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As one of the largest trading partner of the United States2 (sharing one of the top three spots with Canada and China, and ahead of countries such as Japan and Germany), accounting for approximately 15 per cent of total trade with said country as of April 2019, 3 and a member of the 1994 North America Free Trade Agreement (NAFTA) and the new United States-Mexico-Canada Agreement (USMCA) which, when ratified will supersede the NAFTA accord, Mexico has become a huge host for foreign investment in most sectors of its economy, from manufacturing to the import and export of goods. By way of example, Mexico is now seventh of the car manufacturing countries in the world (ranking third in commercial vehicle manufacturing countries and fourth in terms of exported vehicles), an achievement that would not be possible without the participation of foreign automotive manufacturers in Mexico.4
During the 2012–2018 administration, Mexico embarked on an ambitious programme of legal and structural reforms directed at overhauling its economic appeal and in an attempt, among other things, to encourage an increase in the flow of foreign investment into the country through the liberalisation of its foreign investments framework. Although Mexico has historically been open to foreign investment, and indeed is one of the top recipients of foreign direct investment in Latin America,5 the structural reforms focused mainly on the energy and telecommunications sectors, which had lagged behind significantly on account of previous foreign investment restrictions. In 2014, the Mexican Congress enacted a series of reforms to promote and kick start economic growth in those sectors. Among these reforms were a significant deregulation of the energy sector and the elimination of foreign investment restrictions within the financial and telecommunications sectors.
Given the outcome of the 2018 elections, a new administration took office on 1 December of that year. The new government is known for its desire to revisit many of the legal developments of the past. The main thrust of change is the fight against corruption and impunity. However, some of the initial policy changes have been disconcerting and have generated a number of question marks about their soundness to enhance economic growth. In any event there have been no restrictions on foreign investment or any other changes to the main rules on the subject matter.
Generally speaking, foreign investment is regulated by the 1993 Foreign Investments Law and its Regulations (as amended) (jointly, FIL), which together provide and describe the main framework for the topic; the FIL is discussed further in the following sections.
In addition to establishing the framework for foreign investments, the FIL gives a brief description of each relevant business sector, any remaining restrictions with respect to foreign investments, and the extent of those restrictions. Regardless, as a general rule, all foreign investments must be reported to the Foreign Investments National Registry (RNIE), which is dependent on the Ministry of Economy.
As previously mentioned, the FIL is the main legal instrument regulating foreign investment in Mexico. It defines 'foreign investment' as the participation, in any percentage, by foreign investors in the corporate capital of Mexican entities, investments in Mexican companies where the majority interest is composed of foreign capital, or the participation by foreign investors in the activities and sectors contemplated in the FIL. A 'foreign investor' is defined as any individual or entity of any nationality, other than Mexican, and foreign entities with no legal independent existence.
While in general foreign investors may participate in Mexican projects without major restrictions (such as being allowed to participate directly in the corporate capital of Mexican legal entities, purchase and sell assets, manufacture, import and export products, open and operate establishments or businesses of any legal nature), some limitations apply to certain economically 'strategic' activities in which foreign investment is restricted or, in some specific cases, not permitted at all.
The Mexican Constitution actually provides for certain strategic activities that are expressly reserved for the state to undertake exclusively, either in whole or in part. The strategic activities reserved for the state are:
- the postal service, telegraphy and radio-telegraphy;
- radioactive minerals and nuclear energy;
- the control of the national electricity system along with the transmission and distribution of electricity;
- the printing of money and coinage;
- hydrocarbons;
- basic petrochemicals; and
- control, supervision and oversight of airports, ports and heliports.
As part of the aforementioned reforms, the transmission of electricity and the exploration and extraction of hydrocarbons were significantly deregulated and, although still restricted, private entities, both foreign and domestic, are now allowed to participate to a certain extent in these activities, using a type of profit or production sharing mechanism with the state oil company Pemex.
There are some other economic sectors in which foreign investment is allowed but also restricted (i.e., capped); these are discussed further in Section IV.
Regarding real estate, there are no restrictions for Mexican commercial companies seeking to acquire urban real property, even if non-Mexican equity holders participate in the capital stock, whether as minority or majority stakeholders. However, companies may only acquire rural property to the extent that it is necessary for the fulfilment of their corporate purpose. In no event may these corporations acquire real property dedicated to agricultural, cattle or forestry activities of an area larger than the thresholds established for these activities.
Further, acquiring property in a restricted zone (which covers an area creating a belt around the country, 100 kilometres wide in the border regions and 50 kilometres wide along the coast) requires, inter alia, Mexican companies to include a Calvo Clause in their corporate by-laws. A Calvo Clause is a requirement for foreign shareholders to consider themselves as Mexican nationals in respect of the company's property, and includes an express agreement not to invoke the protection of a foreign government, under penalty of forfeiting their property in benefit of the nation.
Mexican companies with a Calvo Clause included in their by-laws are authorised to acquire real estate located in the restricted zone for non-residential purposes, and have beneficiary rights over real estate located within the restricted zone for residential purposes. If acquiring real estate for non-residential purposes, a corporation is required to register the acquisition with the Ministry of Foreign Affairs.
Foreign citizens cannot acquire real estate within the restricted zone by any means, regardless of the purpose for which the property would be acquired; however, they can hold beneficiary rights in trusts established for the purpose of holding ownership of the relevant real estate, subject to securing a prior authorisation from the Ministry of Foreign Affairs.
Investors seeking to establish a presence in Mexico have a variety of options to achieve that goal. They can do so directly, by means of a representative office or a branch office, or by choosing to establish a local corporate entity.
Representative offices are an easy and inexpensive way of exploring the Mexican market. This type of vehicle allows an interested investor to test the waters and lay the groundwork for a more substantive incursion into business activities in the country. Through a representative office, the interested party may distribute information about its business, as well as advertising materials, but is not allowed to perform business transactions (understood to be income-generating activities).
Because the condition precedent to establishing a representative office is that the activities performed by the entity do not generate income, such offices are not subject to significant tax obligations and liabilities (except withholding taxes if the entity employs local people).
For certain industry sectors, such as banking and insurance, establishing a representative office in Mexico requires prior approval from the agencies regulating those sectors (the National Securities and Banking Commission, for example), and in some cases will also require authorisation from the National Commission of Foreign Investments (CNIE).
Branch offices, like representative offices, do not require the foreign investor to incorporate a new legal entity in Mexico. They allow for the investors to act in Mexico and conduct business transactions directly through their corporate entities incorporated abroad.
Investors must first obtain authorisation from the Ministry of Economy and subsequent registration in the Public Registry of Commerce. Once authorised, a branch office may perform any business activity that is not otherwise limited to the Mexican state, to Mexican nationals or to Mexican companies.
Of course, it is significant that without a separate corporate presence in Mexico, liability is directly attributable to the foreign corporation, as there is no 'buffer' or corporate veil between it and the local business operations.
As an alternative to representative and branch offices, investors may choose to incorporate a new commercial entity in the country, existing independently from the original foreign corporation. In most cases, this will shield the investor from direct liability for operations carried out in Mexico by the new local vehicle.
There are two principal commercial structures that shield the foreign investor from liability: the corporation (SA) and the limited liability company (SRL).
Both the SA and the SRL are allowed to enter into the same business activities and markets, and are treated equally for tax purposes.6
In terms of protecting investors from liability, both corporate vehicles are limited liability entities, in which stakeholders are only liable up to the value of their respective contributions to the company, and not for the operations of the company itself (for which the company is liable). This protection, of course, has certain limits, as illegal activities may pierce the corporate veil.
i Guiding principles of SAs and SRLs
A few general principles of law govern the liability of the directors and officers of both types of companies, except in the case of publicly held corporations, for which more detailed regulations exist. Generally, directors must act reasonably, in the best interests of their principals, and must recuse themselves from the discussion of and approval of transactions when they are faced with a potential conflict of interest.
Minority investors in an SA have more statutory rights than those in an SRL. For instance, equity holders in an SA representing 25 per cent or more of the capital stock may challenge and suspend the adoption of any resolution, and have a statutory right to postpone a shareholders' meeting for a legal term of three days if they need additional information about the subject matter to be discussed at the meeting.
Equity holders in both an SRL and a SA may be subject to involuntary separation on certain specific and limited grounds. The grounds for separation in an SRL are provided for in the General Law of Commercial Companies, and include scenarios such as an equity holder using the company for its own private business, infringing the by-laws or applicable laws, fraud against the company or insolvency. In the case of SAs, the grounds for separation may be set forth in the by-laws, on the understanding that the General Law of Commercial Companies does not provide a set list of scenarios.
Capital calls, capital redemption, transformation, spin-offs and mergers, and capital contributions, both in kind and in cash, follow the same principles in both companies. One difference is that the by-laws of an SRL may require additional contributions from its partners. In both cases, the by-laws may provide for negative controls and special provisions for the adoption of decisions.
In SRLs, any partner in the company has a statutory right to withdraw from the company when management is conferred upon a person who is not a partner or whenever management is delegated to a non-partner. In practice, this statutory right is difficult to enforce as it is unclear how the equity should be redeemed by the company and at what value. The shareholders of an SA and the SAPI (see below) are not granted separation rights in this instance.
The rules for the SA were amended in 2014 to make it a more interesting vehicle for private equity investors and for joint ventures. In general, the shareholders of an SA may agree upon (1) the rights and obligations of purchase and sale options, (2) stock sales and all other acts related to first refusal rights, (3) agreements to exercise voting rights (i.e., shareholders' agreements) and (4) agreements for the sale of their shares in a public offer. Notwithstanding the foregoing, the provisions regarding minority rights must always be taken into consideration.
There is also a sub-type of the SA, called investment promotion corporation (SAPI), which is a corporate vehicle created to foster the establishment of joint ventures and private equity investments. Although it is regulated in the Securities Exchange Law, it is not a publicly traded entity, and is not subject to the governance rules of publicly traded entities. However, the shareholders of a SAPI may choose to apply the directors' liability regime that applies to listed companies.
Currently, the differences between the regulation of an SA and a SAPI are not really relevant. However, unlike the SAPI, an SA is not allowed to include restrictions stripping shareholders' of the right to receive dividends or otherwise limiting their economic rights, and it is not allowed to purchase its own shares, so from this perspective SAPIs are more flexible than traditional SAs. SAPIs, on the other hand, may not be governed by a sole director, whereas SAs may choose to have a sole director instead of a board.
ii Asset purchases and share purchases
Before we enter into substantive discussions of the main differences, advantages and disadvantages between asset purchases and shares purchases, note that there are no restrictions on transferring capital or profits into or out of Mexico. Additionally, there are no currency restrictions in Mexico, and repatriation of funds is unlimited. As such, foreign investors are allowed to purchase directly assets or ownership interests in Mexican entities, subject only to restrictions as described in Section II.
From a business perspective, the easiest and most common method used to acquire an existing business in Mexico is through the purchase of all, or a controlling interest in the equity representing the corporate capital of the target entity, on the understanding that SAs, SAPIs and SRLs must at all times have at least two partners or shareholders, but one of these may have a nominal participation.
The transfer of the equity is usually done by a simple endorsement of the stock certificates representing the corporate capital, in the case of an SA, or through the transfer, by means of an assignment agreement, of the equity quotas representing the corporate capital of an SRL (the General Law for Commercial Companies provides that the partners holding the majority of the equity interest of an SRL must approve the transaction, and this threshold may be set higher in the corresponding by-laws of the target entity). The business terms (e.g., purchase price, representations and warranties, conditions precedent) are usually documented through a US-style stock purchase agreement, which will contain customary terms and conditions, as well as representations and warranties concerning the underlying business being purchased.
Some of the main advantages of acquiring an existing business through a stock purchase are that: (1) the business suffers no discernible changes to its operations as of the moment of the acquisition, notwithstanding that the new owners may at a later point make any adjustments they find convenient; (2) the transaction is fairly simple and straightforward, with minimum corporate requirements besides the endorsement or assignment of the share certificates or quotas representing ownership of the entity; and (3) apart from any sector-specific requirements, there is no need for further action once the transfer of the ownership interest is effected, as the assets, operating permits, employees, tax benefits, etc. are not subject to transfer.
One of the downsides of effecting a stock purchase is that all liabilities accrued by the company prior to the purchase remain with the acquired entity (including tax and employment liabilities). Although these liabilities may be covered and transferred to the seller in the stock purchase agreement, claims can result in a judicial process that could prove costly and burdensome to the buyer.
The purchase of assets, on the other hand, is a safe choice when a buyer wants to limit liability resulting from accrued obligations generated by the target entity prior to purchase.
By its very nature, the purchase of assets is a more burdensome and complicated transaction, and thus more expensive than a 'traditional' stock purchase, as the buyer and seller must agree on exactly what assets and liabilities (e.g., accounts payable, debts, current employees) are to be transferred to the purchasing entity. Both from a business perspective and as a tax obligation, each transferred item must be identified in the asset purchase agreement, with the price allocation for each item.
Additionally, when purchasing assets, there is an actual transfer of ownership of each asset. As such, the acquiring entity may need to obtain permits to operate or use the assets, may have to hire or transfer employees into the purchasing entity, and so on. Further, the transfer of certain assets may be subject to certain formalities, or specific government authorisations (e.g., registrations on machinery) may be required to identify the elements dealing with the transfer (e.g., notarial deeds, government authorisations and consents from third parties). If these assets are subject to lien, security or collateral, or an attachment, or the selling entity is a depository for such items, there could be restrictions on their transfer.
Some of the main advantages of pursuing an asset purchase over a stock purchase are that the purchaser will have certainty that it is not acquiring contingent liabilities or undisclosed liabilities from the selling entity. However, parties should consider that if the authorities find that the purchaser acquired an ongoing concern, the purchaser could be jointly liable for unpaid taxes and, in the event of a finding that the employees who were transferred form part of the deal, also liable for employment obligations.
The primary disadvantage of an asset purchase is the tax cost for the parties (depending on whether the assets were already highly depreciated or not) and the labour implications. From a labour standpoint, the seller may be required to transfer personnel to the entity designated by the purchaser, which might involve severance costs for the selling entity, with immediate hiring by the buyer. However, it is not unheard of for the parties to agree that the purchaser will assume all the corresponding obligations of the seller, as a 'substitute employer', subrogating in all the seller's obligations with respect to seniority, benefits, amounts owed on account of salaries, and similar labour-related obligations.
There are certain delays in implementing an asset transfer insofar as it might be necessary to obtain new registrations and authorisations for the activity, product or service (e.g., environmental authorisations, official standards and registrations for imports). Not only may all this represent a delay, but it could also entail costs that would need to be properly evaluated.
iii Taxation
In brief, a company's tax obligations depend on whether it is considered a Mexican resident for tax purposes or whether a foreign company is considered to have a permanent establishment in Mexico. For a legal entity to be considered a Mexican resident for tax purposes, its main office or effective management must be established within the country.
Non-resident companies are considered to have a permanent establishment in Mexico when their businesses are carried out completely or partially in Mexico. This is done either through any offices, branches or agencies located in Mexico, or through an agent (of dependent or independent status in some cases) with the power to enter into agreements on the company's behalf. However, this does not apply in the case of truly independent agents.
Tax laws and treaties further regulate the status of non-residents, when they may be deemed to be doing business in Mexico, and the creation of permanent establishments.
As briefly mentioned in Section II, certain economic activities are capped at a certain percentage of foreign investment participation. These restrictions are found in the FIL and include the following:
- a limit of up to 10 per cent foreign investment in the case of cooperative companies for production; and
- a limit of up to 49 per cent foreign investment in:
- explosives and firearm-related industries;
- printing and publishing of national-circulation newspapers;
- equity representing land for agriculture or cattle use;
- freshwater fishing, and fishing within the coast and economic exclusive zone;
- port administration;
- port piloting services of vessels to perform inland navigation transactions;
- shipping companies dedicated to the commercial exploitation of vessels for inland navigation and coastal shipping, except for cruises;
- supply of fuels and lubricants for vessels, aircraft and railway equipment;
- broadcasting; and
- domestic air transportation and specialised air transportation.
The limits on foreign investment participation in the above-mentioned economic activities may not be surpassed directly or through trusts, contracts, partnership or by-law agreements, pyramiding schemes or other mechanisms granting any control or higher participation than that established. However, neutral investment, which is a sort of preferred non-participatory financial investment equity that is not characterised as foreign investment for the purposes of the limitations provided by the FIL, has made it possible to have equity participation in spite of these restrictions.
Neutral investment allows economic rights but very limited corporate rights and it will not grant the foreign investor control over the corresponding company or trust. Therefore, foreign investors may participate in Mexican companies or in trusts through a special class of stock that the Ministry of Economy authorises and that is not taken into account in determining the percentage of foreign investment in the company's capital stock.
Moreover, a foreign investor must obtain approval from the CNIE for participation higher than 49 per cent in:
- port services of vessels to perform inland navigation transactions;
- navigation companies dedicated to the exploitation of vessels;
- entities that are concessionaires or holders of permits of public-service airports;
- private education services;
- legal services; and
- construction, operation and exploitation of railways.
Further to the above, foreign investors require authorisation from the CNIE whenever they acquire, directly or indirectly, equity of a company whose assets are above the amount fixed each year by the CNIE (currently, around 19.5 billion Mexican pesos or US$1 billion).7 The time taken by the CNIE to authorise such transactions may vary but is not usually considered to be a relevant obstacle. The CNIE may demand certain undertakings of a foreign investor related to employment, technology transfer or investment, as conditions of granting authorisation; however, 95 per cent of all foreign investment transactions in Mexico do not require government approval and it is considered as one of the most open and competitive in the world.8
As further discussed in Section V, in general terms and subject to the restrictions discussed in Section II, foreign investors receive the same treatment as domestic investors when acquiring or becoming involved in restricted areas, including in matters such as antitrust approvals, where the focus would be on the nature of the transaction and not necessarily on the nationality of the parties involved. The only difference for foreign investors is the percentage of ownership interest that they can hold, either directly or indirectly.
For information purposes, the Mexican government relies on statistics provided by the RNIE, which monitors foreign investment, collects statistics and carries out surveys relating to foreign investment in the country. Specific information about investors and investments is not generally available to the public, except for the statistical data available through general publications or aggregate data available on the RNIE website.9 Some recent modifications to the General Law of Commercial Companies require information about equity structure to be made available to the federal government.
All foreign investors and Mexican companies with foreign participation in their ownership are subject to registration. Upon registration before the RNIE, periodic reporting obligations arise; failure to comply with these obligations may trigger the imposition of fines.
The first protection is the standard of treatment afforded to foreign investment. There are three major standards: minimum, national and 'most-favoured nation'.
The minimum standard requires Mexico to provide foreign investors with fair and equitable treatment in accordance with international standards, including full protection. The national standard implies the absence of discrimination based on nationality. Thus, foreign investors must enjoy treatment no less favourable than that afforded to Mexican investors in similar circumstances. Finally, the most-favoured nation standard implies that Mexico must grant at least the same treatment to the investor as that provided to other investors in similar circumstances.
An additional protection relates to specific rules safeguarding against expropriation or equivalent measures. Expropriation, nationalisation and equivalent measures (e.g., regulatory seizures) should only take place when they are required for reasons of public purpose, on a non-discriminatory basis, observing due process and through fair market-value indemnification related to the foreign investment.
Another fundamental protection is the prohibition of performance requirements. Mexico may not condition the receipt or continued receipt of an advantage or incentive on the meeting of any requirements. There is also the principle of free transfer of currency, which has already been briefly mentioned. Foreign investors may freely transfer, without delay and in hard currency, profits, dividends and any type of cash stemming from or involving their investment.
Finally, bilateral investment treaties (BITs) usually prohibit a requirement that Mexican nationals occupy senior management positions.
Mexico has entered into an substantial network of 32 BITs, with Argentina, Australia, Bahrain, Belarus, China, Cuba, Iceland, India, Kuwait, Panama, Slovakia, South Korea, Switzerland, Trinidad and Tobago, Uruguay, the United Arab Emirates, 16 EU Member States (Austria, Belgium, Czech Republic, Denmark, Finland, France, Germany, Greece, Italy, Luxembourg, Netherlands, Portugal, Slovakia, Spain, Sweden and the United Kingdom). Mexico has also signed BITs with Brazil and with Haiti, which are currently not in force.10
Mexico is currently negotiating BITs with the Dominican Republic, Malaysia, Russia, Saudi Arabia and Singapore.
Although certain differences may exist in BITs depending on specific negotiated terms, the content of these treaties is by and large homogeneous. The BITs generally include two sections: investment protection principles and dispute resolution mechanisms.
Most relevant for the business environment in Mexico is NAFTA, which includes provisions regulating investment between Mexico, Canada and the United States. The NAFTA treaty created the largest free trade region in the world in terms of volume of trade11 and grants most-favoured-nation treatment to US and Canadian investors. The NAFTA structure was modernised, overhauled, and legally speaking, will be superseded by the USMCA, a new agreement that was negotiated by the three countries during 2018 and 2019 (based on a request by the United States) and having been approved by the Mexican Senate in mid-June 2019, it is currently pending ratification from the US and Canadian congresses. The USMCA will, upon ratification, include activities and sectors that were not relevant or in existence when the agreement came into force (1 January 1994), such as telecommunications, internet commerce and minimum labour standards.
In addition to NAFTA, Mexico currently has several free trade agreements (FTAs) with investment clauses, with countries such as Bolivia, Chile, Colombia, Costa Rica, El Salvador, Guatemala, Honduras, Japan and Nicaragua; further FTAs with Peru and the nations of Central America are pending ratification by the parties thereto, and is the country with the most FTAs.12 Mexico also became the first country to ratify the Comprehensive and Progressive Agreement for Trans-Pacific Partnership (TPP-11), which was signed by Australia, Brunei Darussalam, Canada, Chile, Japan, Mexico, New Zealand, Peru, Singapore and Vietnam, on 8 March 2018, which creates unprecedented access by the signatory countries to the economies of the rest. This agreement came into full effect on 30 December 2018, with the ratification from Canada, Japan, Mexico, New Zealand, Singapore and Australia.
Both the BITs and the FTAs generally grant foreign investors the right to bring an action against the Mexican state in the event of a breach or a supposed breach of the specified disciplines.
The dispute resolution mechanism in the BITs and the FTAs is arbitration, usually preceded by negotiation. The investors will usually select a three-member arbitration tribunal. The goal is to ensure equal, impartial and non-discriminatory treatment for the foreign investor and the host state, which would be difficult to ensure by resorting to the courts of either country. Although the new USMCA by and large retained certain dispute resolutions mechanisms from NAFTA, it is expected that Canada–Mexico disputes will be governed by the TPP-11 rather than the USMCA.
As part of the high-level analysis to be undertaken before investing in Mexico, investors should consider the well-known social and economic circumstances.
Although most investors should not expect to face overly cumbersome regulatory hurdles when investing in the more traditional aspects of the Mexican economy, there are several hot-button issues that may be a headache for even the most well-intentioned and seasoned foreign investor.
Because government corruption is notorious, particularly in the infrastructure sector, entities involved in this area of business should exercise additional caution (e.g., strict compliance with their domestic anti-corruption laws, and strict local compliance and anti-money laundering standards) should they wish to avoid being faced with judicial review and sanctioning procedures. Nonetheless, businesses engaged in activities that require constant and close work with the government should be careful about independence and fair dealing with government officials. While maintaining good relationships with government officials is important, there are strict guidelines prohibiting gifts or 'privileges' to an official.
Finally, because of anti-corruption regulations, and the possibility of accidentally getting involved in illegal activities, it is important for foreign investors to be careful when choosing local counsel for any and all business undertakings.
Although the new López Obrador-led administration has initially adopted certain decisions at a federal level that have created shockwaves throughout the Mexican economy (such as cancelling the multi-billion new Mexico City International Airport), the markets at large have so far responded with a sensible level of scepticism to any potential long-term damage to the economy and to Mexico's place as one of the leading foreign investment host countries in the region.
Further, the Trans-Pacific Partnership Agreement just recently came into effect. After a period of 'easing-in' and upon the expected ratification of more signatory states, we can expect a substantial expansion of foreign investment into Mexico, and the opening of new markets.
On a final note, the revamped Mexico–European Union FTA was successfully renegotiated this year and is currently undergoing translation and is pending signature and ratification. Expected to come into force during early 2020, this new FTA includes standards that will make our country a more attractive place in which to invest and work, as Mexico and the more industrialised nations become increasingly homogeneous, the most relevant of which are cutting-edge anti-corruption provisions and a conflict resolution process explicitly tailored to cases of corruption.
1 Juan Francisco Torres-Landa Ruffo and Federico De Noriega Olea are partners, and Pablo Corcuera Bain is an associate at Hogan Lovells BSTL, SC.
2 Latest figures (April 2019) show Mexico being the largest trading partner to the United States.
3 United States Census Bureau, 'Foreign Trade: Top Trading Partners – April 2019', https://www.census.gov/foreign-trade/statistics/highlights/top/top1904yr.html.
4 Source: International Organization of Motor Vehicle Manufacturers, www.oica.net/category/production-statistics/2018-statistics/.
5 UNCTAD, 'World Investment Report 2018: Investment and New Industrial Policies', http://unctad.org/en/PublicationsLibrary/wir2018_en.pdf.
6 Refer to your local counsel to discuss any tax effects in your local jurisdiction.
7 As updated by the CNIE on 31 May 2019.
9 The registry (in Spanish) is accessible through the website of the Ministry of Economy at https://www.gob.mx/se/acciones-y-programas/competitividad-y-normatividad-inversion-extranjera-directa?state=published and https://rnie.economia.gob.mx/RNIE/faces/inicio.xhtml.
10 https://investmentpolicy.unctad.org/international-investment-agreements/countries/136/mexico?type=bits.
11 Government of Canada, Global Affairs Canada (2016), www.international.gc.ca/trade-commerce/consultations/nafta-alena/toolkit-outils.aspx?lang=eng&_ga=2.90226271.419427950. 1532391759-1746734986.1532391759.


