Southeast Texas Housing Finance Corporation 5 Star Texas Advantage Program Published October 15, 2012 Revised Revisions are shown on Page 3

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1 ! Administrator s Guidelines Southeast Texas Housing Finance Corporation 5 Star Texas Advantage Program Published October 15, 2012 Revised Revisions are shown on Page 3!!

2 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 3 TABLE OF CONTENTS REVISIONS TABLE 4 SOUTHEAST TEXAS HOUSING FINANCE CORPORATION TEAM 6 PROGRAM PRODUCTS 7 Option 1: Assisted Rate Loan with 6% Assistance Grant 7 Option 2: Assisted Rate Loan with 5% Assistance Grant 7 Option 3: Assisted Rate Loan Lower Rate Loan with 4% Assistance Grant 7 Option 4: Assisted Rate Loan Lower Rate Loan with 3% Assistance Grant 7 THE REQUIREMENTS 9 Eligible Borrowers 9 Homebuyer Education Rev ELIGIBLE AREA 9 ABOUT THE PROPERTY 9 INCOME LIMITS 10 FHA-VA LOANS INCOME LIMITS - Effective for new reservations ABOUT THE FINANCING 11 THE PROCESS SUMMARY 12 PROCESS GUIDELINES FOR REQUESTING 13 DOWN PAYMENT ASSISTANCE FUNDS 13 TIMING IS EVERYTHING 14 ehousingplus WEB-BASED SYSTEM 15 PROGRAM FEES 16 US BANK WEBSITE INFORMATION 18

3 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 4 REVISIONS TABLE Page 15, clarified time line for processing, delivery and funding Corrected misspelled county names throughout Pages 6 and 7, SETH provides Assistance funds for closing (see Red, Bolded information; Page 8, About the Property changes to policy regarding 1-4 units and ManufacturedHousing (see Red, Bolded information) Page 8, definition of Eligible Area revised (City of Grand Prairie not eligible) NOT APPLICABLE - REMOVED ON JAN 4, 2013 Page 16, Discount Fees added for certain HFC/Jurisdictions Page 8, definition of Eligible Area revised (City of El Paso not eligible) Pages 9-12, Income Limits revised Removed reference to Discount Fees for certain HFC/Jurisdictions Page 8, Purchase Price Limit included Page 8, definition of Eligible Area revised (City of McKinney not eligible) Page 7, wire transfer fee no longer deducted from Wire Request Page 6, Option 2 DPA Amount increased to 4% Page 8, definition of Eligible Area revised (Jefferson County not eligible) PAGES 14, 18, 19 ADDED INFORMATION REGARDING DPA AWARD LETTER RE: Page 6, Option 2B added to program Page 16, Change Underwriter Certification Deadline Page 13, buydowns no longer permitted Pages 9-12, revised income limits; updated effective date to reflect Page 8, Homebuyer Education Link updated; Page 18, new US Bank Transfer fee effective for new reservations Page 8, Eligible Area revised. Deleted Jefferson County. Loans may be made in Jefferson County effective Immediately Page 8, Formerly Transfer Fee now referred to as Funding Fee. Effective with increase Page 11, Corrected the spelling of Rockwall County Housekeeping throughout guide Page 8, FICO 0f 660 allows borrower to have DTI of 50% or below Page 19, U.S. Bank Funding Fee Increases PAGE 6, RELY ON ONLINE RATE INFORMATION; OPTION ONE LIMITED TO FHA

