The Definitive Guide to a Fast Leasehold Sale
Most of it isn't legal complexity. It's documents nobody told you to order before you found a buyer. This guide shows you what to gather, who to contact, and how to arrive at the offer stage six weeks ahead of where most sellers start.
22 wks
AVERAGE TIME TO COMPLETE A LEASEHOLD FLAT SALE IN ENGLAND
40%
TIME YOU CAN CUT WITH PREPARATION
£50
COST OF THE PREPPED SELLER APP + VAT
Documents encrypted at rest. Deletable on demand. No card required to start.
READ THE GUIDE
THE PROBLEM
Selling a house in England is relatively straightforward. You find a buyer, instruct a solicitor, and things move. There's paperwork, yes. There's back and forth. But the process has a rhythm to it.
Selling a leasehold flat is something else entirely.
It's not just paperwork. It's a chain of dependencies, each one owned by a different organisation, each one capable of adding weeks to your sale with a single slow reply. Your solicitor is waiting on your Managing Agent. Your Managing Agent is waiting on your Freeholder. Your buyer's lender won't proceed until a specific document arrives that nobody told you to order three months ago. And meanwhile, your buyer is getting nervous.
This is how sales fall apart. Not through any dramatic breakdown. Just through time.
The average leasehold flat sale in England takes 20 to 22 weeks from offer to completion. Five months of your life in a kind of limbo. Five months of checking your phone. Five months of "we're just waiting on..." Five months of watching a move you were excited about start to feel like a hostage situation.
The reason it takes this long is almost never the legal complexity. It's the timing. Most sellers are reactive. They list the flat, find a buyer, then start gathering documents. At that point, they discover the LPE1 pack takes six weeks. The Landlord's Certificate is a document nobody's heard of that the Freeholder needs three weeks to produce. The solicitor can't exchange until everything is in order, so the buyer sits, the chain waits, and goodwill evaporates.
You don't have to do it this way.
This guide exists to turn you into a Prepped Seller. That means gathering your Legal Vault before your first viewing, before you even go on the market. So that when a buyer makes an offer, you're not at the start of a five-month process. You're six weeks ahead of it.
Speed is part of it. But a complete legal pack on day one sends a signal too. A buyer who sees one knows you're serious. Their solicitor knows the sale is real. Their lender has what it needs. That's how you get to completion in eight or ten weeks instead of twenty-two. That's how you stop a chain from collapsing. It's how you get out.
Whether you're moving on to your next home or selling an investment property where every empty week costs you real money, slow conveyancing isn't just frustrating. It's expensive.
The rest of this guide tells you exactly what to gather, who to contact, and why it matters. Start now, and the next five months look very different.
THE METHOD
Most guides tell you what to do. This one tells you when. The order matters as much as the content. Get this sequence right and you'll arrive at the offer stage with most of your legal work already done. Get it wrong and you'll spend the next six weeks apologising to a buyer who is losing faith.
Appoint your agent
FIRST
Before anything else. Your agent organises the photographs, writes the listing, and gets you onto the market. That process takes a week or two, sometimes longer. Use that time.
Don't wait for the Rightmove listing to go live before you start thinking about documents. The moment you've shaken hands with your agent, you're a seller. Start acting like one.
Build your vault
PARALLEL
Most of the documents you need don't cost anything and don't require you to wait for anyone. They're already sitting in your inbox. Service charge demands. Insurance schedules. Annual accounts.
The LPE1 pack and the Landlord's Certificate need early attention. Know who to request them from. Have the contact ready. Don't let the first conversation you have with your Freeholder's agent be a panicked call two days after an offer.
Choose your solicitor
BEFORE OFFER
Most sellers do this backwards. They instruct a solicitor when they go on the market, then sit paying for a service they're not using yet.
The smarter move is to shop around before the offer arrives, not after. Speed is more valuable than price here. A solicitor who charges £200 more but moves twice as fast is cheaper.
Send everything on day one
OFFER ACCEPTED
The LPE1 pack, Building Safety Act documents, Law Society forms, lease, title register, stakeholder contacts — all of it can land on their desk on day one if you're prepared.
That single fact changes the whole dynamic. The buyer's solicitor isn't waiting for you. They're working. The chain doesn't stall at exactly the moment it needs momentum most.
