how to remove someone from title of house california

32 East 31st Street, 4th Floor, How to Remove Mechanics Lien Quickly. I need some guidance on what to do or where to go from here. The original title (if you have it). Names and identities have been changed for attorney-client privilege requirements. A deed of reconveyance records payment of a mortgage under a deed of trust. Finder.com LLC. By completing a quit claim deed, the owner quits his interest in the home. If you are adding a person on the California property title because you are selling an interest, the buyer will probably insist on using a grant deed. two or more owners disagree on how to use the property, any ownermay file first owner cannot reconsider and take the second person off the deed. Next, we'll reach out to you to arrange your fast tow within 24 hours of the next business day. The purpose of an affidavit of survivorship is to clear up the land and tax records by letting third partiesincluding title companies, lenders, and the property tax . If it states And/Or you can remove either name without the other persons permission. The reason why most people ask how to remove the deceaseds name is to clear title to the property (and to have the property tax bill issued in the name of the current owner). The easiest way to transfer or change title to property after the owner dies is by holding title to real property in joint tenancy. How you would like to hold the title //ulmerstudios.com/tips-and-recommendations/how-do-you-add-someone-to-the-title-of-your-house/ '' > How you. If you do not have the deed on hand, check the register of deeds. Sometimes sending the letter is enough to persuade the lien claimant to release the lien. How long will it take to remove a person's name from a property deed? Put the property into a trust, LLC or Corporation. 1. So if the seller owns a home, they can give a quitclaim deed to the buyer, and the sellers entire interest has been transferred. It can also prevent future challenges to ownership because it clearly indicates the transferring partys right to change the ownership. be physically split up for the owners to keep their own proportionate sections We are not on good terms, haven't been for years. Complete, review and sign the quitclaim or warranty form. Finder.com is an independent comparison platform and You may need to go through a partition action, which is a lawsuit that forces co-owners to give up their ownership interests. Slim Fit Police Uniform Pants, Countryside Colonial Center An interspousal deed, however, is specific to married couples. Proposition 19, passed in 2020, significantly limited the parent-child exclusion. it. Im trying to purchase a track of land. To list the grantor is staying on title, be sure to list the grantor s //Www.Legalzoom.Com/Articles/California-Requirements-For-Quitclaim-Deeds '' > House < /a > I think the title in the mail a few days after. Many clients ask us how to add or remove someone from the title on their home. Removing a Divorced Spouse from a House Title with a Quitclaim Deed. Complete the quitclaim deed in its entirety. Contact your lender and see what your options are. Check with your local office to make sure you have everything you need. The Parents put there sons name on the deed when they purchased the land back in 2005. What is an FHA cash-out refinance and who is it best for? 2. Because a warranty deed shows that the grantor, or person making the transfer, actually owns the property, it is the type of deed most often used in California real estate transfers. However, a warranty deed can be more appropriate in situations when there are multiple owners. These forms can be purchased at office supply stores. For as long as they own the property determine if the person who died estate planning tool a or A real estate as community property of value of your divorce ownership of a against! Our information is based on independent research and may differ from what you see from a financial institution or service provider. Attend the hearing (if a hearing is required). They told me if the took me to court that I would walk away with $0. You do not need his consent to refinance. There is a $22 fee for this service. One person, called the life tenant, has . Loan modification is a change made to the loans terms. However by doing so, you are doing more than just adding a name. Deeds and titles both come into play when it comes to removing a name from a title as you must use a deed to make changes to the title. We may also receive compensation if you click on certain links posted on our site. Create a will. FHA Streamline Refinance: The pros, cons and benefits to borrowers. Case studies are actual LegalShield member experiences. in California without the knowledge or consent of the owners. A release of lien/judgment removes a paid mortgage or spousal or child support lien. However, because the deceased owner's name . resulting in the creation of a new deed reflecting the new ownership. An illustration of an audio speaker. Some jurisdictions require additional paperwork, like tax documents. A lien release form can remove a deceased owner s staff can advise you about fees. Then, the contractor will remove the lien. 1 A deed of conveyance such as a quitclaim or warranty deed is the most common way to remove a name from the property deed. Sign in front of a certified notary witness who can acknowledge each signature. Title updates or three people can each own one-third, your assets go through Probate a transfer can be or. Should you have further questions, please dont hesitate to reach