one unit you have a vote and you can also put your name forward to serve on the board.

Your lifestyle might include lots of travel and a condo lets you leave without having to worry about snow removal, garbage removal and lawn maintenance.  Or you might simply want a smaller place with less maintenance.

All condos in Alberta are required to do a reserve fund study every 5 years. This is a report completed by condominium experts (building engineers, contractors etc) to determine the state of repair of the condos roof, heating systems, drainage, siding etc.
They determine if the required reserve fund is adequate to cover any major or minor upcoming maintenance.

When you are looking to purchase a condo, you should always be allowed to review the reserve fund study report plus a number of other items that will give you a history of what the owners are reporting.

When looking you should ask to review...
  • a copy of the registered condominium plan
  • a copy of the current bylaws of the corporation
  • a copy of the most recent financial statements, if any, of the corporation
  • a copy of the budget of the corporation
  • A statement setting out the monthly contributions (condo fees) and the basis on which that amount was determined
  • A copy of any minutes of the proceedings of a general meeting of the corporation or of the board for the past 12 months
  • a copy of any special resolutions, if any
  • a copy of the insurance certificate
  • a copy of any lease agreement or exclusive use agreement with respect to the possession of a portion of the common property, including a parking stall or storage unit
  • the particulars of, or a copy of, any subsisting management agreement
  • the particulars of, or a copy of, any subsisting recreational agreement
  • a statement setting out structural deficiencies the the corporation has knowledge of at the time of the request in any of the buildings that are included in the condo plan
  • a statement setting out the amount of the capital replacement reserve fund
  • a copy of the most recent reserve fund report
  • a copy of the most recent reserve fund plan
  • the particulars of any post tensioned cables located anywhere on or anywhere within the property
  • a statement setting out the amount of contributions due and payable in respect to a unit
  • the particulars of any action commenced against the corporation and served on the corporation
  • the particulars of an unsatisfied judgment or order for which the corporation is liable
  • the particulars of any written demand made on the corporation for an amount in excess of $5000 that, if not met, may result in an action being brought against the corporation

While not all these documents will be applicable these are all items to consider before purchasing your new home.

Take the time to read these through or have your real estate associate review them for you.  This is the due diligence process that may save you some future shock of a special assessment amount levied against you for major repairs. This is a major reason for utilizing the service of a Realtor.  They do not charge you a commission as your buying associate, so you have nothing to loose.  Your second line of defense is your mortgage broker, who will also ask for these items to provide to the lender. If there is anything of concern that is read from the checklist, they will alert you before you remove that financing condition from your offer to purchase. 

Recently I ran across a reasonably priced document review service.  It was started by a person who was faced with  two consecutive "special Assessments".  The service will review the entire condominium document package (usually a large bunch of papers that require nerves of steel to stay focused while you are reading).  Sometimes the lending underwriter will insist on reviewing the documents or expect that the lawyer closing the file will review them.  If the lawyer is expected to review them, they will most likely have a significant increase in their fees or they will send it out to a similar contract service provider.  If you are lucky enough to have a lawyer in the family, they can also be called upon to help you understand the condo docs. 

When you are given the condo documents, as required by the real estate act and if you make the condo purchase without properly review this document, if you receive a special assessment, you alone are responsible. 


Once you are into your condo, there is no turning back. So make sure your condominium home ownership experience is enjoyable.

Share your Condo experiences with us


posted by MIke Toporowsky at 12:54 pm - 0 comments

HomEquity Bank myths debunked. Call Mike at 780-940-0604

Wednesday, May 1, 2019


posted by MIke Toporowsky at 12:54 pm - 0 comments

HomEquity Bank Reverse mortgage ad, with Kurt Browning

Wednesday, May 1, 2019


posted by MIke Toporowsky at 12:53 pm - 0 comments

7 Efficiency Tips for Real Estate Closings, From a Spruce Grove Lawyer.

Wednesday, May 1, 2019

7 Tips for Efficient Real Estate Closings from a Law office in Spruce Grove

Below, you will find a very timely list of things you can do to ensure timely and efficient closings this busy real estate season.  It also gives an idea on how to save costs at closing. I would like to thank lawyer Frank DeAngelis for this contribution.

TOP LUCKY SEVEN ON-TIME CLOSING TIPS:
 
LUCK. We all wish we had more of it.  Closing transactions for your clients ON TIME ™ doesn't need to rely on luck.  Here are Main Street Law LLP's stop seven tips for keeping your clients extremely happy by assisting us in closing their real estate transactions ON TIME ™:

1.      Do not schedule the closing date on the 1st, 15th, or end of the month. If you do schedule a closing date for these days, you're having your clients compete for the time of their lawyers, bankers, movers, utility providers, etc. with everybody else who tries to move on these days. Unless it needs to be one of these days for a specific reason, any other date is a better choice.
 
2.      When scheduling that alternate date, choose a Tuesday, Wednesday or Thursday closing when there is less demand for the resources of the service providers.
 
3.      Make sure the Real Property Report and Compliance Certificate are in order regardless of whether you are acting for the buyer or the vendor.  If acting for the vendor, start addressing this issue when taking the listing. Do not wait to address the Real Property Report and compliance issues until a late date as failing to address this issue early is probably the number one reason for late closings.
 
4.      If the Real Property Report and compliance certificate are not ready at the time the contract is entered into, consider title insurance as an alternative.  Be clear in the contract that title insurance is to be provided instead of a real property report and compliance if this is how the transaction is to proceed.
 
5.      Do not schedule closings for June 27th or 28th, schedule your closing to close the 24th, 25th, or 26th of June or July 3rd or 7th instead.
 
6.      Allow three weeks' time between condition waiver and the closing date. Note that a $400.00 RUSH closing fee is charged on any transactions that are scheduled to close with less than 10 working days' notice.
 
7.      Ensure that your office's assistants are instructed to send Conveyancing instructions immediately upon the transaction going unconditional.  Additional closing information, if needed, can be acquired at a later date.
 
The partners, our associates and all the Main Street Law LLP staff look forward to working collaboratively with you to ensure stress-free, "ON TIME" closings for you and your clients.  More information on our People and what we do can be found on our Web Site at mainstreetlaw.ca.
 
Best Regards;
 
 
Frank C DeAngelis
Barrister and Solicitor
Main Street Law Offices
Box 3407, 115 Main Street
Spruce Grove, Alberta T7X 3A7

 


posted by MIke Toporowsky at 12:53 pm - 0 comments


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