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Main Content
Goals of Care Designations
Green Sleeve
Health Care Provider Perspective
ACP: No fear, no regrets
Benefits of having an ACP in place
EMS and ACP
Chronic Illness and ACP
Having an ACP brings peace of mind (cancer)
Office of the Public GuardianThe Office of the Public Guardian (OPG) supports people who need help to make, or who aren't able to make personal decisions for themselves (that aren't financial).
Personal DirectiveA personal directive provides instruction for future medical care and indentifies an agent to make personal decisions if needed.
Enduring Powers of AttorneyLearn about this legal document you can use to appoint someone to make financial and legal decisions on your behalf.
Plan Well GuideTo prepare for Goals of Care Designation conversations with your family and family doctor, use this Alberta based online tool to clarify your values and increase your understanding of the difference between resuscitative care, medical care, and comfort care.
To learn more about the risks, benefits and possible outcomes of cardiopulmonary resuscitation (CPR) and help you decide if its right for you, watch
CPR Decision Aid (video).
Speak UpThis website helps all Canadians think about and talk about the kind of health and personal care they would want in the future if they were unable to speak for themselves. It means having discussions with family and friends, especially your Substitute Decision Maker – the person who will speak for you if you cannot speak for yourself. It may also include writing down your wishes, and talking with healthcare providers and financial or legal professionals.
Organ and Tissue DonationOrgan and Tissue Donation is an end of life care option and an important part of Advance Care Planning. The gift of donation is a legacy of your life and may give hope to someone in need.
Current as of: April 2, 2018
Author: Palliative and End of Life Care Team, Alberta Health Services
This material is for information purposes only. It should not be used in place of medical advice, instruction, or treatment. If you have questions, talk with your doctor or appropriate healthcare provider. This information may be printed and distributed without permission for non-profit, education purposes. The content on this page may not be changed without consent of the author. Contact email@example.com.

