Women’s Clothing – The New Trends

Since ancient times, each and every human being living on earth had craved for some of the most essential things for survival. These things include food, clothes and house. Food is widely abundant in the nature and one could easily procure and eat it for a living.Clothes are a part of human imagination and its vastness as they include a good brain to be developed from the raw materials assigned to them and so are the houses. Making a house from the pieces of wood, mud and leaves is definitely a task to behold. But we have been greatly successful in achieving all the basic amenities in a very easy and fruitful way.But as we all know, with changing times comes a definite change in trends. So, as expected the field of clothing was very well hit by this wave of change. Firstly, people thought of it as a way of protecting their body from the environment and hiding it.But as the times changed, so did the mentality. People started to design clothes with various changes for each and every occasion. Now, clothes are also being made to be able to distinguish between a man and a woman, a boy or a girl.Women’s Clothing Trends-Starting humans tend to use leaves and tree barks as clothes to wrap around themselves for their protection. But now clothing for both men and women is a trend apart. Women’s clothing has shown its diversity with the times.Be it a top, jeans, skirts, shorts, sarees, gowns and many more, there stands a vast list of clothing items to be used by them. Today, they have a full right to be wearing any of the above mentioned clothes on any particular day without any restrictions.Today, if we take a deep look at the clothing companies, they surely have a great profit from the women outfits due to the tendency of women’s to be having more and more well suited clothes in their wardrobe.Different Clothes For Women-In all the parts of the world, there stands to be occasions where women’s still have to adorn the traditional outfits as marked by the religion. Each country has its own rules and set of barriers, but despite this in some of the countries, each and every individual has full right to dress according to his/her wish.Clothing for women has also been changed with the changing occasions. Be it festivals, mourning, marriage, birthday celebration and many more, each of them mark a change in women’s clothing. Also, women’s clothes tend to change with their reputation.Business women’s tend to be more of formally dressed rather than being in a casual attire. This difference in the clothing at different times and occasions is a continuous effort worth admiring for the women’s and society. The clothing for women are easily available on internet with many sites selling every kind of dresses, jumpsuits, tops, bottoms, outerwear and latest fashion pieces from designers.

