AFFORDABLE FIRST TIME HOME OWNERSHIP OPPORTUNITY IN BELLINGHAM

` AFFORDABLE FIRST TIME HOME OWNERSHIP OPPORTUNITY IN BELLINGHAM 13 Caryville Crossing, Bellingham MA Sales Price $207,700 3 Bedrooms 1.5 Baths 1,900 Square Feet Sales Agent: Paula Stuart Bellingham Community Development Office 2 Mechanic Street Old Town Hall Bellingham, MA 02019 Phone: 617-388-1331 Email: pstuart@cogincorp.com

INTRODUCTION: This is a resale of an affordable home developed under the Local Initiative Program which provides units for sale to eligible low and moderate income first time homebuyers at a price below the market value of the home. A deed restriction on the property ensures that the home will remain affordable in the future. The deed restriction requires that the unit must remain owner-occupied and cannot be leased or rented without permission. It also restricts the price at which the home may be sold in the future in order that it will remain affordable to low and moderate income homebuyers. A copy of the deed restriction is available upon request and may be picked up on the Bellingham Community Development Office, 2 Mechanic Street Old Town Hall, Bellingham MA 02019. Office hours are Monday, Wednesday and Thursdays from 9:30 a.m. to 2:30 p.m. A copy of the deed restriction is also available at the Office of the Town Clerk, Bellingham Municipal Center, 10 Mechanic Street, Bellingham, MA 02019. A copy of the deed restriction can also be emailed or mailed to you at your request by contacting the sales agent, Paula Stuart, Community Opportunities Group, Inc. by calling 618-388-1331 or emailing pstuart@cogincorp.com Interested applicants must submit a complete application including all required documentation and all applications received will be reviewed in the order they are received to determine the eligibility of the applicant. Eligible Applicants will have the opportunity to purchase the unit on a first-come, first served basis. There will be no lottery. If multiple qualified applications are received, priority will be given, where multiple eligible applications are received, to homebuyers whose household size requires a 3 bedroom unit (defined as having at least one person per bedroom). ELIGIBLE APPLICANTS Maximum Household Income In order to be eligible, applicants must have total gross annual household income from all sources that does not exceed the income limits shown below: Household Size HUD Income Limit (FY 2016) 2 $58,450 3 $65,750 4 $73,050 5 $78,900 Income Limits Effective March 28, 2016 Maximum Assets Households shall not have assets exceeding $75,000 in value. Assets shall mean as defined in DHCD's Comprehensive Permit Guidelines (Updated December 2014). Assets include but are not limited to bank and credit union accounts; stocks, bonds and mutual funds; retirement accounts, and equity in real estate. Other Eligibility Requirements In addition to meeting income eligibility requirements, households shall not have owned a home within three years preceding the application, with the exception of the following:

1. Displaced homemakers, where the displaced homemaker (an adult who has not worked full-time, full-year in the labor force for a number of years but has, during such years, worked primarily without remuneration to care for the home and family), while a homemaker, owned a home with his or her partner or resided in a home owned by the partner; 2. Single parents, where the individual owned a home with his or her partner or resided in a home owned by the partner and is a single parent (unmarried or legally separated from a spouse and either has one or more children of whom the individual has custody or joint custody, or is pregnant); 3. Households where one member is age 55 or older with a home to be sold prior to the purchase of an Affordable Unit and provided that the total of all assets including equity in the home to be sold does not exceed the $75,000 asset limit; 4. Households that owned a principal residence not permanently affixed to a permanent foundation in accordance with applicable regulations; and 5. Households that owned a property that was not in compliance with State, local or model building codes and that cannot be brought into compliance for less than the cost of constructing a permanent structure. Application Requirements All applicants must submit a complete application (Attached), including a mortgage pre-approval letter from a Fannie Mae-approved lender, and documentation of all income and assets. The terms and conditions of the mortgage shall comply with LIP requirements as follows: The loan must have a fixed interest rate through the full term of the mortgage; a current fair market interest rate (not more than 2 percentage points above the current MassHousing rate); the loan can have no more than 2 points; the buyer must provide a down payment of at least 3%, at least half of which must come from the buyer s own fund; and the buyer may not pay more than 38% of their monthly income for the mortgage. Buyer Selection Process P R E F E R E N C E F O R L A R G E H O U S E H O L DS For purposes of this plan, a household is defined as two or more people who will occupy the unit as their principal residence and are related by blood, marriage, or law, or who demonstrate a stable, interdependent relationship, or a single individual. If multiple eligible applications are received for the unit, The Town of Bellingham will give preference to large households, i.e., those requiring three bedrooms, consistent with the following LIP criteria: There is at least one occupant per bedroom. A husband and wife, or those in a similar living arrangement, shall be required to share a bedroom. Other household members may share but shall not be required to share a bedroom.