4 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page Page 8, last paragraph, Underwriter Cert competed within 25 days of reservation, Page 9, Credit Score clarification; Homebuyer Education requirements updated; Added information re differences in manufactured, modular and mobile homes; Page 14, Use of MCC programs clarified; Page 15, page has many revisions; Page 16, three changes; Page 17, Timetable and Extension language revised; Page 18, reminder of use of the electronic 1003 to reserve funds; Page 19, Tax Service Fee deleted, Transfer Fee cut by 50% Page 9, Eligible Area no longer includes Travis County Page 8, Now four rate options two apply to FHA only; Pages FHA/VA Income Limits; FHA apply both FHA Maximum loan amount as well as program income and purchase price limits; Calculate income using 1003; Page 15, USDA:RD income limits for all USDA:Guaranteed Loans. Calculate income following Agency (USDA:RD) income; Page 20, clarified origination or discount may be charged but not both Page 10, Eligible Area differences cited between SETH Five Star and SETH MCC. You may use the SETH MCC with the SETH Five Star first mortgage BUT eligible areas for the two programs are different. Check out the MCC Eligible Area (very different from 5 Star) by using this link: If the loan is not in the SETH MCC Eligible area, please contact ehousing to be directed to another program Page 10, Effective Link to New 2015 Income Limits Page 10, changed format for clarity; Page 11 removed reference to Fannie Mae; Page 17, removed reference to Mortgagor s Acknowledgment Page 7, Renamed the Rate Options; Page 9, Eligible Program Areas (removed Including the City of Austin and all SETH MCC information and changed purchase price limit; Page 10 Under USDA income limits section removed See Pages for FHA-VA Income Limits, Page 11 removed all SETH MCC information; Page 18, U.S. Bank HFA Division Hotline number added Page 10, Removed chart and added a link for USDA: RD income limits

5 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 6 SOUTHEAST TEXAS HOUSING FINANCE CORPORATION TEAM! Southeast Texas Housing Finance Corporation (SETH) Create and sponsor a first mortgage program and the down payment assistance program, solicit lender participation, conduct homebuyer education classes in portions of the state, set the rate, term and points, and market the program Participating Lenders Take applications, reserve in their own systems, process, underwrite, approve, fund, close and sell qualified loans to the program. Lenders are responsible for servicing program loans in accordance with Agency requirements until they re purchased by the Master Servicer. US Bank Master Servicer Provides information on acceptable loan products, delivery and funding, receives all first mortgage files, reviews first mortgage files, notifies lenders of first mortgage file exceptions, approves first mortgage files, purchases pools and delivers loans, delivers certificate. ehousingplus Program Administration Maintains the program reservation system, websites, and posts Administrator s guide, forms, training materials, provides program and system training, answers program and system questions, receives compliance files, reviews, posts and notifies of exceptions and approves compliance file.

6 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 7 PROGRAM PRODUCTS PLEASE NOTE THAT RATES AND ASSISTANCE GRANT AMOUNTS ARE SUBJECT TO CHANGE AT ANY TIME. With respect to reserved loans, the rate and assistance will not change as long as loans are delivered according to the timetable included in this Guide. All loans in this program are Assisted Rate Loans. Current rates are displayed within the ehousing Plus system. PLEASE RELY ON THE SYSTEM FOR THE MOST CURRENT INFORMATION. Funds are available in a first-come, first-served pool that provides continuous funding. Currently, borrowers may choose from among four Assisted Loan types Rev Option 1: Assisted Rate Loan with 6% Assistance Grant FHA ONLY The borrower receives a 30-year, fixed rate, fully amortizing first mortgage loan with 360 level monthly payments as well as an assistance payment equal to 6.00% of the note amount to apply toward down payment or closing costs. Current rates are available online within the system. Income limits apply. Option 2: Assisted Rate Loan with 5% Assistance Grant FHA ONLY The borrower receives a 30-year, fixed rate, fully amortizing first mortgage loan with 360 level monthly payments as well as an assistance payment equal to 5.00% of the note amount to apply toward down payment or closing costs. Current rates are available online within the system. Income limits apply. Option 3: Assisted Rate Loan Lower Rate Loan with 4% Assistance Grant The borrower receives the second lowest rate 30-year, fixed rate, fully amortizing first mortgage loan with 360 level monthly payments as well as an assistance payment equal to 4.00% of the note amount to apply toward down payment or closing costs. Current rates are available online within the system. Income limits apply. (Effective with new loan reservations ) Option 4: Assisted Rate Loan Lower Rate Loan with 3% Assistance Grant The borrower receives the lowest rate 30-year, fixed rate, fully amortizing first mortgage loan with 360 level monthly payments as well as an assistance payment equal to 3.00% of the note amount to apply toward down payment or closing costs. Current rates are available online within the system. Income limits apply. More About the Assistance Revised The Assistance is calculated on the Note amount. The Assistance may be used for down payment or closing costs and prepaids. While there is no cash back in this program, the borrower may be reimbursed for any overpayment of escrow. Because the Assistance is a fixed percentage, any remaining Assistance must be applied as a principal reduction. Assistance is in the form of a nonrepayable grant. It is not repayable under any circumstances. When you reserve the first mortgage, the Assistance is automatically reserved. There is no additional reservation necessary. When you close the loan there are no second mortgages, second notes, deed restrictions or liens. There is no repayment.

