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[Music] good morning everyone and thank you for joining us for todays session which is the third webinar in a series of three where we are introducing the basic concepts concepts of property commercial property law todays session will be focusing on commercial leases my name is stephen smith and im delighted to be joined as always by ian quayle and my colleague robert kelly thanks for watching thanks stephen thanks everyone and good morning on this sunny day up north in sunny durham weve got sunshine and warmth and life is good before we start a massive thank you to stuart title for organizing these events and for sponsoring them and just a word uh in connection with practitioners i know that local authorities dont have a need frequently for title identity policies but um from time to time you may come across situations where youre dealing with the matter and the other side on an acquisition need a policy or there may be circumstances where you as a local authority are contempla