A person shall not be required to share a bedroom if a consequence of sharing would be a severe adverse impact on his or her mental or physical health and the sales agent receives reliable medical documentation as to such impact of sharing. Household size shall not exceed State Sanitary Code requirements for occupancy of a unit (105 CMR 400). FINAL QUALIFICATION AND CLOSING Applicants selected to purchase the unit will have seven (7) days to sign a Purchase and Sale Agreement. They must provide evidence of financing (a mortgage loan commitment letter) no later than two (2) months prior to closing. Mortgage loans will have to meet the following minimum requirements: Fixed interest rate for the full term of the mortgage at a fair market interest rate (not more than 2 percentage points above the current MassHousing rate); The loan will have no more than 2 points; The buyer must provide a downpayment of at least 3 percent. At least one-half of the down payment (or 1.5% of the purchase price) must come from the buyer s own funds; and The buyer may not pay more than 38 percent of their monthly gross income for the mortgage, including PITI (principal, interest, taxes and insurance) Before a homebuyer closes on the affordable unit, the sales agent will conduct a final review of the applicant's income and asset documentation and submit the same to DHCD for review. Income verification will include federal income tax returns and W-2s from the past three years, the applicant's five most recent pay stubs, bank statements for the most recent three months and 401K reports, and reliable documentation for other sources of income and assets. DHCD will verify that the household s annual income does not exceed 80 percent of area median income (AMI) and that household assets do not exceed $75,000. Closing will be contingent on DHCD's approval of the homebuyer s financing. Nonhousehold members will not be permitted as co-signers of the mortgage. Before the initial sale of an affordable unit, the Town of Bellingham, acting through its resale agent, will secure a Deed Rider and Resale Price Certificate from DHCD. The Certificate must be recorded at the Registry of Deeds along with the deed and the LIP Deed Rider. The deed shall specifically reference the LIP Deed Rider by including language such as, This conveyance is subject to the affordable housing deed rider attached hereto. The request for a Deed Rider and Resale Price Certificate will be submitted to DHCD at least two weeks before the loan closing date and will include the following information: A copy of the loan commitment letter from the buyer s lender including interest rate, points, length of loan, and annual percentage rate; A copy of the Purchase and Sale Agreement for the unit; Contact information for the loan closing attorney (name, address, and phone and fax numbers). It will be the closing attorney's responsibility to record the deed, Deed Rider, and Resale Price Certificate and submit a signed copy of each document, with the book and page number stamped at the Registry of Deeds, to: Department of Housing and Community Development, Local Initiative Program, 100 Cambridge Street, Suite 300, Boston, MA 02110, Attention: Reiko Hayashi.

13 CARYVILLE CROSSING, BELLINGHAM MA INFORMATION AND APPLICATION PACKAGE The Town of Bellingham is pleased to offer the affordable home located at 13 Caryville Crossing, Bellingham, in cooperation with the home s current owner for re-sale to qualifying households. The property includes 3 bedrooms, 1.5 baths and garage, and a three-season porch. The units include a garage. You are invited to read the information in this packet and submit an application if you think that you meet the eligibility requirements. The sales agent for this home is Paula Stuart, Community Opportunities Group, Inc. Paula is available in the Bellingham Community Development Office at 2 Mechanic Street (Old Town Hall) on Monday, Wednesday and Thursday of each week from 9:30 a.m. to 2:30 p.m. (508) 657-2890 and may be reached at other times at 617-388-1331 or by email at: pstuart@cogincorp.com.