7 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 8 Lender No Longer Advances HFA Grant ADDED Recently certain lenders have reported HUD audit findings prohibiting Lenders from advancing any gifts or grants to the Borrower at closing on behalf of a government, instrumentality of government or housing finance agency. HFAs have historically relied on Lenders to advance the gift or grant to the Borrowers, to be reimbursed by the servicer when the loans are purchased, so this appears to be a new HUD policy. Effective immediately, the SETH Grant will be funded by SETH via electronic wire transfer from SETH s Custodial Agent Bank of Texas. According to the HUD Manual ( Chapter 5, Section B, page 5- B-16): Lender must obtain and keep the documentation of the wire transfer in its mortgage loan application binder. While the document does not need to be provided in the insurance binder, it must be available for inspect by FHA s QAD when that office conducts its onsite review. With a minimum 2 business days notice from the Loan Closing Date, Lenders will be asked to to Bank of Texas, N.A. at and with the Wire Transfer Request Form. As a reference, please include the US Bank Loan Number assigned when the Loan Reservation was made through ehousing. There is no need to collect the $25 wire transfer fee from the Borrower or reduce the requested wire amount by $25. There is no charge for the wire transfer. (Rev 2/8/13) The Wire Transfer Request Form may be found on the ehousingplus.com website behind security. The Underwriter Certification should be completed within 25 (Rev ) days of loan reservation and prior to the Request Form being submitted.

8 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 9 THE REQUIREMENTS Eligible Borrowers There is no first-time homebuyer requirement in this program. Follow Agency (FHA, etc) guidelines for non-citizens. Those with permanent asylum qualify and should provide an I-9. Buyers must occupy the property within 60 days of closing. Applicants must be considered irrespective of age, race, sex, color, religion, national origin Buyers must have a minimum FICO credit score of 640, the mid score must be the minimum or above. If an Agency (FHA, etc) has a higher minimum, follow Agency guidelines. If a participating lender has a higher minimum for other loans and wishes to require a higher minimum for loans, then lenders must use the higher minimum. For home buyers with NO FICO score, manual underwriting shall be permitted. Underwriters must follow the manual underwriting guidelines for the product. The maximum DTI (debt to income) ratio is 45% for credit scores between (Rev ) Borrowers with credit scores of 660 or above may have a DTI ratio of 50% or below. Added Homebuyer Education Rev All borrowers (any person on the Note) must complete the SETH on-line homebuyer education course. Click here to be taken to the Homebuyer Education link on the SETH website: sethfc.com/homebuyer-education/ ELIGIBLE AREA ENTIRE STATE OF TEXAS but not within the City Limits of: Grand Prairie, El Paso or McKinney or in Travis County. PURCHASE PRICE LIMITS Effective April New or Existing Homes: $274,050 Rev For FHA loans: Follow FHA maximum loan amounts as well as program purchase price limits. ABOUT THE PROPERTY Revised New or existing, one-four units, detached or attached, condos, town homes. Manufactured homes** are permitted but see US Bank bulletins for further guidance. 2-4 units - must be at least 5 years old Properties purchased in the program must be residential units. Mobile homes**, recreational, seasonal or other types of vacation or non-permanent homes are not permitted. **Please note that there are differences between manufactured housing, modular homes and mobile homes. Click on this link for definitions: Definitions. Only manufactured homes are permitted in the program but only when meeting U.S. Bank conditions. See U.S. Bank bulletins. Added