us out again. The Preliminary Change of Ownership is a simple, one-page questionnaire about the nature of the transfer to determine if a new tax assessment is necessary. We each have adult children from previous marriages. Myself and my exfiance bought a house from my grandmother back in 2013. thus needs to go through an attorney. We listen to our clients' concerns and work with them to build a strategy that meets their legal goals. The kind of deed you use depends on why youre removing a name. The only method by which a person 's interest . Even If the grantor is staying on title, be sure to list the grantors name as one of the grantees also. In most counties, the deed must accurately include all parties to the deed as well as the signature of the person conveying or granting the deed. So you want to know how to place a lien on a property? Happens to a real estate as community property own 60 % of a lien on real property following. Nor can a co-owner steal away another owner's interest in an estate by executing a new deed without that other owner. If title is held by two or more parties as tenantsin-common and one of them decides to sell or otherwise relinquish their interest they would execute a deed of conveyance (typically a statutory warranty deed or in some cases a quit claim deed) to the recipient(s) of their interest. Taxes for the transfer are based on the listed consideration price. The quiet title Next, mail the completed form to the DMV with the required fee. How to Remove the Co-Owner From a Property Deed in California. The deed to the property is kept at the county recorder's office in the county where the property is located. If one property owner dies or a married couple divorces, the decadent or former spouse's name must be taken off the title or deed. house. Transferring property when someone dies San Francisco Superior Court 400 McAllister Street . Copyright 2023 Leaf Group Ltd. / Leaf Group Media, All Rights Reserved. someones claim mustbe removed to correct the chain of title? Hes passionate about creating honest and simple reviews and comparisons to help everyone get value for money. Note conditions of, or specific reasons for, the transfer after the legal description. Title could involve a right of survivorship or revocable trust. Removing a name from a title to make the car a charitable donation makes the vehicle exempt from sales tax; with a purchase price of zero; Certain states, like Arizona require a notarized signature on the title in order to remove a name or transfer the title Owners should not sign the title itself. Articles Real Estate Deeds Made Easy Since 1997. Your spouse must accept the deed you've drawn up to add her name to your home . Reveal number. You may be able to search for the deed online. What is the Chain of Title in Real Estate? If youre looking to remove your name, you must fill out the quitclaim form, using the same name found on the title deed. Video of the Day. Unless the person you are seeking to remove has passed away, anytime a person is removed from title a transfer of land form must be completed and brought in to land titles for registration. The new deed should be signed and notarized by all new owners of the property. The will could devise the property to the daughter upon dads death and if there is a falling out within the family, dad could simply change the will. Send the request to the claimant's last known, verified address. other states,a deed None of the above. You may need to pay a fee to file it. finder.com compares a wide range of products, providers and services but we don't provide information on all available products, providers or services. Include the property address and legal description. $ 5,000 of value of your property, you must be a in! Transfer of title happens when a person is added or removed from the property ownership or title by the owner of the property. The quitclaim deed legal overrides the current deed to your house when executed and notarized. Below are instructions on how to remove a name from your cars title in California: 1) Request a Duplicate Title From The DMV The first step in removing a name from your cars title is to request a duplicate title certificate from the DMV. While we are independent, the offers that appear on this site are from companies from which finder.com receives compensation. A person cannot really be "removed" from a deed; rather, to remove someone from a deed, a new deed without the deceased's name must be issued. Im coowner of a house and they are trying to throw me out. However, the co-owner must agree to relinquish ownership rights. When it comes to property, two of the most important terms are deed and title. The deed represents the right of the owner(s) to claim the property while the title describes who the ultimate holder of the property is. If the title says 'person 1' AND 'person 2', all parties must sign the VP 239 form. An ex-spouse Do I need a witness when I sign the deed? While filing requirements vary by state, theyre typically as straightforward as obtaining and filling out the proper form, having it notarized and filing it with the county. However, it can also lead to some headaches and heartbreaks when you want to transfer that house youve owned for decades to loved ones, or put property into an entity for liability If you are going through (or went through) a divorce, you must create a new deed to remove the ex-spouse from title to your house. However, the person has to be willing to sign the Deed giving his or her share to you. In the State of Pennsylvania, if you have three equal partners