Questions and Answers Who will be eligible to purchase an affordable housing unit from the SAHT? Eligible households must meet income and asset limits as follows: Households with incomes at or below the following income limits, based on household size: Household Size HUD Income Limit (FY 2012) 2 $58,450 3 $65,750 4 $73,050 5 $70,200 Income Limits Effective March 28, 2016 In addition: You must be a first-time homebuyer (see below). Household assets cannot exceed $75,000. This includes retirement assets such as 401K and Keogh accounts. You must be pre-approved for a mortgage. Your household must be of an appropriate size for the units offered. What is a first-time homebuyer? A household qualifies as a first-time homebuyer if, within the past three years, no person in the household has either owned the house they lived in or owned an interest in one or more other houses, such as through joint ownership. There are some exceptions, however: Displaced homemakers, where the displaced homemaker (an adult who has not worked full-time, full-year in the labor force for a number of years but has, during such years, worked primarily without remuneration to care for the home and family), while a homemaker, owned a home with his or her partner or resided in a home owned by the partner; Single parents, where the individual owned a home with his or her partner or resided in a home owned by the partner and is a single parent (unmarried or legally separated from a spouse and either has one or more children of whom the individual has custody or joint custody, or is pregnant); Households with at least one member who is 55 years of age or older provided that the current home must be sold prior to purchasing an affordable unit and that equity from the sale of the home is included in the calculation total household assets which must not exceed $75,000; Households that owned a principal residence not permanently affixed to a permanent foundation in accordance with applicable regulations; and

Households that owned a property that was not in compliance with State, local or model building codes and that cannot be brought into compliance for less than the cost of constructing a permanent structure. I am a displaced homemaker. May I apply to purchase the affordable unit as a displaced homemaker or single parent if I currently own a home? Yes, but you will not be able to purchase the affordable home until your current home is sold. The amount that you can retain in equity from the sale of your home will be added to your total assets. Total household assets may not exceed $75,000. Does my separation or divorce have to be finalized when I apply? Although your divorce does not have to be finalized when you apply, it must be finalized before you sign a Purchase and Sale Agreement. You will not be allowed to purchase an affordable home until your divorce is complete because your income and asset eligibility will be determined by the distribution of assets and custody of children. If you have only filed for separation when it comes time to purchase an affordable home and you haven t finalized your divorce, you will not be allowed to purchase a home at that time. How will appropriate household size be determined? Priority will be given to households that need a three-bedroom unit. Need for a three-bedroom unit means: There is at least one (1) occupant and not more than two (2) occupants per bedroom. A married couple or people in a similar living arrangement must share a bedroom unless a consequence of sharing would be a severe adverse impact on a person's mental or physical health. An exception will be made only if reliable medical documentation demonstrates an adverse impact of sharing a bedroom. Other household members may share but shall not be required to share a bedroom. We are expecting a baby. Will our unborn child be included in determining our household size? Yes. You may count your unborn child as a household member. However, you need to provide proof of pregnancy with your application. Are there specific mortgage guidelines that have to be followed? Yes, they are: Fixed rate of interest for the full 30-year term of the mortgage; The loan will have no more than 2 points; You are required to provide a downpayment of at least 3 percent of the purchase price, and one-half of the down payment (or 1.5% of the purchase price) must come from your own funds; If any part of your down payment comes from another party you must include a certified letter that the amount is a gift (even if your down payment is greater than the required minimum of 3% you must provide a certified gift letter for any amount being provided by another person or entity).

You are responsible for closing costs; Your mortgage payment (PITI) must not exceed 38 percent of your monthly gross income; and Non-household members are not permitted to co-sign your loan. Are there any restrictions we need to know about? Yes. These include: Owner-Occupancy. You must occupy the unit as your principal residence. Affordable housing units cannot be rented or leased. Resale Price Restriction. There will be a deed restriction attached to the property in perpetuity. The purpose of the deed restriction is to ensure that affordable units remain affordable to future moderate-income homebuyers. If you decide to sell your unit, the resale price will be regulated by a "Resale Price Multiplier," which is calculated by dividing the property s initial sales price by the base income number (Area Median Income for a 4-person household) at the time of the initial sale to the Eligible Purchaser. For example, if you purchase your unit for $169,700 and the current Base Income Number is $97,800, the Resale Price Multiplier would be 1.74 [$169,700/$97,800]. Upon resale, the Resale Price Multiplier will be multiplied by the Base Income Number at the time of the Owner s resale of the Property to determine the Maximum Resale Price subject to adjustment for the Resale Fee, marketing expenses and Approved Capital Improvements. For example, if at the time of resale, the Base Income Number has increased to $99,000, the resale price would be determined as follows: $99,000 x 1.74 = $172,260. The resale process is managed by sales agent (the Resale Fee of 2% - $3,445 in the example used above) is added to the Maximum Resale Price ($172,260 + $3,445 = $175,705). In the event that the purchase price paid for the Property by the Owner includes such an adjustment a new Resale Price Multiplier will be recalculated by dividing the purchase price by the Base Income Number at the time of purchase, and a new Resale Price Certificate will be issued and recorded reflecting the new Resale Price Multiplier. You will be required to provide written notification and obtain approval before making any capital improvements to your property if you wish to get credit for them in the event you eventually sell your home. You must also provide notification and obtain approval to refinance your home. See the attached deed restriction disclosure form for additional information about these requirements.