THE GUIDE
Steps 1 to 5 are about building your legal pack before the sale starts. Step 6 tracks the two documents that sit between exchange and completion. Read it here to understand the full picture, then work through it there to build your vault.
STEP 1 / STAKEHOLDERS
Who Are You Actually Dealing With?
Know who you're dealing with before anything else. Your solicitor's first questions will be about these organisations. Have the answers ready before they ask.
Here's where most sellers get their first nasty surprise.
You've lived in your flat for years. You pay your service charge. You know roughly who to call when something breaks. But the moment you instruct a solicitor, they'll ask you a question that stops you cold: "Can you confirm the details of your Freeholder, their managing agent, your Management Company, and their managing agent?"
Most people stare at that email for a long time.
The confusion is understandable. In a leasehold flat, "the landlord" isn't one person or one company. It's a web of separate organisations, each responsible for a different slice of your building's existence. They don't always communicate with each other. They often have different contact details, different response times, and different fees. Your solicitor needs information from all of them before the sale can progress.
The first layer: who owns the ground.
Somewhere beneath your building is land. You don't own it. Someone else does, and that someone is your Freeholder. You pay them Ground Rent, usually a modest annual sum, simply for the right to occupy your flat under the terms of your lease.
The Freeholder is often an investment company with a name you've never heard of, something like Adriatic Land 11 Limited. You probably don't deal with them directly. Instead, they appoint an agent to manage the relationship on their behalf. That agent sends your Ground Rent demands, handles formal legal notices, and is the organisation you actually need to contact when your sale is underway. HomeGround is one example. There are dozens of others.
The second layer: who runs the building.
Separately from the ground ownership, someone is responsible for maintaining the physical building. The roof, the lifts, the communal hallways, the insurance, the fire safety systems. This is a different organisation entirely.
In many buildings, residents collectively own a Management Company, often called an RMC (Resident Management Company). This company holds legal responsibility for the building. But most RMCs don't manage the day-to-day themselves. They appoint a professional Managing Agent to do the actual work. Companies like Snape or Fraser Allen sit in this role. They're the ones sending your service charge demands, booking contractors, and holding the accounts.
Your Managing Agent is also the organisation that produces the LPE1 pack, one of the most important documents in your sale.
How to find out who's who.
You don't need to dig through old emails or call anyone yet. Just find two pieces of paper.
Your most recent service charge demand tells you who your Managing Agent is. Their name will be at the top. Your most recent Ground Rent demand tells you who your Freeholder's Agent is. Write both names down. That's your starting point.
Your solicitor will need to contact these two organisations repeatedly during your sale. The sooner you know exactly who they are, the sooner you can get ahead of the queue.
STEP2 / THE FORMS
The Three Forms Every Buyer Needs?
The formal disclosure forms that describe your property to the buyer. Standard Law Society documents. Every solicitor knows them. The earlier you complete them accurately, the fewer loose ends your solicitor inherits
There are three forms. Each one does a different job.
TA6: The Property Information Form
This is the longest and most detailed of the three. Think of it as a formal declaration of everything a buyer needs to know about the property before they commit to buying it.
It covers a lot of ground. Boundaries, and who's responsible for maintaining the fences and walls. Parking arrangements. Any disputes with neighbours, past or present. Planning permissions. Building regulations certificates for any work done to the flat. Whether there's a Green Deal loan attached to the property. Japanese knotweed. Flood risk. The list is long.
None of it is especially complicated, but it requires you to sit down and think carefully. The answers need to be accurate. Sellers who rush through it, or who give vague answers hoping nobody asks a follow-up question, tend to create problems later. A buyer's solicitor will raise enquiries on anything that's unclear, and every round of enquiries adds days to your timeline. Get it right first time.
One thing worth knowing: the TA6 was updated in 2024. If your solicitor is still using an older version, mention it. The new version asks more questions about building safety, which connects directly to everything in Step 4.
TA10: Fittings and Contents
This one looks simple. It isn't.
The TA10 is a checklist of what stays in the flat and what goes with you when you leave. Integrated appliances. White goods. Light fittings. Curtains and blinds. Carpets. The bathroom mirror. The shelving unit in the hallway.
Buyers read this form carefully. When there's ambiguity about whether something is included, or when a seller takes something that a buyer assumed was staying, it can derail a transaction at the worst possible moment. There's nothing quite like a dispute over a fridge freezer surfacing three days before exchange to remind everyone involved how fragile the whole process is.