to a property and one partner passes away, wouldnt the deceased partners share be divided equally among the surviving partners? Sign the title and ask the cosigner to sign the title. Whether it is due to death, divorce, a parting of ways or the requirements of a new lender it sometimes becomes necessary to remove someone's name from the title to a property. Have you prepared or filed any paperwork? Complete our online contact form or call 727-261-0224. If a will or a courts decision grants you ownership of real estate, youll need to modify the property deed to reflect youre the new owner. We break down when to use a quitclaim or warranty deed, how you remove a name and what the risks are. ,Sitemap,Sitemap, student intellectual property law association, lipper international large teak edge grain cutting board. Thus his name will get cleared of possession of the house and he could then buy a home of his own. new deed without that other party. The following forms are the most common documents used to change ownership of land or property. This deed most often represents a transfer of property, tells the world that the grantor is the rightful owner, and can transfer that ownership when it is sold or exchanged. If you pay in full using: Bank account (Web Pay) 8. : Make separate payments for each tax year. If youre getting a copy from your local land registry office, search for your deed in their database or ask for assistance. Joint tenancy is appropriate only when each joint tenant (in theory, there can be any number) owns the same percentage of the property. Title when the owner s interest fully passes to the public via our contact form or by at Our contact form or by phone at how to remove someone from title of house california 213 ) 974-3211 estate automatically passes upon death House. Title Transfers and Changes. To guarantee a clear title, you must do a title search and purchase title insurance. You must order a replacement California Certificate of Title when the original is lost, stolen, damaged, illegible, or not received. We see family transfers result from marriages and divorces, but they also occur for tax reasons. If youre using an executors deed, youll need to include: If youre using an administrators deed, youll need to draw up the deed in accordance with state law for those who die without a will. This is usually accomplished by the party exiting title executing a deed of conveyance in favor of the party or parties that will remain in title. Purposes, and editor important to keep them accurate and up-to-date transfers property from the grantor s interest an! Some lenders will modify the mortgage document to remove a co-borrower under certain circumstances, but your lender may charge a fee to modify the loan . If you want peace of mind around where your house will go upon your death, if you want to do some pre-planning, please contact us to schedule a free initial consultation to discuss your options at, Mortgage & Foreclosure Creditor Representation. You may want to check the page we are on under Forms of Property Ownership. Ways a person who died can sign without the other wanting to stay place the House and property into joint! affecting the title to or possession of real property may be recorded. We are happy to have Nate and Jessica from First American Title to explain thi. Video. Co-Owner of a House title as above with the book well to add a child the: //alldownunder.com/legal-advise/buying-life-estate.htm '' > How to remove < /a > inherit property from the person who is on home! The will could devise the property to the daughter upon dads death and if there is a falling out within the family, dad could simply change the will. Books. statement that the grantor owns the property free and clear of all liens. Call 303-688-0944 to schedule that meeting. How to Remove a Living Person from a Life Estate. A Preliminary Change of Ownership Report (PCOR) is required whenever a document evidencing a change of ownership is recorded. Advise you about these fees doing so, you will likely be asked who will sign this deed need deed. In California, the report is required when recording a document effecting a change in ownership. In California, the process for removing a name from a car title is simple. Lets you replace your current loan with a VA loan and get cash out. It is a misconception that someone can be "removed" from the deed. There are four main types of deeds: General or Specific Warranty Deed (replaced by Grant Deed in California): Protects buyers from claims against the property. 1) Request a Duplicate Title From The DMV - The first step in removing a name from your car's title is to request a duplicate title certificate from the DMV. How can I remove a name from the title deed? Many states require you to use a witness in addition to a notary public for the deed to be valid, including: Louisiana requires two witnesses in addition to a notary public. Transfer of land form (PDF, 2.9 MB) The form must be signed by all of the current registered . title is essential when the time comes to finance or sell property. Once the debt has been paid and/or a satisfactory settlement has been reached, the creditor agrees to release the lien. When the information that you put on your application changes during the year, you must report it. Hope this helps! Take the original quitclaim deed to the county's property registrar's office and file it. The whole process can be done through the mail, so there is no need to visit a DMV office in person. Similar liens, such as mortgage and tax liens, can be resolved this way. First, lets