subset: commoncrawl


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A cancelled driver who led police on a high-speed chase through Kingswood with a loaded gun in the car and ammunition in the glovebox has been jailed for a minimum of three years and three months.
Anthony Younan, 33, stared straight ahead as Judge Stephen Hanley sentenced him last Friday to a total of five years, three months after condemning the recklessness of his actions.
Penrith District Court heard Younan reached speeds of up to 150km/hr in a 60km/hr zone as he tried to evade police knowing he had a warrant out for his arrest.
The dangerous pursuit spanned about five kilometres before police deployed road spikes to bring the matter to an end.
Younan initially decamped on foot, but was eventually apprehended and placed under arrest.
A search of the black Subaru Impreza revealed a shortened .410 calibre firearm wrapped in a purple towel hidden under the driver's seat.
29 cartridges of ammunition were also located in the glovebox.
While Younan originally denied having any knowledge of the gun, DNA evidence proved otherwise, with the 33-year-old's profile found on the trigger.
The court heard the offender had only been released from prison six weeks earlier after serving a sentence for another police pursuit, which involved Younan running a red light and colliding with a vehicle, injuring a child seated inside.
Judge Hanley said specific deterrence loomed large for the father-of-two as did the safety of the community, adding he was not entitled to any leniency.
"It appears… those offences and penalties imposed had little impact on him," he said concerningly.
"He needs to disassociate himself from non-social peers if he has any chance of maintaining a crime-free existence in the future."
He is eligible for release on parole on September 12, 2020.
Alena Higgins is the Weekender's Senior News Reporter, primarily covering courts and Council issues.