APPLICATION APPLICANT INFORMATION: Name: Address: SS#: Town: State: Zip: Home Telephone: Work Telephone: Cell phone: Email: Have you or any member of your household ever owned a home? If so, when did you sell it? Household Members. List all household members who will occupy the affordable unit (including children). See Appendix 1 for documentation required for household members 18 years and over. Name Date of Birth Social Security # Gender Relationship APPLICANT OPTIONAL DEMOGRAPHIC INFORMATION We ask that you provide the following optional information. Not providing this information will not affect your eligibility to purchase the affordable unit. Check appropriate boxes. Black or African American Hispanic or Latino Asian Native Hawaiian or Pacific Islander Native American or Alaska Native Other (not White) White, Non-Hispanic Applicant Co-Applicant Dependent FINANCIAL INFORMATION: Income: Include all sources of household income: gross wages, retirement income (if you are drawing on it for income), business income, veteran's benefits, alimony/child support, unemployment compensation,

social security, pension/disability income, and interest/dividend income. Attach an additional sheet or sheets if necessary. Applicant's Monthly Gross Income: $ Other Income (Identify): $ Co-Applicant's Monthly Gross Income: $ Other Income (Identify): $ Monthly Gross Income of Other Household Member(s) 18 Years and Over: Other Income (Identify): $ TOTAL MONTHLY INCOME: $ $ $ $ $ $ $ $ You must attach documentation of all sources and amounts of household income for household members 18 years and over. See Appendix 1 of this application for a list of income documentation that you are required to provide. Household Assets: Below is a typical list of household assets. A complete list of assets that must be reported can be found in Appendix 1 of this application package. Identify all that apply in your case and provide current account balances. If you have an asset that is not specifically listed, add it under "Other/Identify." You will need to submit detailed bank/balance statements for every asset listed here. Checking Account $ Savings Account $ Stocks, Bonds, Treasury Bills, CD or Money Market Accounts, Mutual Funds $ Individual Retirement, 401K and Keogh accounts $ Retirement or Pension Funds (amount you can withdraw without penalty) $ Revocable trusts $ Equity in rental property or other capital investments $ Cash value of whole life or universal life insurance policies $ Downpayment Gift $ Other (Identify): $ $ TOTAL ASSETS $

EMPLOYMENT STATUS Current Employment: For all household members, provide the following information for all full- and part-time employment. Attach a separate sheet, if necessary. Employer: Street Address: Town/State/Zip: Date of Hire (Approximate): Annual Wage, Base: Additional: (Bonus, Commission, Overtime, etc.) Employer: Street Address: Town/State/Zip: Date of Hire (Approximate): Annual Wage, Base: Additional: (Bonus, Commission, Overtime, etc.) Employer: Street Address: Town/State/Zip: Date of Hire (Approximate): Annual Wage, Base: Additional: (Bonus, Commission, Overtime, etc.) Employer: Street Address: Town/State/Zip: Date of Hire (Approximate): Annual Wage, Base: Additional: (Bonus, Commission, Overtime, etc.) Past Employment: Did anyone in your household leave a job between the date of your application and January 1 of the most recent year for which you filed a federal tax return? Yes No If yes, see Appendix 1 for required documentation. OTHER REAL ESTATE Do you currently own a home or property? How many different properties/homes do you currently own? Yes No 1 2 3 If yes, see Appendix 1 for documentation you must include with your application.