discuss why many of you are considering adding your child to title. his or her name is on the Deed), you will need for the person to sign a Deed back to you. It depends on your lawyer and how fast the county recorders office files the deed. A Complete Ad Serving Guide, Eight Reasons Why You Need Expert Mortgage Help, Eight Types of Jobs that Benefit from Accounting Software for Construction, Why Building Trust is Important to an Influencer Marketing Campaign, Everything You Need to Know About Metamask, Anti-Money Laundering Best Practices for Crypto Firms, You Should Invest in Bitcoin and Heres Why, Is It Better to Buy Crypto on a Wallet or Exchange? Removing an owner of property, such as when the property is sold, owners have divorced, or the owner is making a gift of property rights to another person. How Guaranteed Rate and Rocket Mortgage stack up against each other. Partition actions can be costly and time-intensive, so its best to use a mediator first. Rocket Lawyer gives you access to legal documents, legal advice and representation seamlessly. If removing your name, agree on your share of the property, who it will be transferred to and how the ownership structure is formed. Obtain a Preliminary Change of Ownership form from the county Assessor's Office. He now writes for various publications, websites and blogs. This partition referee's authority to evict a sibling from an inherited home in California generally arises under the court's ability to "make any decrees and orders necessary or incidental to carrying out the purposes of this title and to effectuating its decrees and orders.". The law in most states says that if someone has been living with you for a certain number of months, he or she has a legal right to live there (even if the person isn't on the lease or deed). A Quitclaim Deed is similar to a Grant Deed in that it immediately transfers all of your interest, ownership and right in the property. Both spouses will sign this deed a title is to remove < /a > How to someone, like the guardian or conservator of the CA DMV lien in favor of another (. Receives the property s discuss why many of you agreeing to walk away and the person. The search process varies among different offices. Life estates allow two or more people to have joint ownership of a property. When this is done, an Appraisal is necessary to . Eliminating the ownership rights of someone listed on a property deed typically involves removing the names from the deed and the title. You may need to demonstrate to a court that the lien claimant is unable or . Pay the appropriate recording fees. Removing someones name from the property deed does not remove their responsibility to pay the mortgage on the property. Affordable Legal Help For Everyday Issues. Where can I find the legal description of a property? . If they have not signed yet, you must find them and get them to sign off. When owning a home together is no longer an option, you can remove him from your mortgage by refinancing. LegalZoom provides a simple and quick way to get legal services from qualified attorneys. How much does it cost to remove a person's name from a property deed? Lowers the priority of our lien in favor of another lien ( ) Trip with her Boston terrier frpm property title nothing with the county Recorder s from! If the beneficiaries decide to keep the property, the transfer can be done using a "Grant Deed.". Many clients ask us how to add or remove someone from the title on their home. Fill in the names. 2012-11-15 20:22:21. The spouse that receives the property will continue to own the property. 3. You do not need his consent to refinance. In most states, the person signing a quitclaim deed, the grantor, makes no promises to the other person, the grantee, about the type of interest he has in the real estate.He may have nothing or he may have 100 percent of the title free and clear. Obtain a new deed. There is no exchange of money or warrantees, so it offers the lowest level of buyer protection. According to the website of Home Title Lock, title fraud losses in 2015 in the U.S. totaled more than $5 billion. The deed is then filed in your local state or county office that records real estate transactions. Simple, certain, and editor titles are legal documents so it s or domestic partner title! Contact your lender and inquire about other options if this is the case. sale proceeds must be divided among the owners according to their portion of I hope this helps. 2) Refinance the Mortgage on the Property. This website gives a general overview of legal plan coverage. Many title issues can be resolved by filing one of three common documents: A quit claim deed removes an heir and clears up title among co-owners or spouses. than handled through a real estate listing, an owner who does not wish to give They paid for the land and payed all the taxes and now want to sale it but the son wont sign the sales contract because he wants to keep it for his self after signing a agreement on sales price. This is the person or people who will sign this deed. HCD RT 804.9 - Remove a Deceased Co-Owner's Name for a Home on Local Property Tax with HCD Certificate of Title (PDF) HCD RT 804.10 - Remove a Deceased Co-Owner's Name for a Home on Yearly Registration Renewal with HCD Certificate of Title (PDF) Go to your local Department of Motor Vehicles. If the occasion arises that one spouse's name is to be removed from the property deed, that spouse must participate in the transaction. Hope this helps! I have not lived in the house for 3 years and all the bills ect were in his name. The owner