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Lawrence Zacarese surfaces as potential sheriff candidate
Another name has surfaced as a potential Republican candidate for Suffolk County sheriff — Lawrence M. Zacarese, a lawyer, a former New York City police sergeant and currently assistant chief of the Stony Brook University police, who also works as a private security consultant.
Zacarese, 41, a Kings Park resident, has set up his own website and met with Suffolk GOP leader John Jay LaValle as well as his town GOP leader, Bill Ellis. He has also formed a fundraising committee, but has yet to report any contributions.
He joins Fred Sales, a former Suffolk police officer from Amityville, in looking to take on incumbent Sheriff Vincent DeMarco, a Conservative who is facing opposition in his own party, but has backing from LaValle and Richard Schaffer, Suffolk Democratic chairman.
Zacarese, a Smithtown GOP committee member, said he is willing to wage a primary if necessary for the nomination. "I think the people of the county deserve a choice and I believe I bring a lot to the table . . . I'll give it a good fight."


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We are lucky to have Ann Weisgarber - double Orange nominee among our ranks. In case you hadn't noticed, she's on a blog tour at the moment with "The Personal History of Rachel DuPree". It has just been optioned for film by Viola Davis, star of The Help. What great news, hope it gets made, it would be a great film.
Ann Weisgarber's TLC Book Tours TOUR STOPS:
Tuesday, November 1st: nomadreader
Wednesday, November 2nd: Peeking Between the Pages
Thursday, November 3rd: Linus's Blanket - author Q&A
Monday, November 7th: A Bookish Libraria
Tuesday, November 8th: Man of La Book
Thursday, November 10th: Unabridged Chick
Monday, November 14th: Book Dilettante
Tuesday, November 15th: Book Chatter
Wednesday, November 16th: She is Too Fond of Books- Spotlight on Bookstores guest post
Thursday, November 17th: Book Club Classics
Friday, November 18th: Historical Tapestry - guest post
Monday, November 21st: Raging Bibliomania
Tuesday, November 22nd: The Brain Lair
Wednesday, November 23rd: Broken Teepee
Friday, November 25th: Historical Tapestry
Monday, November 28th: A Bookworm's World
Tuesday, November 29th: My Bookshelf
Wednesday, November 30th: Elle Lit.


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Greensboro Lawyers Are Perfect For Your Accident And Injury Claims
It is safe to say that you are a casualty of a genuine injury? Hunting down proper support to claim recompense? In the event that it is the situation, then you have to shrewdly pick personal injury lawyers. There are different rumoured Personal injury law Greensboro firms giving personal injury administrations, thus supporting multitudinous influenced individuals to get payment they are deserving of. You may even discover a few firms that give €no win, no charge strategies' that verify you don't need to pay for any sort of cost of the case or in regards to your lawyer.
Hunting down a productive personal injury lawyer
On the off chance that you are asserting for personal injury, you may oblige a lawyer to aid you in getting recompense and for your situation. Presently question is, in what way will you get legitimate recommendation? If there should arise an occurrence of authentic cases on personal injury cases, much likelihood is to require legitimate help. In the event that a fitting and productive lawyer is chosen, conceivable outcomes of winning a remuneration case should expand and same may happen at the common assertion point.
What are the sorts of cases on which personal injury lawyer has chipped away at?
It will be more productive for you to discover a lawyer that has sufficient of useful encounters in his field. Request the confirmations on cases which these lawyers may have worked before previously. Check the achievement rate till present time of the personal injury lawyer Greensboro. Certain Greensboro lawyers may take a shot at an entire while some may have particular ranges of working in the field of cases with respect to personal wounds. Subsequently, while choosing a lawyer, do verify that he has had involvement in that specific zone about which you have staked case.
Does it cost something to utilize a personal injury claim lawyer?
A few Greensboro lawyers would take a shot at plausibility or on no charge for a win premise. It doesn't imply that this asserting procedure is going to be totally free. For example, you may need to:
1. Pay if there should be an occurrence of winning the case and getting remuneration.
2. Pay for expenses that are legitimate and your paying little heed to after-effect of the case.
3. Make an installment for costs of other gathering and lawful expenses, on the off chance that, case is rejected.
Related expenses and charges may not be altered rather rely on upon sort of administration which you pick and their area. Along these lines, before choosing anything, make a point to confirm the expense you may need to bring about paying little heed to assert's result.
How proficient is injury claim lawyer?
Did you know certain instances of personal injury may be finished quickly and productively while some may require significant investment of numerous years in concocting an answer and require more formal legitimate methodology? In spite of the fact that each Personal injury law Greensboro lawyer guarantees to provide for you comes about rapidly and furnish you with the best of arrangements, chances may be lawyer is not in the least intrigued by finishing the matter soon.


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GPhone Knocked Out By Android
Well, the news has finally come, and the geek community is shedding a tear: Google won't be offering up an Open Source smart-phone. However, it will be offering up an Open Source mobile-OS for somebody else's smart-phone.
In an announcement yesterday, Google's Director of Mobile Platforms Andy Rubin announced there would be no Gphone. What there will be is Andriod, an open-source platform for mobile phones. So far, there's not a lot of details, though Rubin's post indicates the OS should see the market in late 2008.
A number of notable parties have lined up to give Google a high-five, including the partners mentioned by name: Motorola, Qualcomm, HTC, and T-Mobile. Sun's CEO was quick to offer congratulations, but not everybody's happy about the announcement, especially the competition, as evidenced by Symbian CEO Nigel Clifford's remark that they indend to remain the market leader.
Where it will go, nobody knows — but what we do know is that whatever it turns out to be, it'll be really cool.


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I got to sit in and listen recently to some great people from church have real honest dialogue about LifePoint.
I was thrilled, honored and challenged by what I heard.
as the evening passed the man in charge of the focus group, Mr Duane Deskins asked a couple questions.
Well, he asked several but 2 stuck out.
The first was "What brought you to LifePoint?"
This is a question I have answered several times. If you are unaware you can check out my story here..
The second question, "What keeps you here?" That was the question I had never asked myself or been asked. This stymied me for a few minutes. As time passed and I heard people's reasons I couldn't find the words to explain why I'm still here. It's been almost 5 years since I fist started. However begrudgingly it was at the beginning.
Why do I stay?
Because there is work to do. That what kept sliding around in my mind.
Matthew 9:37 The harvest is plenty but the workers are few.
Not the art work that originally hooked me. Although that is plentiful as well. It's the Kingdom work.
I've seen people come, burn bright then burn out. I've seen people come and do the work just for the reward. I've been guilty of pride in what I perceive was my part in Gods work.
I'm still here though because there is work to do and I know LifePoint will do it. I know here I will get the equipment I need to pull my weight and to move the vision forward.
The spiritual calories I need to keep going when its' rough and not always fun. When there are other things I'd rather do.
I'm here because there is work to do and I want to do what I can to make God happy.
I want to be a good and faithful servant.
Why are you here? If you want to work find me and I'll help you "clock in"
Thanks for Reading