9 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 10 INCOME LIMITS FHA-VA LOANS INCOME LIMITS - Effective for new reservations Please use this link to connect to the 2015 income limits that are posted on the SETH website: USDA INCOME LIMITS FOR USDA LOANS ONLY INCOME LIMITS (Effective for new loan reservations 03/02/15) For USDA:RD loans, use the income limits provided by USDA:RD. ehousing posts these limits but lenders must follow USDA limits and are responsible for monitoring any changes that may occur during the course of the SETH program. Lenders should contact their underwriter. For program income calculation, follow USDA: RD income calculation requirements. Please use this link to connect to the 2015 income limits that are posted on the SETH website:

10 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 11 ABOUT THE FINANCING The following mortgage products are offered in this program: FHA, VA, USDA:RD. US Bank provides the specific government loan product types permitted in the program. It s expected that lenders have reviewed some preliminary documentation and believe that applicants will also qualify for credit. Excessive cancellations will be reviewed to assure that program funds are not being utilized inappropriately. Appraisal must indicate that the home has at least a 30 year remaining useful life. Asset tests are not required to be used in this program. Buydowns - NO LONGER PERMITTED. Revised Cash Back to the borrower is not permitted. However, borrowers are permitted a reimbursement of prepaids and overage of earnest money deposit as permitted by Agency (FHA, VA, RD) guidelines and to the extent any minimum contribution, if any, has been satisfied. Construction to perm is not permitted. Cosigners or any type of non-occupying borrowers are not permitted in this program. Minimum Loan Amount - There is no minimum loan amount in this program. Prepayments - The first mortgage may be prepaid at any time without penalty. Recapture Tax - There is NO RECAPTURE TAX IN THIS PROGRAM. Refinances - Refinances are not permitted in this program. Remaining reserves are not established by the program. Follow Agency Guidelines.

11 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 12 THE PROCESS SUMMARY TRAIN Lender training provided by the Administrator for program and system training Click Click on the TRAINING tab in the row of tabs above the SETH logo. Rev USERNAME AND PASSWORD Following ehp (ehousingplus) University Training, Lenders apply for username and password on the ehousingplus website with instructions received in an immediately following training. You will need information in the to apply. QUALIFY Lenders qualify applicants for the program. Buyers must present an executed sales agreement before being entered into the program reservation system. RESERVE To reserve funds in program s online system go to and click LENDER PORTAL Rev PROCESS Lenders process the loan as they would normally keeping in mind the program timelines. UNDERWRITE AND CERTIFY Lenders underwrite and are responsible for credit decisions of the loans in the program. Servicer does not re-underwrite loans. Prior to closing, Underwriter completes the online Underwriter Certification Form. DPA FUNDING ADDED Request funds 2 business days prior to closing. Wire request form behind Lender Portal in Loan Forms. Rev CLOSE AND VERIFY It s important to provide accurate closing instructions to closing agents. AT CLOSING, BORROWERS MUST SIGN THE Notice of DPA LETTER. Distribution: Original - Lender; Copies, Borrower, FHA Case Bindsr, U.S. Bank Rev SHIP / SUBMIT Use the Compliance Checklist to assemble the compliance file. The compliance file is submitted to ehousingplus. The first mortgage file and credit package are submitted to US Bank. Compliance File and mortgage file/credit. package must be delivered within 10 days of closing. US Bank provides checklists on their website. Loans must be purchased (all exceptions cleared) within 70 days of loan reservation.rev EXCEPTIONS Lenders are notified by ehousingplus and US Bank of exceptions. Exceptions for both ehousingplus and U.S. Bank are available in the ehousingplus web-based system. Rev FINAL DOCUMENTS The recorded mortgage documents should be submitted to U.S. Bank. Rev

