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good morning everybody and thank you very much for attending our webinar this morning uh your presenters today will be me richard new for those who dont know you i dont know me im a partner in the real estate disputes practice here and im joined today by chris brand who is one of the associates in the real estate disputes team as well for the eagle eyed amongst you it hasnt escaped our notice that your presenters today are brand and new so please no hilarious comments in the q a box uh weve already weve already had plenty of plenty of that in terms of housekeeping there is a recording available afterwards if any of you miss any of it or i want to go back and look at something after the event and also please feel free to send a question through in the q a box as were going along weve had a series of questions already sent through in advance and if your question doesnt get answered if you do want to put your name in the queue in the q a box when you send your question through w