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Mission Statement
Business policy and strategies
Submitted To:
Syed Nauman Ahmad
Submitted By:
Usman Mustafa
Registration #:
MBT-f11-145/ Section (A)
Date 01-03-2013
Mission statement analysis
Warid's mission statement:
We will continue to challenge ourselves and set new performance standards by investing in the future of our people and seeking knowledge and innovation in order to exceed customer expectations and serve our community. Analysis:
Customer: In the last line customers are being focused.
Employer: In the second line employees and stakeholders are addressed. Survival growth: In the very first line by challenging themselves and setting new performance goals warid is focusing on the survival growth. Self concept: "seeking knowledge and innovation in order to exceed customer expectations and server our community" in this line they are focusing on the self concept. Technology: seeking knowledge and innovation in these words technology is also indirectly addressed. Public Image: In the line in which they are making self concept they are also trying to build public image. Statement lacks three points (products, philosophy and marketing) Pizza Hut's Mission Statement:
We take pride in making a perfect pizza and providing courteous and helpful service on time all the time. Every customer says, "I'll be back!" We are the employer of choice offering team members opportunities for growth, advancement, and rewarding careers in a fun, safe working environment. We are accountable for profitability in everything we do, providing our shareholders with value growth.
Customer: In the second line customers are being focused.
Employers: In the second paragraph pizza hut's concern about their employees is being shown.
Public Image: In the first and last paragraph they are trying to build the public image.
Product: pizza hut is also making clear about the product (pizza) they are providing in the first line.
While their mission...
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WikiLeaks editor Julian Assange was evicted from the Ecuadorian embassy in London and tossed into the hands of British security forces who plan to extradite him to the United States. Amazingly, many American journalists thought this was a very good idea and couldn't possibly see how they might be next.
Tag Archives: London
AL JAZEERA COLUMN: Libya: The triumphalism of the US mediaSeptember 2, 2011
Obama and the US media are taking credit for Gaddafi's downfall, but it was the Libyan fighters who won the war.
The fall of Moammar Gaddafi was a Libyan story first and foremost. Libyans fought, killed and died to end the Colonel's 42-year reign.
No doubt, the U.S. and its NATO proxies tipped the military balance in favor of the Benghazi-based rebels. It's hard for any government to defend itself when denied the use of its own airspace as enemy missiles and bombs blast away its infrastructure over the course of more than 20,000 sorties.
Still, it was Libyans who took the biggest risks and paid the highest price. They deserve the credit. From a foreign policy standpoint, it behooves the West to give it to them. Consider a parallel, the fall 2001 bombing campaign against the Taliban. With fewer than a thousand Special Forces troops on the ground in Afghanistan to bribe tribal leaders and guide bombs to their targets, the U.S. military and CIA relied exclusively on air power to allow the Northern Alliance to advance. The premature announcement that major combat operations had ceased, followed by the installation of Hamid Karzai as de facto president—a man widely seen as a U.S. figurehead—set the stage for what would eventually become America's longest war.
As did the triumphalism of the U.S. media, who treated the "defeat" (more like the dispersing) of the Taliban as Bush's victory. The Northern Alliance was a mere afterthought, condescended to at every turn by the punditocracy. To paraphrase Bush's defense secretary Donald Rumsfeld, the U.S. went to war with the ally it had, not the one it would have liked to have had. America's attitude toward Karzai and his government reflected that in many ways: snipes and insults, including the suggestion that the Afghan leader was mentally ill and ought to be replaced, as well as years of funding levels too low to meet payroll and other basic needs, thus limiting its power to metro Kabul and a few other major cities. In retrospect it would have been smarter for the U.S. to have graciously credited (and funded) the Northern Alliance with its defeat over the Taliban, content to remain the power behind the throne.
Despite this experience in Afghanistan "victory" in Libya has prompted a renewal of triumphalism in the U.S. media.
Like a slightly drunken crowd at a football match giddily shouting "U-S-A," editors and producers keep thumping their chests long after it stops being attractive.
When Obama announced the anti-Gaddafi bombing campaign in March, Stephen Walt issued a relatively safe pair of predictions. "If Gaddafi is soon ousted and the rebel forces can establish a reasonably stable order there, then this operation will be judged a success and it will be high-fives all around," Walt wrote in Foreign Policy. "If a prolonged stalemate occurs, if civilian casualties soar, if the coalition splinters, or if a post-Gaddafi Libya proves to be unstable, violent, or a breeding ground for extremists…his decision will be judged a mistake."
It's only been a few days since the fall of Tripoli, but high-fives and victory dances abound.
"Rebel Victory in Libya a Vindication for Obama," screamed the headline in U.S. News & World Report.
AL JAZEERA COLUMN: Censorship of Civilian Casualties in the USJuly 30, 2011
US mainstream media and the public's willful ignorance is to blame for lack of knowledge about true cost of wars.
Why is it so easy for American political leaders to convince ordinary citizens to support war? How is that, after that initial enthusiasm has given away to fatigue and disgust, the reaction is mere disinterest rather than righteous rage? Even when the reasons given for taking the U.S. to war prove to have been not only wrong, but brazenly fraudulent—as in Iraq, which hadn't possessed chemical weapons since 1991—no one is called to account.
The United States claims to be a shining beacon of democracy to the world. And many of the citizens of the world believes it. But democracy is about responsiveness and accountability—the responsiveness of political leaders to an engaged and informed electorate, which holds that leadership class accountable for its mistakes and misdeeds. How to explain Americans' acquiescence in the face of political leaders who repeatedly lead it into illegal, geopolitically disastrous and economically devastating wars of choice?
The dynamics of U.S. public opinion have changed dramatically since the 1960s, when popular opposition to the Vietnam War coalesced into an antiestablishmentarian political and culture movement that nearly toppled the government and led to a series of sweeping social reforms whose contemporary ripples include the recent move to legalize marriage between members of the same sex.
Why the difference?
Numerous explanations have been offered for the vanishing of protesters from the streets of American cities. First and foremost, fewer people know someone who has gotten killed. The death rate for U.S. troops has fallen dramatically, from 58,000 in Vietnam to a total of 6,000 for Iraq and Afghanistan. Many point to the replacement of conscripts by volunteer soldiers, many of whom originate from the working class, which is by definition less influential. Congressman Charles Rangel, who represents the predominantly African-American neighborhood of Harlem in New York, is the chief political proponent of this theory. He has proposed legislation to restore the military draft, which ended in the 1970s, four times since 9/11. "The test for Congress, particularly for those members who support the war, is to require all who enjoy the benefits of our democracy to contribute to the defense of the country. All of America's children should share the risk of being placed in harm's way. The reason is that so few families have a stake in the war which is being fought by other people's children," Rangel said in March 2011.
War is extraordinarily costly in cash as well as in lives. By 2009 the cost of invading and occupying Iraq had exceeded $1 trillion. During the 1960s and early 1970s conservatives unmoved by the human toll in Vietnam were appalled by the cost to taxpayers. "The myth that capitalism thrives on war has never been more fallacious," argued Time magazine on July 13, 1970. Bear in mind, Time leaned to the far right editorially. "While the Nixon Administration battles war-induced inflation, corporate profits are tumbling and unemployment runs high. Urgent civilian needs are being shunted aside to satisfy the demands of military budgets. Businessmen are virtually unanimous in their conviction that peace would be bullish, and they were generally cheered by last week's withdrawal from Cambodia."


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In my professional life, wellness is my business. Be it to help people make better choices, reduce harmful symptoms, or improve relationships, it's my passion. I'm constantly doing continuing education and love to share what I've learned and continue to learn. If you want to see something featured, please reach out!
Monday Musings: The Power of No
Monday Musings: Getting Started


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Here's the breakdown of the solo for "Mean Old World". At 3:14 - 3:38 I ask you to figure this section out for yourself. Remember: sing the riff and this will help you figure out the correct notes, where they are on the harp, and which are bends. The goal is to just hear and play. As you become more proficient and associate various notes to where they are on the harp you'll be getting closer and closer to just hearing and playing instinctively.
Bb harp in key of F.Topics and/or subjects covered in this lesson:
Jerry Portnoy
Little Walter
Bb Harp
Key of F
Mean Old World
Bb Harp in the Key of F. Background listening: Little Walter: Mean Old World
loop @ 0:01 Jerry and Rick playing the solo
loop @ 1:20 breakdown of 1st section of solo with warbles
loop @ 3:14 part to figure out by ear
loop @ 3:38 lick at the end of the solo
loop @ 4:21 whole solo slowly
loop @ 5:20 end of song riff
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hey jp just checking in i'm back in afghanistan working for a living, also practicing tongue blocking . getting the 6 hole clear is a challenge. later grandpapa!!!!!!!!!!!
Great breakdown Jerry. Best wishes on becoming a grandpa.
sounds like lazy lester
Glad you like the tune. Grandfatherhood expected this week. Very excited. Thanks for asking.
wow thanks jp mean old world is easy to follow, are you grand pop yet?
sounds real nice


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Nursery and Kids Rooms Photos and Design Inspiration
81 Nurseries and Kids' Rooms You Have to See to Believe
Photo 57 of 81
A Favorite Baby Girl's Room — All Grown Up!
Earlier this year, we shared the gorgeous pink and yellow Hawaiian-inspired nursery that brand stylist and award-winning graphic designer Erika Brechtel of Small Shop Studio designed for her little girl, Leighton.
Now that Leighton's 4 years old, her nursery's been transformed to an equally special "big girl" room, complete with a vintage wicker headboard for her bed. Click through to see how the room's been transformed, but be prepared — this is far from your typical room makeover story. The "before" pictures are just as gorgeous as the "afters." We refuse to pick a favorite!