12 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 13 PROCESS GUIDELINES FOR REQUESTING DOWN PAYMENT ASSISTANCE FUNDS DPA funds MUST be provided directly to the Closing Agent by SETH. these funds. These requirements apply to all loan types. Lenders may not advance 1. Lender reserves first mortgage. This automatically reserves GRANT. Lender processes normally. 2. Once the loan has been approved internally, the Lender s Underwriter will complete the online Underwriter s Certification. 3. With a minimum 2 business day notice prior to the Loan Closing Date, Lenders will to Bank of Texas, N.A. at and a Grant Funding/Wire Request Form. As a reference, please include the US Bank Loan Number assigned when the Loan Reservation was made through ehousing. 4. Please make sure that the internal Processor/Closer and Title Company/Closing Agent receive instructions indicating that the HUD-1 Settlement Statement should reflect the grant as follows: SETH HFC Grant. Please remember, all the assistance must be used in the transaction. After all other permitted uses have been utilized, APPLY ADDITIONAL DOWN PAYMENT so that the buyer benefits from reduced monthly benefits. NOTE: To speed up the process of requesting funds, PLEASE REMEMBER THAT A HUD-1 IS NOT NEEDED WITH THE WIRE REQUEST.

13 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 14 TIMING IS EVERYTHING Buyers MUST HAVE A FULLY- EXECUTED SALES CONTRACT FOR A SPECIFIC PROPERTY in order to have funds reserved. The contract may be dated prior to the date of the loan application. Buyers may be pre-qualified. However, if the buyer does not have a contract on a property, program funds cannot be reserved for the buyer until such time as the buyer presents a valid contract. To assure that loans are purchased, please follow the Processing, Delivery and Purchase Timetable below. Please DO NOT reserve loans that cannot meet the timetable. This is particularly important with respect to new construction, foreclosures and short sales. Please wait to reserve funds. Loans not purchased within the time frame below, cannot be purchased. The revolving pool of funds provides continuous funding. unnecessary to rush to reserve funds. Fund availability makes it Loan Processing, Delivery and Purchase Timetable: (Rev - Effective 8/14/13) PLEASE DO NOT RESERVE EARLY -- loans must be underwriter certified within 25 days of reservation Rev Once a loan is reserved in the ehousingplus system and is provided the Servicer s Loan number, the loan must be 1. underwriter certified within 25 days of loan reservation Rev compliance file delivered to ehousingplus within 10 days of closing 3. purchased within 70 days of loan reservation. Rev Any loan not purchased within 70 days is ineligible for purchase unless the lender chooses a onetime only 30-day extension. The extension must be requested BEFORE THE 70TH DAY. The cost of the extension will be detailed in the Interest Rate Notice. The extension fee is due whether or not loans are ultimately delivered and/or purchased. The extension fee will be netted by the Servicer when loans are purchased. If an extension is permitted, but the loan is not purchased, the originating lender will be billed for the extension fee. If a Loan s Rate Lock period (including extension) expires when the loan has not closed, a Rate Lock may not be made for the same Borrower at any property address, until 60 days after expiration of the prior Rate Lock period (including extensions). Participating lenders with a high loan cancellation rate or other behavior inconsistent with program goals, may be suspended if not terminated even if the lender is in good standing with the Servicer An extension request is available online. Click texas/seth/ Click on the SUMMARY tab in the row of tabs above the SETH logo Scroll down and find the Extension Request verbiage int he left column. The form is completed and submitted online. Remember that the form must be submitted BEFORE the 70th day. Rev

14 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 15 ehousingplus WEB-BASED SYSTEM (Reserve, View Your Pipeline, View or Run Reports, Review Exceptions) This represents a brief presentation of information available to lenders. The ehousingplus website is located on the ehousingplus website. The online help feature is the easiest way to receive answers for your questions about the use of the system. You do not need a username and password to access the program guidelines or training materials as links are available on the ehousingplus website, You do need a username and password to log in and reserve money for a borrower and to print forms that are auto-filled and printed ready for execution or to run a variety of reports. These reports offer an opportunity to truly manage your pipeline. To apply for a username and password, make a reservation, check your pipeline, view allocation, information is behind security at The system is live and available 24/7 with the exception of scheduled and unscheduled maintenance. When you reserve a loan, it is immediately reflected in the remaining available funds. When you cancel a loan, funds are immediately reflected and unavailable. Program funds are locked for a buyer when a reservation is submitted on and accepted by the system and a loan number is obtained. All loans must be registered through the ehousingplus Website. Remember that you may upload an electronic 1003 that will complete most of the information on the reservation screens. Rev Or you may continue to complete all the reservation screens online and submit. Reservations submitted correctly receive a loan number that becomes the loan number for the life of the loan. If submitted incorrectly, there is instant online feedback identifying non-compliance and/or missing information issues. The security features control the information each user can access. For example, only Underwriters may access the Underwriter Certification. The Underwriter Certification serves as the pre-approval process and is implemented by the lender s underwriter. In this program, the Underwriter will simply be verifying data that has already been input into the system (i.e. property address, borrower name, loan amount, etc).