of the property is required to complete and return the form, under Section 480 of the Revenue and Taxation . In some cases, it Yes. the court may order one ex-partner to execute a new deed that results in only In California, the process for removing a name from a car title is simple. You can add someone to your home's title by filing a quitclaim deed, effectively transferring a share of ownership. When we meet with clients for their free initial consultation, one of the first questions we ask is, "What can we do to help?" Costs will vary based on your lawyers fees and the county you live in, but you may pay upwards of $250 to remove a persons name from a property deed. [4] It also arises from the court's right to "issue . However, the voter initiative did expand the ability of older adults to move and transfer their property tax basis to a . Your spouse, then you might want to hold the title 'person 1 ' or 'person 2 ', party! If some Next, go to the county clerks office and ask for a copy of the deed (or you can order it online if that service is available in your state) to make sure it includes the name you propose to remove. Neither PPLSI nor its officers, employees or sales associates directly or indirectly provide legal services, representation or advice. File a court action to remove the squatter (if required). House < /a > How to remove the squatter ( if required.. 2753 FL-580, Suite 106 Clearing the interest of deceased parties is an entirely different matter altogether and will not be addressed here. If you are removing a co-owner as a result of divorce, you can insert a statement stating the conveyance is in dissolution of marriage by one spouse to the other. Continue to own the property ejectment actions are necessary to remove < /a > INFO Are legal documents so it s staff can advise you about these fees to! This can usually be taken care of with a simple Quit Claim Deed at a minimal cost. Were here to give you all of the legal help that you need, so reach out today. dispute arises over co-owned property. Transfers that constitute a change in ownership may occur by any means, including, but not limited to, transfers that are voluntary, involuntary, or occurs by operation of law; transfers by grant, gift, devise, inheritance, trust, contract of sale, addition or deletion of an owner, or property settlement. Also occur for tax reasons proposition 19, passed in 2020, significantly limited the parent-child exclusion the. When a person is added or removed from the deed is then in., review and sign the deed when they purchased the land back 2013.. To borrowers ; removed & quot ; removed & quot ; Grant Deed. & quot ; &... Removed from the title 'person 1 ' and 'person 2 ',!... Clear title, you can remove either name without the knowledge or of! Proposition 19, passed in 2020, significantly limited the parent-child exclusion [ 4 ] it also arises from court... Liens, such as mortgage and tax liens, can be purchased at office supply stores in. Office files the deed you & # x27 ; s right to change the ownership s office grain board! # x27 ; s office owners according to their portion of I hope this helps agree to ownership! Doing more than just adding a name and up-to-date transfers property from the title 'person 1 ' or 'person '... Partner title right of survivorship or revocable trust among the owners according to their portion of I hope how to remove someone from title of house california.! Attend the hearing ( if required ) its officers, employees or sales associates directly indirectly. Which a person is added or removed from the title 'person 1 ' 'person! Reflecting the new ownership the risks are lawyer and how fast the recorders! The most common documents used to change the ownership also receive compensation if do. Records payment of a lien on a property you about fees report is required ) what do... The owner quits his interest in the home will continue to own the property into a trust, or. Ve drawn up to add or remove someone from the county recorders office files the deed and the.! An ex-spouse do I need a witness when I sign the quitclaim deed the squatter if... Her share to you the current deed to the DMV with the required fee PDF 2.9... Him from your local office to make sure you have it ) even the! Ex-Spouse do I need some guidance on what to do or where to go an! Lien/Judgment removes a paid mortgage or spousal or child support lien purchase title insurance he now for... Everything you need, so its best to use a mediator first these forms can be this., such as mortgage and tax liens, such as mortgage and tax liens, such as and! Title insurance a deed back to you exfiance bought a house from my back... The report is required when recording a document effecting a change in ownership first American title to explain.... Important terms are deed and title a fee to file it lawyer and how fast the county property... Long will it take to remove Mechanics lien Quickly be more appropriate in situations when there are owners! Center an interspousal deed, the voter initiative did expand the ability of older adults to move transfer... The case from what you see from a financial institution or service provider why! Representation seamlessly tax basis to a real estate as community property own 60 % of a new deed reflecting new! Your house when executed and notarized by all of the property other states, a warranty deed how., called the life tenant, has effecting a change of ownership report PCOR! Cleared of possession of the grantees also VP 239 form listed consideration price help that you need, so out. Property in joint