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VENDOR MANAGEMENT: Advice for Lenders in Using Appraisers and Environmental Professionals (Part II of III)
In Part I of this series last month, I discussed the basics of why and when to address vendor management decisions for appraisal and environmental risk functions. Part 2 will offer advice to help you get started.
Let's begin by clarifying that vendors are NOT all the same. Neither are all appraisal or environmental assignments.
Basic Differentiations
Real Estate appraisers are residential or commercial. There are also personal property, equipment, business, antiques, jewelry and other types of appraisers. Residential appraisers focus on 1-4 unit residential property valuation within small geographic regions. Specialties include GSE work, large estates, view properties, rural/farm residences, and sometimes small commercial properties if properly licensed.
Commercial appraisers focus on 5+ unit residential properties, offices, retail, and industrial uses (i.e., the "4 Major Food Groups"), and may also value mixed uses and tenant versus owner occupied properties. Specialties include going concerns (e.g., hotels, nursing facilities, etc.), high-rise offices, large shopping centers, major industrial complexes, cold storage, subdivisions, ground leases, agricultural, vacant acreage, etc. Complex assignments may require advanced competency with discounted cash flow analyses. As for Environmental Professionals, not all are engineers. Lenders should also be aware that there are many different types of engineering specialties (e.g., structural, civil, geologic, petroleum, etc.).
One size does NOT fit all assignments. Do not engage a residential appraiser from Los Angeles who typically appraises tract homes to value a luxury gated Malibu oceanfront estate. Do not engage just any commercial appraiser to value a high-end cold storage food processing plant or a hotel property. Do not engage a petroleum engineer for a seismic risk PML assessment. Competency must be vetted before the bidding process begins.
Using under-qualified people to detect risks harms the institution. Paying more to obtain and retain higher qualified internal talent to review appraisals has proven to be cost justifiable over time according to various statistical studies.
Examiners will review steps taken by an institution to ensure that persons who perform the institution's appraisals, evaluations, and environmental reports are qualified, competent, and not subject to conflicts of interest. Banks are encouraged to "know your vendor" with respect to financial solvency, diversity and legal compliance issues in addition to competency. As small lenders increase their lending volume, Examiners will look for outsourced expertise to gradually be internalized for better control. "An institution's real estate appraisal and evaluation policies and procedures will be reviewed as part of the examination of the institution's overall real estate-related activities. Examiners will consider the size and nature of an institution's real estate-related activities when assessing the appropriateness of its program." (IA&EG 2010)
Find and engage a SME (subject matter expert) as project leader or outsourced consultant to help devise appraisal and environmental risk management functions that meet the institution's goals, risk tolerance levels, and ability to efficiently and competently manage these processes. Networking referrals are often a good starting point. Contact local appraisal or environmental risk organizations (e.g., Appraisal Institute, RMA, Environmental Bankers Association, etc.) to ask for referrals. Unique regional catastrophic risk experts may also be consulted to mitigate higher risk concerns in those areas.
Vendor Selection and Engagement
Key points to avoid common pitfalls:
- State Credentials ≠ Competency
- Make sure vendor/firm is sufficiently financial solvent to handle the assignment
- Not driven by reduced cost
- Bank policies should reflect internal controls & monitoring of 3rd party vendors
- Develop metrics for vendor qualifications, performance (this includes AMCs and AVMs)
- Vendor scrutiny increases when servicing "Critical Activities" at the bank
- Appraisals and Reviews are processes, not a form or checklist of ingredients
Vendor selection is a process too.
- Meet vendors if possible; it sets a good foundation of respect.
- Grade vendor performance – this is a compliance issue.
- Manage vendor relationships – at smaller banks it is prudent to treat vendors as you would employees with respect and empowerment, but diplomatically addressing errors needing correction and sub-par performance.
- Monitor vendors over time – track performance, credentials (licenses), E&O insurance, and any company or specialization updates.
- Need SME Reviewers for appraisal and environmental risk assignments – staff or outsource.
- Vendor list approval options – appraisal panels need to be approved by senior management. This may be done individually, over regular time intervals, or by endorsement of a regularly monitored formal policy/procedure. Regulators only require appraiser list approval; however, recent guidance says all 3rd party vendors must be risk managed especially if engaged in "Critical Activities" (higher risk functions).
- Develop procedures for vendor suspension, removal, and termination – tread carefully as this may lead to legal disputes if vendor feels inappropriately slighted or unfairly restrained.
This is an overview of appraisal and environmental risk vendor management with focus on getting started. Vendor differentiation, selection, and monitoring were all addressed. Part 3 will offer tips for optimizing vendor management and relationships.
Part Three in this series will be published in June 2015, and will include advanced tips on optimizing vendor relationships for a win-win-win (lender-vendor-customer) program.
Since 1980, Mitch Kreeger provides real estate appraisal and review services on residential and commercial valuation assignments, environmental and seismic risk management services for lenders, plus consulting services related to policies and procedures, regulatory compliance, and appraisal / environmental risk in-house or outsource function design. Professional services also have included apartment acquisition investment DCFs, budget analysis, construction lending inspections and analysis, and real estate market trend analysis. Mitch's client base ranges from very small to very large lending institutions, corporate and individual property owners, investors and syndicates, municipalities and redevelopment agencies, and legal services; however, most of his career has been as internal appraisal management or staff with various institutional lenders. Mitch is considered a Subject Matter Expert (SME) on various valuation, environmental and seismic risk, and regulatory compliance topics by peers nationwide, and volunteers or is sponsored as guest speaker, panelist, author, and network blogger. Mitch is currently Chief Appraiser and Principal Consultant at Kreeger Consulting, a private appraisal / environmental / seismic risk consulting services firm that offers commercial appraisal reviews, outsourced Chief Appraiser duties, and advisory services to lenders on regulatory compliance, efficient appraisal / environmental risk functions, and effective policy updates.
Mitch Kreeger, MAl SRA MBA
Principal Consultant, Kreeger Consulting: Appraisal Review, Environmental & Seismic Risk Policy Manager
Mitch's LinkedIn Profile
"Appraisal Leader for Tomorrow's Environment"


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A softly perfumed nose exhibits pure, intense and beautifully layered red berry fruit and cherry liqueur notes that elegantly introduce the rich, round and utterly delicious middle weight flavors that possess a silky texture and excellent balance on the sappy and lingering finish. This is really a lovely effort that is a bit more forward than its two stable mates but like them is an exercise in harmony.
Light, vivid red. Energetic aromas of black raspberry, rose petal and spicecake. Supple, silky and restrained, with a sneaky sweetness to its red and dark berry flavors. Spreads out on the back half and shows deeper blackberry and cherry character, with very soft tannins on the close. I really like this wine's blend of potency and elegance. (ST)
The item you have chosen is not in stock in our retail stores or within our main warehouse.


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What's the similarity between these 4 pictures?
Answer: They are all great discoverers that observed and learned from their natural environment!
"Benjamin Franklin discovered electricity by flying a kite." [1]
"Isaac Newton was inspired to discover gravity under the apple tree." [2]
"George de Mestral invented Velcro after a hiking trip."[3]
"The Wright brothers built the first airplane without attending college."[4]
I'm sure you've probably heard of them all. The images and the statements above indeed convey a strong point- the learning possibilities at the real world. Come to think of it, do you think the classroom is the only place for learning? If so, what about learning out in the real world?
Let's take a look at this picture:
Look how freely the students roam and how they discover what interests them in the real world. Guess what? This is exactly how the story of the great discoverers (Benjamin Franklin, Isaac Newton, George de Mestral, and the Wright brothers) begins.
The world interests whoever(you!) that wants to learn!
Studies show that learners remember information more efficiently when there are more senses involved during their learning process. By bringing lessons out into the real world, learners will naturally utilize all five basic human senses (sight, sound, smell, touch, and taste) in their process of learning.
Let's compare these two learning settings:
Which environment would you choose to learn in?
Most will probably choose the one on the left! The real world allows learners to learn in context as they apply theory to actual scenarios, bringing relevancy to whatever they have learned in the classroom. Furthermore, by seeing, hearing, touching, and even tasting (when possible) the subject, learners are able to retain information more efficiently.[5]
The British Audio-Visual Society has also conducted a research showing that people remember[6]:
'10% of what they read,
20% of what they hear,
30% of what they see,
40% of what they both see and hear,
70% of what they say,
and 90% of what they both say and do.'
Unfortunately, the perspectives of many students are limited by the conventional education system. It has always been the read-and-memorize textbook and the exam-oriented mindset, which leaves no space for curiosity and creativity. Creativity is born out of curiosity! Through the real world, learners see how patterns and processes shape our world.
For example:
Imagine a young learner exploring the flora of an actual river. Now, let's imagine the same learners looking at a picture of a river in their textbooks. Which one would inspire their curiosity to explore further?
In the real world, learners get to see in action how the river flows. They even get to observe what is beneath the river. Learners would get curious to explore the structure of the river and the landscapes around it in the real world, as opposed to just a visual of a river in a textbook!
This induces healthy curiosity, which is what we need in our education system. Learning in the real world will make learners question their natural surroundings and encourage their desire for answers towards a greater idea. The real world sparks curiosity, inspires imagination, and creates endless possibilities. [7]
In this complex world, it is now more important than ever for a learner to develop lifelong skills that help them become global-minded citizens.[8] To cope successfully in this era of rapid globalization, learning cognitive, intrapersonal and interpersonal skills are extremely vital.[9]
Learners develop independence and adaptability in different environments for learning in the real world. One of the best ways for learners to learn in different environments is by peer collaboration. When they learn together, they can discuss, reason and work with each other. Besides that, learning in the real world teaches learners to be aware of their surroundings and to practice their observational skill- of the environment, social interactions, and self-reflection. These skills are better practiced in the real world where learners could solve problems in real life.
The reality is that education should always evolve with the modern world. The conventional system of classroom and textbook is most probably not as effective for learners now as the world has improved with many resources and devices to rely on. In this 21st century, learning would only be more productive when we take the advantage of merging the role of technology with our experiential learning experiences.[10]
For instance, with mobile devices, learners can be guided to use their smartphones to record their experiences during an excursion, and they can then share their life experiences with family and friends all around the world. This would allow learners to use their devices but at the same time, encourage them to interact with the real world.
Education should not only be confined to textbooks and classrooms. True knowledge is not found in books, but in the world around us. The learning journey is not about regurgitating information from textbooks to exam papers, but to experience and to relate our understanding in the real world. Don't forget- mastering life skills is quite important as well. It is time to make a change in your learning. Whether you are a student, or a working adult- you can still be a lifelong learner.
At BeED, we believe in a world where education is not limited by physical boundaries. Digital learning is our tool to break all barriers to learning and inspire our users to go on adventures and to learn by experience. BeED aims to impact the lives of people around the world to learn and grow. With our very own customized BeED experiential learning platform, indoor and outdoor learning can take place anytime anywhere, via mobile "Learning Experiences". We can turn any journey into an adventure of learning. Embark on your journey with us!
[1] Tucker, Tom. "Bolt of Fate: Benjamin Franklin and His Fabulous Kite." United States by PublicAffairs. 2003. Web. 15 Jan. 2019.
[2] M. Rosinsky, Natalie. "Sir Isaac Newton: Brilliant Mathematician and Scientist.". Compass Point Books. 2008. Web. 15 Jan. 2019.
[3] S. Morrison, Heather. "Inventors of Everyday Technology. Cavenish Square Publishing. 2016. Web. 15 Jan. 2019.
[4] Wright, Orville. "How We Invented the Airplane: An Illustrated History." Green Edition. 1988. Web. 15 Jan. 2019.
[5] Wilder, Kris, and A. Kane, Lawrence. "The Way to Black Belt: A Comprehensive Guide to Rapid, Rock-Solid Results." YMAA Publication Center, Inc. 2007. Web. 16 Jan. 2019.
[6] "Exhibits for Special Issue." Educational Technology. Vol. 54, No. 6. Educational Technology Publications, Inc. 2014. Web. 17 Jan. 2019.
[7] Olmsted, Sarah. "Imagine Childhood: Exploring the World Through Nature, Imagination, and Play." Roost Books. 2012. Web. 17 Jan. 2019.
[8] Richardson, Will. "Changing the Rules of School." Modern Learning. 3 Jan 2019. www.medium.com/modern-learning/changing-the-rules-of-school-fc4d770cf921. Web. 18 Jan. 2019.
[9] Renner, Philomena. "The Importance of Cognitive, Intrapersonal, and Interpersonal Attributes to Student Success: An Exploration of University Student' and Staff Views." Journal of the Australian and New Zealand Student Services Association: Number 48. October 2016. Web. 18 Jan. 2019.
[10] Caroll, Kathleen. "A Guide to Great Field Trips." First Skyhorse Publishing. 2013. Web. 18 Jan. 2019.