15 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 16 PROGRAM FEES FIRST MORTGAGE FEES A 1.00% fee to be retained by lender as Origination Fee or Discount Point but not both The fee may be paid by buyer or seller as allowable by Agency. (Effective ) The program includes a first mortgage Program Fee of $225. The fee is payable at closing and remitted to ehousingplus with the Compliance File. The fee must be disclosed on the HUD-1 as being paid to ehousingplus and can t be financed. Revised and Effective US Bank $150 Funding Fee is payable at closing. It must be disclosed on the HUD-1 as being paid to US Bank. It will be netted at loan closing and can t be financed. The U.S. Bank fees are decreased to the $150 Funding Fee because SETH is paying them. Lenders are permitted to charge reasonable and customary charges for out of pocket expenses and costs. Other financing costs such as legal fees and underwriting fees may be charged and courier fees may be charged if such fees are normally charged. Lenders may charge the usual and reasonable settlement costs. Settlement costs include titling and transfer costs, title insurance, survey fees or other similar costs. Other allowable fees include doc prep fees, notary fees, hazard, mortgage and life insurance premiums, recording or registration charges, prepaid escrow deposits and other similar charges allowable by the insurer/guarantor. "Junk" fees are not a defined term and may not be charged. Excessive fees are not permitted in the program. Lender SETH Program Compensation In addition to the standard allowable charges noted above, on each loan the lender collects 1. the 1.00% origination as explained above from buyer or seller (follow Agency guidelines). 2. SRP for FHA and RD loans is 1.50% and for VA loans is 1.00% So total SETH Program Compensation is 2.50% for FHA and RD loans and 2.00% for VA loans.

16 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 17 Compliance File Checklist PROGRAM DOCUMENTS REQUIRED FOR COMPLIANCE FILE Copies of the following in the Compliance File Final Typed Loan Application (1003) The typed application signed and dated by all parties is required. Loan interviewer must complete and sign page 3 of 4 of the If this is not possible, then an Officer must sign in place of the interviewer. HUD-1 Settlement Statement Buyer, seller and closing agent must fully execute the HUD-1. Borrowers on the HUD-1 must be all persons taking title to the property and match the Affidavit and application. Persons not taking title to the property may not appear or sign the HUD-1. The Application Fee must be shown as being payable to ehousingplus. Please do not bundle charges. Itemize all charges to the transaction. Payoffs of other debt must appear on Page 1 under Section 100 of the HUD-1 as part of "Settlement Costs". Warranty Deed A copy of the Warranty Deed is required. Homebuyer Education Certificate A copy of the Homebuyer Education Certificate for each borrower must be in the Compliance File. All those on the Note must complete SETH s online homebuyer education (the only approved course)

17 5 STAR TEXAS ADVANTAGE PROGRAM Administrator s Guidelines Page 18 US BANK WEBSITE INFORMATION Down Payment Assistance Funding Verification Form - USB002 and U.S. Bank Lending manuals, bulletins, delivery checklists and training materials may be found on the U.S. Bank All Regs site. Lenders may reach the U.S. Bank HFA Division Hotline by calling: or by at Click on this link: Click on US Bank Lending Manuals Pop-up box will appear, click on Continue Web page will be redirected to US Bank All Regs site. Click on Housing Finance Authority folder Click Texas Click SETH

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