10 Things Every Buyer Needs – To Close A Commercial Real Estate Loan

For nearly 30 years, I have represented borrowers and lenders in commercial real estate transactions. During this time it has become apparent that many Buyers do not have a clear understanding of what is required to document a commercial real estate loan. Unless the basics are understood, the likelihood of success in closing a commercial real estate transaction is greatly reduced.Throughout the process of negotiating the sale contract, all parties must keep their eye on what the Buyer’s lender will reasonably require as a condition to financing the purchase. This may not be what the parties want to focus on, but if this aspect of the transaction is ignored, the deal may not close at all.Sellers and their agents often express the attitude that the Buyer’s financing is the Buyer’s problem, not theirs. Perhaps, but facilitating Buyer’s financing should certainly be of interest to Sellers. How many sale transactions will close if the Buyer cannot get financing?This is not to suggest that Sellers should intrude upon the relationship between the Buyer and its lender, or become actively involved in obtaining Buyer’s financing. It does mean, however, that the Seller should understand what information concerning the property the Buyer will need to produce to its lender to obtain financing, and that Seller should be prepared to fully cooperate with the Buyer in all reasonable respects to produce that information.Basic Lending CriteriaLenders actively involved in making loans secured by commercial real estate typically have the same or similar documentation requirements. Unless these requirements can be satisfied, the loan will not be funded. If the loan is not funded, the sale transaction will not likely close.For Lenders, the object, always, is to establish two basic lending criteria:1. The ability of the borrower to repay the loan; and2. The ability of the lender to recover the full amount of the loan, including outstanding principal, accrued and unpaid interest, and all reasonable costs of collection, in the event the borrower fails to repay the loan.In nearly every loan of every type, these two lending criteria form the basis of the lender’s willingness to make the loan. Virtually all documentation in the loan closing process points to satisfying these two criteria. There are other legal requirements and regulations requiring lender compliance, but these two basic lending criteria represent, for the lender, what the loan closing process seeks to establish. They are also a primary focus of bank regulators, such as the FDIC, in verifying that the lender is following safe and sound lending practices.Few lenders engaged in commercial real estate lending are interested in making loans without collateral sufficient to assure repayment of the entire loan, including outstanding principal, accrued and unpaid interest, and all reasonable costs of collection, even where the borrower’s independent ability to repay is substantial. As we have seen time and again, changes in economic conditions, whether occurring from ordinary economic cycles, changes in technology, natural disasters, divorce, death, and even terrorist attack or war, can change the “ability” of a borrower to pay. Prudent lending practices require adequate security for any loan of substance.Documenting The LoanThere is no magic to documenting a commercial real estate loan. There are issues to resolve and documents to draft, but all can be managed efficiently and effectively if all parties to the transaction recognize the legitimate needs of the lender and plan the transaction and the contract requirements with a view toward satisfying those needs within the framework of the sale transaction.While the credit decision to issue a loan commitment focuses primarily on the ability of the borrower to repay the loan; the loan closing process focuses primarily on verification and documentation of the second stated criteria: confirmation that the collateral is sufficient to assure repayment of the loan, including all principal, accrued and unpaid interest, late fees, attorneys fees and other costs of collection, in the event the borrower fails to voluntarily repay the loan.With this in mind, most commercial real estate lenders approach commercial real estate closings by viewing themselves as potential “back-up buyers”. They are always testing their collateral position against the possibility that the Buyer/Borrower will default, with the lender being forced to foreclose and become the owner of the property. Their documentation requirements are designed to place the lender, after foreclosure, in as good a position as they would require at closing if they were a sophisticated direct buyer of the property; with the expectation that the lender may need to sell the property to a future sophisticated buyer to recover repayment of their loan.Top 10 Lender DeliveriesIn documenting a commercial real estate loan, the parties must recognize that virtually all commercial real estate lenders will require, among other things, delivery of the following “property documents”:1. Operating Statements for the past 3 years reflecting income and expenses of operations, including cost and timing of scheduled capital improvements;2. Certified copies of all Leases;3. A Certified Rent Roll as of the date of the Purchase Contract, and again as of a date within 2 or 3 days prior to closing;4. Estoppel Certificates signed by each tenant (or, typically, tenants representing 90% of the leased GLA in the project) dated within 15 days prior to closing;5. Subordination, Non-Disturbance and Attornment (“SNDA”) Agreements signed by each tenant;6. An ALTA lender’s title insurance policy with required endorsements, including, among others, an ALTA 3.1 Zoning Endorsement (modified to include parking), ALTA Endorsement No. 4 (Contiguity Endorsement insuring the mortgaged property constitutes a single parcel with no gaps or gores), and an Access Endorsement (insuring that the mortgaged property has access to public streets and ways for vehicular and pedestrian traffic);7. Copies of all documents of record which are to remain as encumbrances following closing, including all easements, restrictions, party wall agreements and other similar items;8. A current Plat of Survey prepared in accordance with 2011 Minimum Standard Detail for ALTA/ACSM Land Title Surveys, certified to the lender, Buyer and the title insurer;9. A satisfactory Environmental Site Assessment Report (Phase I Audit) and, if appropriate under the circumstances, a Phase 2 Audit, to demonstrate the property is not burdened with any recognized environmental defect; and10. A Site Improvements Inspection Report to evaluate the structural integrity of improvements.To be sure, there will be other requirements and deliveries the Buyer will be expected to satisfy as a condition to obtaining funding of the purchase money loan, but the items listed above are virtually universal. If the parties do not draft the purchase contract to accommodate timely delivery of these items to lender, the chances of closing the transaction are greatly reduced.Planning for Closing CostsThe closing process for commercial real estate transactions can be expensive. In addition to drafting the Purchase Contract to accommodate the documentary requirements of the Buyer’s lender, the Buyer and his advisors need to consider and adequately plan for the high cost of bringing a commercial real estate transaction from contract to closing.If competent Buyer’s counsel and competent lender’s counsel work together, each understanding what is required to be done to get the transaction closed, the cost of closing can be kept to a minimum, though it will undoubtedly remain substantial. It is not unusual for closing costs for a commercial real estate transaction with even typical closing issues to run thousands of dollars. Buyers must understand this and be prepared to accept it as a cost of doing business.Sophisticated Buyers understand the costs involved in documenting and closing a commercial real estate transaction and factor them into the overall cost of the transaction, just as they do costs such as the agreed upon purchase price, real estate brokerage commissions, loan brokerage fees, loan commitment fees and the like.Closing costs can constitute significant transaction expenses and must be factored into the Buyer’s business decision-making process in determining whether to proceed with a commercial real estate transaction. They are inescapable expenditures that add to Buyer’s cost of acquiring commercial real estate. They must be taken into account to determine the “true purchase price” to be paid by the Buyer to acquire any given project and to accurately calculate the anticipated yield on investment.Some closing costs may be shifted to the Seller through custom or effective contract negotiation, but many will unavoidably fall on the Buyer. These can easily total tens of thousands of dollars in an even moderately sized commercial real estate transaction in the $1,000,000 to $5,000,000 price range.Costs often overlooked, but ever present, include title insurance with required lender endorsements, an ALTA Survey, environmental audit(s), a Site Improvements Inspection Report and, somewhat surprisingly, Buyers attorney’s fees.For reasons that escape me, inexperienced Buyers of commercial real estate, and even some experienced Buyers, nearly always underestimate attorneys fees required in any given transaction. This is not because they are unpredictable, since the combined fees a Buyer must pay to its own attorney and to the Lender’s attorney typically aggregate around 1% of the Purchase Price. Perhaps it stems from wishful thinking associated with the customarily low attorneys fees charged by attorneys handling residential real estate closings. In reality, the level of sophistication and the amount of specialized work required to fully investigate and document a transaction for a Buyer of commercial real estate makes comparisons with residential real estate transactions inappropriate. Sophisticated commercial real estate investors understand this. Less sophisticated commercial real estate buyers must learn how to properly budget this cost.ConclusionConcluding negotiations for the sale/purchase of a substantial commercial real estate project is a thrilling experience but, until the transaction closes, it is only ink on paper. To get to closing, the contract must anticipate the documentation the Buyer will be required to deliver to its lender to obtain purchase money financing. The Buyer must also be aware of the substantial costs to be incurred in preparing for closing so that Buyer may reasonably plan its cash requirements for closing. With a clear understanding of what is required, and advanced planning to satisfy those requirements, the likelihood of successfully closing will be greatly enhanced.