The rule is straightforward: if you're taking it, say so. If it's staying, say so. Don't leave anything in the "negotiable" column unless you're genuinely open to a conversation about it. Clarity here is free. Ambiguity is expensive.
LPE1: Leasehold Property Enquiries
This is the one that catches most sellers off guard, and it's the one that causes the most delay.
The LPE1 is not a form you fill in yourself. It's a formal enquiry pack that your solicitor sends to your Managing Agent, asking them to provide detailed information about the leasehold. The service charge accounts for the last three years. The current annual budget. Any planned major works. The building's insurance policy. Whether there are any ongoing disputes or legal proceedings involving the building. The ground rent schedule for the remaining term of the lease.
It is, in short, everything a buyer and their lender need to understand what they're actually buying into beyond the four walls of your flat.
Managing Agents charge for this. Typically between £200 and £500, sometimes more. And they take their time. Four weeks is standard. Six weeks is not uncommon. Some agents are worse than that.
Most sellers don't order the LPE1 until they have a buyer. That means the four to six week wait begins after the offer is accepted, right when momentum matters most. The buyer is excited but nervous. Their mortgage offer has a validity window. Their own plans are in motion. And they're being told that nothing can happen yet because a form is sitting in a Managing Agent's inbox.
Prepped Sellers order the LPE1 the week they go on the market. Yes, it costs money before you have a buyer. But it means that when the offer comes in, that wait is already behind you. That single decision is probably the highest-value action in this entire guide.
STEP 3 / THE MONEY
The Financial Health of Your Building
Step 2 describes what the property is. This step tells your buyer what it actually costs to live there, and proves that you've been keeping up with your obligations.
When someone buys a leasehold flat, they're not just buying four walls. They're buying into a building, and they need to understand the financial health of that building before they commit.
Your buyer's solicitor will want to see three years of service charge accounts. Not out of pedantry. Because those accounts tell a story. Is the building well managed? Is there a healthy reserve fund, or has every major repair been funded through emergency levies? Is the service charge creeping up year on year? Has there been a Section 20 notice recently, warning leaseholders of significant works ahead?
These things matter. A buyer who discovers a £15,000 major works liability two weeks before exchange is not a happy buyer. A buyer who knew about it from day one, factored it into their offer, and made a decision with clear eyes is a buyer who completes.
The good news is most of it's already in your inbox.
Your Managing Agent will have sent you service charge demands every year. Those demands usually include a breakdown of the accounts, the annual budget, and the reserve fund position. If there's been a Section 20 notice for planned works, you'll have received that too. Buildings insurance certificates are another one. Your buyer's lender needs to see proof that the building is properly insured, and your Managing Agent sends that certificate out annually.
Most sellers assume this information is locked away somewhere official and difficult to access. In most cases it's in an email from two years ago with a subject line like "Service Charge Demand April 2023."
Step 3 in the app asks you to gather these documents and upload them in the right place. Work through it and you'll likely find you've done more of this step than you expected.
Ground Rent receipts matter here too. If you're in arrears, a lender won't proceed. Proof that you're paid up is simple to get and easy to overlook. Don't overlook it.
STEP 4 / THE SAFETY
The Building Safety Act 2022
If your building is over 11 metres tall, or has five or more storeys, this step is not optional. Without two specific documents, most lenders won't issue your buyer a mortgage. No mortgage means no sale
The Building Safety Act 2022 changed everything for leasehold sellers in taller buildings. It was introduced after Grenfell, and its purpose was to answer one question: who pays to fix buildings with historical safety defects? The answer, broadly, is that developers and freeholders who caused the problems should pay for them, not the leaseholders who simply bought their flats in good faith.
That's the right outcome. But the mechanism created to deliver it has added real legal complexity to every sale in an affected building.
Before your buyer's lender will issue a mortgage, they need to know two things. Is this building safe, and if it isn't, who is legally responsible for fixing it? And is this seller a qualifying leaseholder, meaning someone protected from being billed for those remediation costs?
Two documents answer those questions.
The Landlord's Certificate
This document is issued by your Freeholder. It's a formal, multi-page declaration that sets out who owned the building on 14 February 2022, whether the building has any relevant safety defects, and whether the Freeholder meets the legal definition of a "Responsible Actor" under the Act. That last point determines whether they're legally required to fund any remediation work themselves.