SIGNATURES The undersigned warrants and represents that all statements provided in this application are true. It is understood that the sole use of this application is to establish the applicant s eligibility to purchase an affordable home at 13 Caryville Crossing in Bellingham. I (we) understand if selected, all information provided shall be verified for accuracy at the time of bank application. Applicant Signature Date: Co-Applicant Signature Date: Return with signed Affidavit & Disclosure Form (attached), required financial documentation, and a mortgage pre-approval letter to: Bellingham Community Development Office Attention: Paula Stuart 2 Mechanic Street Old Town Hall Bellingham, MA 02019

Affidavit & Disclosure Form 1) I/We understand and agree to the following conditions and guidelines regarding the sale of the affordable home at 13 Caryville Crossing, Bellingham. 2) The annual household income for my family does not exceed the allowable limits as follows: Household Size 2 $58,450 3 $65,750 4 $73,050 5 $70,200 6 $78,900 HUD Income Limit (FY 2012) Income Limits Effective March 28, 2016 Income from all household members must be included. 3) I/We have not individually or jointly owned a home as a principal residence within the past three (3) years, or qualify for an exception. 4) I/We certify that my/our total assets do not exceed the $75,000 asset limit and certify that all accessible retirement assets are included in determining the $75,000 asset limit. 5) The household size listed on the application form includes only and all the people that will be living in the residence. 6) I/We certify all data supplied on the application is true and accurate to the best of my/our knowledge and belief under full penalty of perjury. I/We understand that providing false information will result in disqualification from further consideration. 7) I/We understand that by being determined eligible does not guarantee that I/we will be able to purchase a home. I/We understand that all application data will be verified and additional financial information will be required, verified and reviewed in detail prior to purchasing a home. 8) I/We understand that it is my/our obligation to secure the necessary mortgage for the home purchase through a bank experienced with first-time homebuyer programs and all expenses, including closing costs and down payments, are my responsibility. 9) I/We further authorize Paula Stuart and Community Opportunities Group, Inc., as sales agent for the Town of Bellingham, to verify any and all income, assets, and other financial information, to verify any and all household, resident location, and workplace information and directs any employer, landlord or financial institution to release any information to Community Opportunities Group, Inc. and to the Massachusetts Department of Housing and Community Development (DHCD) for the purpose of determining my/our eligibility. 10) Program requirements are established by the DHCD. I/We agree to be bound by whatever program changes that may be imposed at any time throughout the process. If any program conflicts arise, I/we agree that any determination made by the DHCD is final. 11) I/We certify that no member of our household has a financial interest in the affordable home we are applying to purchase. 12) I/We have completed an application and have reviewed and understand the process that will be used to sell the affordable home.

13) I/We am qualified based upon the program guidelines and agree to comply with applicable regulations. Applicant Date Co-Applicant Date

APPENDIX 1: DOCUMENTATION REQUIREMENTS Household Income Documentation Source of Income Required Documentation Current wage or salary employment Copies of five (5) most recent pay stubs Past wage or salary employment (for a job left between the date of your application and Jan. 1 of the year in which you filed your most recent tax return) Self-employment Social Security, SSI, Pensions, Unemployment, Public Assistance, Other Child Support, Alimony Periodic payments, e.g., recurring gifts Other Income No Income (for household members 18 years and over) W2 forms, 2013, 2014, 2015 Attach a letter from the employer on company letterhead verifying your last day of employment, or Attach a copy of the last pay-stub from 2015 along with the matching 2015 W-2. The YTD amount on the paystub must match the wages shown on the W-2. Provide all that apply: Self-Employment Income Affidavit Copies of most recent 1099s Copies of current checking/savings account statements Accountant's statement of Net Business Income Copies of income receipts Any other documentation to corroborate income Copies of your most recent statements from the source of income Copies of your 2013, 2014, and 2015 1099s from the source of income (if received) If you do not receive statements (i.e. the amounts are direct deposited), submit three (3) months of checking account statements and highlight the applicable deposits. Attach one or more of the following as appropriate: A copy of your divorce decree or settlement agreement A statement of payments from the Department of Revenue (DOR) 3 detailed checking account statements that show Child Support/Alimony deposits If you are NOT receiving the amount you are entitled to receive, you need to attach: A copy of your divorce decree, proof of a legal claim filed against the person who owes you money and, if applicable, statements from the DOR showing payments made Verification from your Contributor. You may attach the verification or have your Contributor mail it in. All necessary information to verify the source and amount of income Complete and attach the Certification of Zero Income (at the end of this application package).