List of Best Internet Service Providers

We all like indulging in online video games or PC games from time to time. To support online games you need great internet service providers. Even though, many service providers claim to provide the best experience but at times they fail to deliver the same. The experience of internet speed and connectivity varies on geographical locations. You need to look for the best internet service provider to suit your needs.The settings provided by the ISPs for online gaming differ with each provider. What you get with one provider for online games might not be available with another. It is all about the functionality and the utility that can fulfill your desired requirement for speed. When you settle for a given ISP for online gaming, it is only beneficial when it can match the requirements for an online match. It requires a quick response, high speed, and great connectivity.Why do you need a great ISP?Now let us look at a gaming scenario where you are playing Call of Duty. You are playing the most interesting part of the game and battling alongside with your friends. The time is crucial to match the desired output and result to take the lead. You are about to make a strike on the potential enemy, and you pull out the sniper rifle, taking aim you are about to pull the trigger, but the internet gives away. You get cut off in the middle of the most essential and interesting part.When you regain internet connectivity, the game is almost over and to your horror you discover that you lost two lives in the process. You are just rendered helpless due to the poor internet connectivity and late response time. This situation is not only annoying but frustrating that leads to a lot of resentment.The thing to understand here is that not only you got kicked off the game, but your team lost because of a poor connection. Online games are all about high-speed internet connectivity, continuous connection, a great response time without having to deal with crappy connectivity even once. For this very reason, you need to look for an ISP that gives you all.How Do Online Games Use the Internet?• Online games that include MMO, First Person Shooters, RPGs, fighting games, battles and driving are all about ease of online gaming.• The systems that are used include PS2/3, Xbox (360), Wii and of course a dedicated PC.• Communicating through chat and headsets with other players while gaming.• Purchasing and downloading games.The factors that influence the connectivity and the speed include the games that one chooses to play online. You should know that when you are choosing a game, the internet connectivity too gets affected with it. The speed and the ping rate are the things that might be compromised due to heavy graphics and the amount of downloading it requires.When you are playing games like Fallout or Call of Duty, it requires fast processing and good ping rates. For these very reasons, it is essential to choose ISPs that compliment your games.VerizonVerizon is a leading brand when it comes to ISPs globally. It is all about delivering high connectivity, great surf speed that includes nothing less than 1.23 Mbps. The service provider delivers high speed Internet connectivity by using the fiber-optic network or the FiOS. However, with this in mind it is not always possible for everyone to opt for the technology of FiOS. There is a great possibility that due to a different geographic location you might not be able to gain access to a better network or even feel compromised with the lack of FiOS.ComcastComcast is a great brand that is known to deliver XFinity service that is a collaboration of high-speed connectivity through fiber optic. It is with the recent upgrade to the technology of XFinity that can provide 1 Mbps surf speed. You get 15 Mbps download without any hassle or technical glitch. However, chances are that some geographic locations are out of reach. It is possible that due to a different geographical location you cannot benefit from it just yet. However, the standard version will still provide you with 992 Kbps surf speed.CoxCox ISP can provide wide network coverage and connectivity through cable service. You will be able to get the XFinity and the FiOS technology at your home. You will get a great speed of 1.14 Mbps surf speed. This service is ideal and works well for those who have to reach zones like rural areas or countryside. If you are located at the far side of the country, where it is difficult to get fiber optic connection then this is the one for you. Opt for this ISP and you are good to go for PC games.Optimum OnlineOptimum Online might not be as popular as other ISPs, but it is capable of providing good cable connectivity. The connectivity option is designed for online games or PC games. The connectivity and the surf-speed provided by this ISP is 1.12 Mbps that is amazing. This ISP is certainly a great choice when it comes to speed similar to the fiber optic connection.Choosing any of the ISPs mentioned here will benefit you in PC games and help you achieve optimum internet usage.