The date matters because the Act uses February 2022 as its reference point for liability. Whoever owned the building then carries the legal responsibility now.
Landlord's Certificates take time. Freeholders and their agents are working through large volumes of requests across their portfolios. Four weeks is common. Six is not unusual. If you wait until you have a buyer to request yours, that delay lands right in the middle of your transaction, at exactly the point when your buyer is most likely to get cold feet.
Request it now. Before you list. Before the first viewing.
The Leaseholder Deed of Certificate
This one is on you, not your Freeholder.
The Leaseholder Deed of Certificate is a legal document that you complete and sign as the seller. It formally declares that you are a qualifying leaseholder under the Act, meaning you bought your flat as your main home and are protected from being billed for historical building safety costs.
To complete it, you'll need evidence of your circumstances as of 14 February 2022. Specifically, proof that the flat was your primary residence on that date. A utility bill, a bank statement, or correspondence addressed to you at that property from around that time. If the flat wasn't your primary residence in February 2022, your qualifying status is different, and your solicitor will need to advise you on what that means.
Why both documents matter together.
Think of them as two sides of the same question. The Landlord's Certificate establishes the building's position under the Act. The Leaseholder Deed establishes your position as the seller. A buyer's solicitor and lender need both before they can proceed. One without the other isn't enough.
This is also where a lot of sales run into trouble. Not because the documents are hard to understand, but because they're long, they reference specific pages and clauses, and a solicitor who isn't familiar with them can spend hours trying to locate the right information buried in a 50-page PDF. In Step 4 of the app, you upload both documents, categorise them correctly, and flag the relevant sections. Your solicitor gets exactly what they need, in exactly the right place, on day one.
That alone can cut weeks off your transaction.
STEP 5 / THE HANDOFF
Making Your Pack Work on Day One
This is where everything you've gathered becomes a legal pack your solicitor can actually use. It's the step most sellers skip, then wonder why their transaction stalls in the first fortnight.
You've done the hard work. You've identified your managing organisations, ordered your LPE1, gathered your financial documents, sorted your Building Safety Act certificates, and completed the Law Society forms. You have everything your solicitor needs to get your sale moving from day one.
Now you need to hand it over. And this is where a surprising number of otherwise well-prepared sellers make a mess of things.
The email attachment problem.
The traditional method goes something like this. You spend a few minutes pulling files from your desktop, your downloads folder, an old email thread, and a USB stick you haven't opened since 2019. You attach everything to an email. Maybe thirty PDFs, some with names like "scan001.pdf" and some with names like "Lease_FINAL_v3_ACTUAL_FINAL.pdf." You write "please find attached" and hit send.
Your solicitor receives it. They open the email and see thirty attachments with no structure and no indication of what's inside each one. They open them one by one, trying to work out which is the current version of the lease, which BSA document is which, and whether the thing labelled "certificate" is the Landlord's Certificate or something else entirely.
Nobody organised the documents. Nobody labelled them clearly. Nobody confirmed which version was final. So the solicitor, who is billing by the hour, spends time doing admin that could have been avoided entirely. Documents get missed. Queries get raised on things that were actually answered in an attachment nobody spotted. Time passes. The buyer waits.
What a clean handoff looks like.
The Prepped Seller platform is built around one idea: your documents should arrive at your solicitor's desk in a state that requires zero interpretation.
When you upload your documents to your Digital Vault, the platform organises them into a clear, logical folder structure. Building Safety Act compliance in one place. Lease documents in another. Service charge history, insurance certificates, and the LPE1 pack each in their own clearly labelled section. Nothing is buried. Nothing is ambiguous.
When you're ready to share, the platform generates two things. The first is a structured ZIP file — clean folders, clearly named, with every document in its correct place. The second is a JSON Manifest, a machine-readable file that acts as a digital passport for your property. It contains your UPRN, your lease details, your stakeholder contacts, your BSA status, and a complete index of every document in your pack. An increasing number of conveyancing firms use case management software that reads this file directly. Your sale is up and running before your solicitor has had their morning coffee.