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Heathcote moves online during COVID-19 crisisBy Andrew Johnston
WHILE their shop fronts may be closed, Heathcote is still open for business. And many companies are adapting to the changing world by opening online.
Heathcote Tourism has launched its Buy Local Online campaign, including a virtual guide to Heathcote, which lists several local services that can be found on the web.
City of Greater Bendigo manager of marketing (tourism) Glenn Harvey said it was difficult to see local business suffer through the COVID-19 crisis, and that changes were being made to help locals to continue to work and profit during the period.
"It has been hard seeing local businesses being impacted over the past 3 weeks with the social distancing measures needed to combat COVID-19," he said.
"Over this time, we have seen businesses innovate very quickly by offering online, delivery and takeaway options.
"Our tourism and major events team felt a blog that could promote these options via social media would help increase the exposure for businesses with the aim of people accessing their products"
Harvey said regular updates would be published regarding what businesses were doing, and how locals could continue to support them.
"Heathcote Tourism and Development members keep us up to date with their latest offerings and the blog is updated on a regular basis.
"The blog is promoted via the Explore Heathcote social media account on Facebook and Instagram."
While locals are being asked to observe social distancing measures, and as such only leave their houses when necessary, the town has already made the incredibly difficult decision to advise that people from outside the community not visit Heathcote.
But while the doors to the town are effectively shut, there is still hope people will take in the best of what is on offer using the web.
"Even though people can't visit Heathcote now, they can still enjoy our region's fantastic products by ordering online from the comfort of their own home.
"It's also a way for locals to support each other by accessing pickup and delivery options which will help businesses during these hard times."
To keep up to date with virtual Heathcote, follow @ExploreHeathcote on Facebook or Instagram or visit heathcote.org.au


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Richmond, VA
There are no current or upcoming events in Richmond, VA. Here's a list of 2 past events:
- Urban Culture
- Richmond, VA
Survibe on Tour in Richmond
Survibe is a 45-day journey, an experience, a painting trip through the U.S. by two painters and a photographer –Joan Tarragó, Alberto (Sabek) and Elliot Alcalde.
Jul 4 – Jul 9, 2017
- Music
- Richmond, VA
Albert Guinovart, piano
Award-winning Catalan composer and pianist will take you on a Catalonian journey, reinventing the sounds of Barcelona.
Sep 10, 2014


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- Comes with floating duck to remind owner to refill the bottle
- Extra large 32 ounce size bottle is great for thirsty pets like rabbits, guinea pigs and chinchillas
- Actual size 3.12 inch diameter and 12-1/2-inch high
- Safe BPA free plastic water bottle
Super Pet Clear View is the he clear choice in water bottles. Heavy duty spring attachment hanger secures bottle to any small animal wire home. Drip resistant spring loaded sipper tube helps to keep the habitata dry.
…. Read More ….
Buy with confidence from Amazon
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http://en.wikipedia.org/wiki/Pierre-Joseph_ProudhonRelated: People and concepts
Anarchism and Other Essays: Anarchism: What It Really Stands For THE history of human growth and development is at the same time the history of the terrible struggle of every new idea heralding the approach of a brighter dawn. In its tenacious hold on tradition, the Old has never hesitated to make use of the foulest and cruelest means to stay the advent of the New, in whatever form or period the latter may have asserted itself. Nor need we retrace our steps into the distant past to realize the enormity of opposition, difficulties, and hardships placed in the path of every progressive idea. The rack, the thumbscrew, and the knout are still with us; so are the convict's garb and the social wrath, all conspiring against the spirit that is serenely marching on. Anarchism could not hope to escape the fate of all other ideas of innovation. Indeed, as the most revolutionary and uncompromising innovator, Anarchism must needs meet with the combined ignorance and venom of the world it aims to reconstruct.
Social anarchism Libertarian socialists believe in converting present-day private property into the commons or public goods, while retaining respect for personal property.[4] Social anarchism is used to specifically describe tendencies within anarchism that have an emphasis on the communitarian and cooperative aspects of anarchist theory and practice. Social anarchism is generally considered an umbrella term that includes (but is not limited to) anarcho-collectivism, anarcho-communism, anarcho-syndicalism, and social ecology. Social anarchism is often used as a term interchangeably with libertarian socialism,[1] left-libertarianism,[5] or left-anarchism.[6] The term emerged in the late 19th century as a distinction from individualist anarchism.[7] Historical currents[edit] Mutualism[edit]
Mutualism (economic theory) Mutualism is an economic theory and anarchist school of thought that advocates a society where each person might possess a means of production, either individually or collectively, with trade representing equivalent amounts of labor in the free market.[1] Integral to the scheme was the establishment of a mutual-credit bank that would lend to producers at a minimal interest rate, just high enough to cover administration.[2] Mutualism is based on a labor theory of value that holds that when labor or its product is sold, in exchange, it ought to receive goods or services embodying "the amount of labor necessary to produce an article of exactly similar and equal utility".[3] Mutualism originated from the writings of philosopher Pierre-Joseph Proudhon. Mutualists have distinguished mutualism from state socialism, and do not advocate state control over the means of production. Mutualism, as a term, has seen a variety of related uses. For historian of the First International G.
Anarchism and Taoism Anarchism is usually considered a recent, Western phenomenon, but its roots reach deep in the ancient civilizations of the East. The first clear expression of an anarchist sensibility may be traced back to the Taoists in ancient China from about the sixth century BC. Indeed, the principal Taoist work, the Tao te ching, may be considered one of the greatest anarchist classics. The Taoists at the time were living in a feudal society in which law was becoming codified and government increasingly centralized and bureaucratic. Confucius was the chief spokesman of the legalistic school supporting these developments, and called for a social hierarchy in which every citizen knew his place. The Taoists for their part rejected government and believed that all could live in natural and spontaneous harmony.
Noam Chomsky Avram Noam Chomsky (/ˈnoʊm ˈtʃɒmski/; born December 7, 1928) is an American linguist, philosopher,[21][22] cognitive scientist, logician,[23][24][25] political commentator and anarcho-syndicalist activist. Sometimes described as the "father of modern linguistics",[26][27] Chomsky is also a major figure in analytic philosophy.[21] He has spent most of his career at the Massachusetts Institute of Technology (MIT), where he is currently Professor Emeritus, and has authored over 100 books. He has been described as a prominent cultural figure, and was voted the "world's top public intellectual" in a 2005 poll.[28] Born to a middle-class Ashkenazi Jewish family in Philadelphia, Chomsky developed an early interest in anarchism from relatives in New York City.
Louis Auguste Blanqui Louis Auguste Blanqui Louis Auguste Blanqui (French pronunciation: [lwi oɡyst blɑ̃ki]; 8 February 1805, Puget-Théniers, Alpes-Maritimes – 1 January 1881, Paris) was a French socialist and political activist, notable for his revolutionary theory of Blanquism. Biography[edit] Early life, political activity and first imprisonment (1805-1848)[edit] Implicated in the armed outbreak of the Société des Saisons, of which he was a leading member, Blanqui was condemned to death on 14 January 1840, a sentence later commuted to life imprisonment.
Francesc Ferrer i Guàrdia Francesc Ferrer i Guàrdia (10 January 1859 – 13 October 1909)[1] (known as Francisco Ferrer y Guardia in Spanish and often simply as Francisco Ferrer) was a Spanish anarchist. Life[edit] He was born in Alella (a small town near Barcelona) to Roman Catholic parents. Murray Bookchin Bookchin was an anti-capitalist and vocal advocate of the decentralisation of society along ecological and democratic lines. His writings on libertarian municipalism, a theory of face-to-face, assembly democracy, had an influence on the Green movement and anti-capitalist direct action groups such as Reclaim the Streets. Biography[edit] From 1947 he collaborated with a fellow lapsed Trotskyist, the German expatriate Josef Weber, in New York in the Movement for a Democracy of Content, a group of 20 or so post-Trotskyists who collectively edited the periodical Contemporary Issues – A Magazine for a Democracy of Content. Contemporary Issues embraced utopianism.
Blanquism Louis Auguste Blanqui In left-wing discourse, Blanquism refers to a conception of revolution generally attributed to Louis Auguste Blanqui which holds that socialist revolution should be carried out by a relatively small group of highly organised and secretive conspirators.[1] Having seized power, the revolutionaries would then use the power of the state to introduce socialism. It is considered a particular sort of 'putschism' – that is, the view that political revolution should take the form of a putsch or coup d'état.[2] Blanquism is distinguished from other socialist currents (especially Marxist ones) in various ways; on the one hand, contrary to Marx, Blanqui did not believe in the predominant role of the working class, nor did he believe in popular movements.
William Godwin Early life and education[edit] He then acted as a minister at Ware, Stowmarket and Beaconsfield. At Stowmarket the teachings of the French philosophers were brought before him by a friend, Joseph Fawcett, who held strong republican opinions. Godwin came to London in 1782, still nominally as a minister, to regenerate society with his pen — a real enthusiast, who shrank theoretically from no conclusions from the premises which he laid down. He adopted the principles of the Encyclopaedists, and his own aim was the complete overthrow of all existing political, social and religious institutions.