Federal Tax Transcripts - Required Regardless of Income Source Federal Tax Return Form 1040, 1040A, 1040EZ, and All Schedules Required Documentation Complete tax transcripts from the professional who prepared your tax returns or from the IRS for the past three years (2013, 2014, and 2015). Do not submit forms filled in by hand. For any household member that has not filed a tax return or has not been listed on a tax return during any of the last three years, submit a statement from the IRS showing NO RECORD of filing (unless they were not yet born). Call (800) 829-1040 to request a statement. Assets Documentation Asset Accounts, Savings Accounts, Stocks, Bonds, Net Cash Value of Retirement Accounts, etc Required Documentation For checking and savings accounts, attach detailed statements for the most recent three (3) months Copies of any of your most recent statements from the income source Copies of 2014 and 2015 1099s or end-of-year statements from the asset source Real Estate Documentation (For displaced homemakers and single parents) Property For each property or home that you own: Required Documentation An appraisal or broker s assessment of the property or, if you already have a buyer, a copy of the Purchase and Sale Agreement A statement from your lender showing your current balance on your mortgage or outstanding loans Note: If you are a displaced homemaker or single parent and you currently own a home, you will not be able to purchase the affordable unit until your current home is sold or your name is removed from the deed. Households with Students If your household includes one or more students over the age of 18, attach school or college transcripts for the past two semesters. Transcripts must be certified by the Registrar. Mortgage Pre-Approval You must submit a mortgage pre-approval that follows all of these standards: Fixed interest rate for the full 30-year term of the mortgage at a fair market interest rate (not more than 2 percentage points above the current MassHousing rate); The loan will have no more than 2 points; and

The buyer will provide a downpayment of at least 3 percent of the purchase price. At least half of the down payment or not less than 1.5% of the purchase price must come from the buyer s own funds. You may go to any lender you choose as long as the pre-approvals abide by the above standards.

Self-Employment Income Affidavit Anticipated Self Employment earnings for this calendar year: $ Previous year s Self Employment income: $ You must attach: A current financial statement, accountant s statement of Net Business Income for this calendar year, income receipts, or any other documentation you can provide to corroborate the income and earnings stated above. A copy of last year s (2015) executed tax return, including Schedule C. CERTIFICATION I certify that the above listed income amounts are accurate and I have provided all of the above requested information. Signature: Print Name: Date:

Certification of Zero Income (To be completed by adult household members only, if appropriate) Name of Applicant Household: 1) I hereby certify that I have not received income from any of the following sources during the past twelve (12) months: a) Wages from employment (including commissions, tips, bonuses, fees, etc.); b) Income from operation of business; c) Rental income from real or personal property; d) Interest or dividends from assets; e) Social Security payments, annuities, insurance policies, retirement funds, pensions, or death benefits; f) Unemployment or disability payments; g) Public assistance payments; h) Periodic allowances such as alimony, child support, or gifts received from persons not living in my household; i) Sales from self-employed resources; j) Any other source not named above. 2) I will be using the following sources of funds to pay for housing and other necessities: Under penalty of perjury, I certify that the information presented in this certification is true and accurate to the best of my knowledge. The undersigned further understand(s) that providing false representations herein constitutes an act of fraud. Signature of Household Member Printed Name of Household Member/Date

Recurring Gifts and Contributions Verification TO BE COMPLETED BY APPLICANT: Applicant: Soc. Security #: Property Name: Address: 13 Caryville Crossing Bellingham, MA TO BE COMPLETED BY CONTRIBUTOR: Please complete the following: I, (Contributor s Name), contribute $ per to the above-named household for the purpose of:. Non-Monetary Contributions: I, (Contributor s Name), contribute any of the following on a regular basis: Gas for the car $ Car Payments Directly to Bank $ Alcohol $ Cigarettes $ Diapers $ Utility Payments $ Clothing $ Other $ Child Care Payments $ (Note: food is excluded) Print Name: Signature: Telephone: Date: Witnessed By: Date: Print Name: Include this form with Application, fax it to 508-657-2896, or have the Contributor mail it to: Bellingham Community Development Office, 2 Mechanic Street Old Town Hall, Bellingham, MA 02019 ATTENTION: Paula Stuart.