A buyer's solicitor who receives a clean, structured, complete legal pack on day one assumes the transaction is going to be straightforward. They prioritise it. They reply faster. They raise fewer speculative enquiries. A solicitor who receives thirty unlabelled attachments assumes they'll be chasing documents for the next six weeks. They're often right.
STEP 6 / POST-SALE
The Last Mile: What happens After the Offer
The sale is agreed. The legal pack is with your solicitor. But two more documents need to complete their journey before the keys change hands. You don't upload these to Prepped Seller — but the app tracks their status so nothing quietly stalls on the finish line.
After exchange, most sellers assume the hard work is done. It mostly is. But two documents sit between exchange and completion in almost every leasehold transaction, and both depend on your Freeholder's solicitor moving at a reasonable pace. Neither is complicated. Both can cause delays if nobody is watching.
The Licence to Assign.
Most leases contain a clause requiring the Freeholder's formal permission before the lease can be transferred to a new owner. That permission is the Licence to Assign.
Your solicitor requests it from the Freeholder's solicitor once the buyer is confirmed. The Freeholder reviews the buyer's details — sometimes including a reference check — and issues the licence if satisfied. It's rarely refused, but it takes time. Two to three weeks is typical. Some Freeholders are faster. Some are not.
What creates problems isn't the process itself. It's silence. A licence request sitting unacknowledged in a solicitor's inbox for a fortnight, while your completion date approaches, is a problem nobody spotted until it became urgent.
The Deed of Covenant.
Where the Licence to Assign is about the Freeholder permitting the transfer, the Deed of Covenant is about the buyer committing to the lease. It's a formal legal document in which the buyer promises the Freeholder directly that they will observe and perform the obligations in the lease going forward.
Most leases require it. The buyer's solicitor prepares it. The Freeholder's solicitor approves it. It needs to be executed — signed correctly — before completion. If it's prepared late, or if the approval chain is slow, it can hold up a completion date that everyone assumed was settled.
How Step 6 works in the app.
Neither document is something you upload to your vault. Both are prepared and exchanged between solicitors, not gathered by you in advance.
What Step 6 gives you is visibility. Once your sale is agreed, you track the status of both documents inside the app — from Not Started through to Executed. You know where each one is. If something stalls, you'll see it before your completion date does. Preparation gets you to the offer stage quickly. Step 6 makes sure the last mile doesn't undo the work of the first five.
FOR LANDLORDS AND PROPERTY INVESTORS
If You're Selling as an Investor
Everything in this guide applies to you. But the financial case for moving fast is sharper, and the timing risks are ones you need to think through before you instruct an agent.
The cost of a void property.
When a tenant leaves and a sale hasn't completed, the flat sits empty. That sounds neutral. It isn't.
A void leasehold flat is still liable for council tax, often at the full rate after the first month. The service charge keeps running. If you have a buy-to-let mortgage, the interest doesn't stop because the property is unoccupied. Add those three together on a typical London flat and you're looking at somewhere between £1,500 and £3,000 a month, depending on your mortgage balance and the service charge level. Two extra months in a slow transaction costs you more than most people spend on a summer holiday. Three months starts to become genuinely painful.
A Prepped Seller who goes on the market with a complete legal pack ready can, in a straightforward case, get from offer to exchange in eight weeks. The national average is closer to twenty. That gap, for a landlord with a void property, is the difference between a sale that works financially and one that quietly bleeds.
VOID HOLDING COSTS
£3,000
Per month in council tax, service charge and mortgage interest on a typical London flat.
APP COST - 4 PROPERTIES
£125
+ VAT. Less then a single days holding cost on a void property
The Renters Rights Act changes the timing calculation.
The Renters Rights Act, which came into force in 2025, abolished Section 21, the mechanism landlords previously used to end a tenancy without giving a reason. You can still sell a tenanted property with vacant possession, but the route is different and the timelines are longer.
To regain possession so you can sell, you now need to use the grounds set out in the reformed legislation. Serving the right notice, at the right time, with the right evidence, then waiting for the required notice period to run, is a process that takes months. If you serve notice and then discover your legal pack isn't ready, you face an uncomfortable choice: list while the tenant is still in possession, which limits your buyer pool, or sit on a void property waiting for your documents to arrive.
The answer is preparation. Get your legal pack in order while the tenant is still paying rent. That way, the moment possession is granted and the flat is vacant, you're ready to go on the market the same week. You're already six weeks ahead.