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Artsvik was chosen as the Armenian Eurovision 2017 act when she won the selection show Depi Evratesil in December. Since then the nation has been silent as to which song the singer will sing in Kiev. This silence was broken today when they announced she will sing the song 'Fly With Me'. Listen to the song below.
Artsvik Wins Depi Evratesil and Will Represent Armenia at Eurovision 2017!News
The Armenian Eurovision selection show Depi Evratesil concluded tonight, when the remaining two acts Marta and Artsvik fought it out to be named the Armenian Eurovision contestant for 2017.
Armenia Poll Result: Artsvik Your Fave to Win Depi Evratesil!News
Tonight will see Artsvik and Marta battle it out to be named the first ever winner of Depi Evratesil. You have been voting for your favourite of the two remaining acts in our poll and we can now reveal the results.
Depi Evratesil's Final will be Marta v. Artsvik!News
The Armenian Eurovision selection show Depi Evratesil continued last night, staging its second semi final and announcing that the final two acts Artsvik and Marta will compete in the final next weekend.
Armenia's Depi Evratesil's First Semi Final Result!News
The Armenian Eurovision selection show Depi Evratesil continued last night, staging its first semi final and announcing the four acts that will battle it out in the second semi final next weekend.
Armenia's Depi Evratesil Get Top 6!News
The Armenian Eurovision selection show Depi Evratesil continued tonight with its fourth stage which saw judges eliminate one of their final two acts, whittling the competition down to just six competitors.
Armenia's Depi Evratesil Gets Final 12!News
The Armenian marathon selection show Depi Evratesil continued this weekend. We've had the open auditions round, the judges' selection show and now the third round entitled 'One of Two' has come to and end after two weeks of battles.
12 More Acts Advance to the Next Round of Armenia's Depi EvratesilNews
Last week saw Armenia launch their selection process for Eurovision 2017 with the first 25 acts competing to go through to the second round of Depi Evratesil (Towards Eurovision). Last night, the competition continued with another 25 acts hoping to advance to round two.
Eurovision Selection Season Kicks Off Early This Year With Armenia's Depi EvratesilNews
A few weeks ago we reported that Armenia are going all out to find their Eurovision entry for 2017 with an all star judging panel including previous Eurovision singers Iveta Mukuchyan and AramMP3. This contest entitled Depi Evratesil (Towards Eurovision) was launched at the weekend and marked the first of this year's Eurovision national selection shows to get under way.


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The HTCWrestling Podcast: All In Sold Out, Nia Jax vs Ronda Rousey, Randy Orton Injury And More!
On this week's HTCWrestling Podcast, Justin C and Cam discuss All In and what its sellout in under an hour means for the show itself. They also discuss the news of Ronda Rousey's RAW Women's Title shot at Money in the Bank and everything wrong with the decision. The rumors of WWE's TV deal are also talked about and what the rumored move of Smackdown Live might mean for the WWE. That plus Randy Orton's injury, Money in the Bank and more!
Give it a listen and follow us on Twitter @HTCWrestling!


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MPR Eps 233 Chris Griggs
August 2, 2016 | The Movie Preview Review, Uncategorized | No Comments|
Comedian and all around great guy Chris Griggs becomes our Alec Baldwin, as he returns for the 4th time to save the day and tell us about shooting a movie that was blessed by Stephen King. We play another round of Jess' game, discover Johnny Deep's greatest role, and learn what to do before you go streaking. Plus we review Miss Peregrin's Home for Peculiar Children, Goat, Welcome to Leith, and The Lovers and Despot after only watching their previews.
Link: http://apple.co/2aLBnV6


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Every morning, students and faculty drive to campus in hopes of finding a parking spot.
During the first week of school, parking was nothing short of traffic jams, angry drivers and cars circling the parking lot waiting for someone to pull out of a stall.
"A few people almost got hit," says student Nate Butters. "I think [parking] has gotten worse with all the construction."
The Center for New Media has indeed brought more traffic to South City Campus.
Before construction began on the new portion of the building, there were still a lot of people needing to park in the small lot. Now that the center has opened, the lot hasn't gotten smaller, but the number of people needing to park has increased.
"The first two to three weeks [are] pretty chaotic, but then it clears right out, and we should have ample parking for whoever wants to use [the parking lot]," says director of Public Safety Shane Crabtree.
With increased amounts of students and faculty from the Arts and Communication departments, as well as faculty and students from the Salt Lake City School District, there are more people trying to park. Even though it is getting further into the semester, the parking lot is just as chaotic as the first day.
"The school is not very accommodating," says student Colton Salazar. "You have to plan parking perfectly and arrive 15-20 minutes early. When the parking lot is full, you have to park on the side street with one hour parking, then the city tickets you. For college students, that's rough."
Salazar believes the parking situation is not getting any better as time goes on.
Construction on the east side of the school continues to move forward, causing even more problems for people trying to find a parking stall.
Some students have resorted to parking on the streets and in neighborhoods, then walking a few blocks to the campus. There are several who cross the busy street on the south side of campus, without a crosswalk to get to class.
There are plans to build a parking garage at the campus, but construction could take several months or more.
For now, there aren't very many options for people as far as parking is concerned. Students and faculty can use alternate methods of transportation such as the bus or, if they live close, a bike.


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SFS Member LA Media have produced a fantastic case study on their recent work filming at the King's Theatre Edinburgh.
The Theatre is over 100 years old and has entertained countless audiences over the years. If you've ever enjoyed a show or the annual Christmas panto there you'll definitely want to give this a look.
View the film and the case study via their recent mailing here.


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Today Only, Save on Outdoor Dining and Seating Sets!
If you're still on the hunt for the perfect outdoor furniture, Amazon has a Deal of the Day saving you big bucks on beautiful outdoor dining and seating sets!
Find sets from $669-$1399, regularly $900-over $1800!
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I challenge you today to take any seemingly negative things about your day, week or month and turn them into positives. Since I started reading the Power I have been making a conscious effort to try to focus more on the positive aspect of things. It's slowly working.
I got to take the kids on a run this morning instead of having to. Instead of lamenting about how much work it is pushing them, I decided that I am grateful that at 28+ weeks I am physically capable of pushing two kids on a run. I also am thankful that the Lord has blessed me with two healthy children. I'm not running alone because I don't struggle with infertility. I have all these little people with me because I am extremely lucky and get pregnant at the blink of an eye.
I had horrible heartburn the whole run. Instead of focusing on how much this sucks, I decided to be grateful that I am close enough to my guess date that my uterus/baby is now large enough that it's causing this silly heartburn.
Instead of stressing about Chloe going to school next week, I will be waking up at o'dark thirty to drive her there – I am thankful that next week I will be able to run pushing only one child on the W&OD[which I have desperately missed]. I am also thankful that she has the opportunity to attend a great school – 8 hours a day – 5 days a week!
Today I am especially thankful that somehow I seemingly forgot that 28 weeks marks the end of the 2nd trimester and the beginning of the 3rd. I'm almost there!!!
I'm also thankful today for all the lovely comments and emails from friends and from you guys. They are helping me stay motivated, grounded, believe in myself and be proud of how far I've come during this pregnancy – thank you!
I took a planned rest day yesterday. I say planned because I was up at 6:15 and definitely had the time to get in a run. Today I ran 2 miles before having to walk/run the last 2. 4 miles at 28+ weeks pushing two kids, again I'll take it!!!
Mile 1 – 10:25
Mile 2 – 10:35
Mile 3 – 13:58
Mile 4 – 12:48
Don't forget to enter my Ryders Sunglasses Giveaway – contest ends soon!


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