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thank you very much my names Anthony Southall ima QC on microgreens list and much of my practices specializing in property law and town planning and related matters I welcome to all this morning to the second of our autumn series of property law seminars as can be seen from the turn up here today theyre as popular as ever and we expect that with the quality of the the papers and the quality the presenters that weve got today and we had last week that will continue to be so the great Hollywood film producer Sam gold would once famously proclaimed I think was in 1937 when he is having contractual difficulties with some of his some of his stars a verbal contract isnt worth the paper its written on he was he was stating a proposition that many people then thought and still think is very much the case particularly in commercial fields today however were not dealing with verbal contracts and moreover were dealing with what might be seen as the more important type of contract thats c