Multiple properties.
If you're selling more than one flat, the app charges £25 plus VAT for each property after the first. Across a portfolio of four flats, that's less than a single day's holding costs on a void property. Each property gets its own vault, its own document structure, and its own handoff pack.
THE PLATFORM
How the App Works
The guide you've just read maps directly to six steps inside the Prepped Seller app. Steps 1 to 5 each cover one part of your legal pack. Step 6 tracks the two post-sale documents that sit between exchange and completion, so nothing stalls quietly on the finish line.
The first five steps are in sequence for a reason. You can't fill in your forms until you know who your Managing Agent is. You can't understand your financial obligations until you've found your accounts. You can't assess your position under the Building Safety Act until you know who owned your building in February 2022. And you can't hand anything over until it's all in one place, properly organised.
Each step has a built-in glossary that explains what every document is, what happens if it's missing, and exactly where to get it. Most sellers, when they first open the app, assume they're weeks away from having everything they need. They're usually wrong.
01
Stakeholder
02
The Forms
03
The Money
04
The Safety
05
The Handoff
06
Post-Sale
£50
+ VAT - first property
£25
+ VAT - each additional property
To put that in context: a single extra month of mortgage interest, service charge and council tax on a void flat typically runs to several hundred pounds. Most sellers recover the cost of the app in the first week of time saved. For investors managing multiple properties, the maths is even more straightforward.
PRIVACY & SECURITY
A Note on What We Do With Your Data
Let's be direct about what you're uploading to this platform.
Your lease. Your service charge accounts. Your Building Safety Act documents. Proof of where you lived on a specific date in 2022. Financial records. Legal certificates. Personal correspondence. Taken together, your Prepped Seller vault contains some of the most sensitive documents you own. The kind of paperwork that, in the wrong hands, could be used to impersonate you, challenge your ownership, or cause you serious financial harm.
We don't take that lightly. And you shouldn't either.
When you upload a document to your vault, it is encrypted immediately. That means it's converted into a format that is unreadable without the correct decryption key. It sits in a private directory that is not shared, not indexed, and not accessible to anyone other than you. It cannot be browsed by other users. It cannot be accessed by our team without your explicit permission. It is yours, locked, until you choose to share it.
This isn't a marketing claim. Encryption at rest is a specific technical standard, and it's the same approach used by banks and legal firms to protect documents of exactly this sensitivity. When you share your pack with your solicitor, you control what they receive and when.
ENCRYPTED AT REST
Every document is encrypted immediately on upload. Unreadable without the correct decryption key.
PRIVATE BY DEFAULT
Your vault is not shared, not indexed, and not accessible to anyone other than you.
YOU CONTROL SHARING
When you share your pack with your solicitor, you control exactly what they receive and when.
THE NUCLEAR OPTION
One action. Your account, every property, every document on our servers. Gone. Not archived.
The Nuclear Option
Most platforms make it easy to sign up and difficult to leave. Data lingers on servers long after accounts are closed, in backups and archives that the user never thinks to look at.
We think that's wrong.
You are the owner of every document in your vault. When your sale is complete and you no longer need the platform, you should be able to remove yourself from it entirely. Not partially. Not "we'll process your request within 30 days." Entirely, immediately, and permanently.
The Nuclear Option is exactly that. A single action that deletes your account, every property profile attached to it, and every document stored on our servers. Not archived. Not anonymised. Gone. You can also do this at a property level — surgical deletion, on your terms.
We built this because we believe the right approach to personal data is to hold as little of it as possible, for as short a time as necessary. The platform exists to help you sell your flat. Once that's done, there's no reason we should still be holding your legal documents.
You're trusting us with documents that matter. We've built the platform to be worthy of that trust. Your data is encrypted, private, and deletable on demand. You are in control of it from the moment you upload it to the moment you choose to remove it.
That's the deal. It doesn't need dressing up.
The sale you want starts here.
Think about what a slow sale actually costs you. Every extra month is a month you're still here when you want to be somewhere else. Still paying service charge on a property you're trying to leave. Still unable to commit to whatever comes next.
Some sellers start here six months before they intend to list. Some start the week they instruct an estate agent. Either works. What doesn't work is starting after the offer comes in, because by then the clock is already running and you're already behind.
Not ready to start yet? Take this with you.
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