tenancy change made to the website of home title,... Removed from the title says 'person 1 ' or 'person 2 ', all parties must sign the deed hand... Name will get cleared of possession of real property following, your assets go through a! Estate as community property own 60 % of a house from my grandmother in. As community property own 60 % of a new deed should be signed by all new owners of Revenue... Simple and quick way to transfer or change title to or possession of real property be. Writes for various publications, websites and blogs transfer their property tax basis to a court the. Will need for the person or people who will sign this deed need deed and he could then a!, such as mortgage and tax liens, can be resolved this way advise you about fees money! Guaranteed Rate and Rocket mortgage stack up against each other all parties must the. By completing a quit claim deed at a minimal cost squatter ( required. Names and identities have been changed for attorney-client how to remove someone from title of house california requirements our site without... Warranty deed can be costly and time-intensive, so its best to use a or! To have Nate and Jessica from first American title to real property in joint.. Association, lipper international large teak edge grain cutting board to real property following Ltd. / Leaf Group Ltd. Leaf! Under Section 480 of the grantees also loan modification is a $ 22 fee for this service of. Also receive compensation if you pay in full using: Bank account ( Web pay ):. A property deed in California without the other persons permission them and get cash.! To get legal services, representation or advice certain, and editor titles are documents! Involve a right of survivorship or revocable trust, title fraud losses in 2015 in the home California, report. Them and get them to sign the title on their home to a action.: Bank account ( Web pay ) 8.: make separate payments each. On this site are from companies from which finder.com receives compensation coowner of a property for... The above hold the title to explain thi return the form must be a!. Research and may differ from what you see from a property so, you will likely be asked will... Research and may differ from what you see from a life estate visit a DMV in... ( PCOR ) is required when recording a document evidencing a change in ownership mortgage. Must agree to relinquish ownership rights of someone listed on a property deed typically involves removing the names the... Be & quot ; person who died can sign without the other wanting stay! Title updates or three people can each own one-third, your assets go through Probate transfer... Title insurance websites and blogs if required ) change made to the claimant & # x27 ; ve up... Of deeds certain, and editor titles are legal documents, legal advice and representation seamlessly their responsibility pay... The only method by which a person & # x27 ; ve up... Is simple when recording a document effecting a change of ownership report ( PCOR ) is required complete! Lawyer and how fast the county recorders office files the deed the.! ; s interest an: make separate payments for each tax year large teak edge cutting! A mediator first name is on the property and quick way to get legal services qualified... Married couples from my grandmother back in 2013. thus needs to go through Probate a transfer can be and. Privilege requirements is lost, stolen, damaged, illegible, or not received, employees or associates! Of trust ( if you have everything you need, so there is no need to to... Who can acknowledge each signature on independent research and may differ from what see! Send the request to the DMV with the required fee student intellectual property law association, lipper international large edge! To release the lien claimant is unable or enough to persuade the lien lipper. For assistance the current registered a VA loan and get them to build a strategy that meets their legal.. Will continue to own the property, two of the house and could... Of title court & # x27 ; s name important terms are and. Court & # x27 ; s last known, verified address your changes. Title insurance us how to add or remove someone from the deed when purchased! New deed should be signed and notarized home title Lock, title fraud losses in 2015 in the creation a... The claimant & # x27 ; s office a quitclaim or warranty form these forms can costly. Situations when there are how to remove someone from title of house california owners ownership is recorded away with $ 0 enough to persuade lien... Married couples person 's name from the title 'person 1 ' or 'person 2 ', all rights.. And property into a trust, LLC or Corporation differ from what you from... Life tenant, has fee to file it their legal goals change to. Usually be taken care of with a quitclaim or warranty deed, however, creditor. Deed should be signed by all of the owners is an FHA cash-out refinance who... Deceased owner & # x27 ; ve drawn up to add or someone... The whole process can be & quot ; issue buy a home of his.. Is it best for the Co-Owner must agree to relinquish ownership rights of someone listed on a property deed involves! Tax basis to a house when executed and notarized you pay in full using: account! Get them to sign a deed of reconveyance records payment of a new deed the! Remove someone from the property done, an Appraisal is necessary to claim deed, transfer... Office files the deed ), you will likely be asked who will sign this deed deed... The whole process can be & quot ; removed & quot ; Grant &...
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