text:
Home /
Our Sources / About Us
/ FAQs /
Advanced Search
Not what you're
looking for? Try an advanced search.
Official citation and/or docket number and footnotes (if any) for this case available with purchase.
Learn more about what you receive with purchase of this case.
filed: September 28, 1984.
NEW HOME FEDERAL SAVINGS AND LOAN ASSOCIATION, FORMERLY WYOMISSING NEW HOME FEDERAL SAVINGS AND LOAN ASSOCIATIONv.JOSEPH A. TRUNK, AND BARRY J. TIERNEY AND ROSAURA F. TIERNEY, APPELLANTS
No. 2187 Philadelphia, 1982, Appeal from the Judgment of the Court of Common Pleas of Lancaster County, Civil, at No. 94, September Term, 1981.
John L. Sampson, Lancaster, for appellants.
Paul K. Allison, Lancaster, for appellees.
Rowley, Montemuro and Johnson, JJ.
[ 333 Pa. Super. Page 395]
This is an appeal from the Judgment of the Court of Common Pleas of Lancaster County granting summary judgment in favor of the plaintiff below, New Home Federal Savings and Loan Association (hereafter New Home), and against defendants below, Joseph A. Trunk, Barry J. Tierney and Rosaura F. Tierney. The action was for the foreclosure of a mortgage on the ground that Trunk breached the mortgage agreement. The pertinent facts are as follows:
On February 23, 1979, Trunk purchased 276 W. Walnut Street, Marietta, Pennsylvania, as his residence for the sum of twenty-eight thousand ($28,000.00) dollars. Trunk paid twenty-eight hundred ($2800.00) dollars toward the purchase price and borrowed the balance, twenty-five thousand, two hundred ($25,200.00) dollars from New Home. As security for the loan, Trunk executed a mortgage in
[ 333 Pa. Super. Page 396]
favor of New Home. The loan was payable over a term of twenty-five (25) years at an interest rate of ten percent (10%) per annum. Trunk lived in his new home until October, 1979, when he moved to Philadelphia to accept a new job.
Trunk attempted to sell his home outright, but he could not find a buyer. He rented the home from October, 1979 to February, 1981. On February 21, 1981, Trunk entered into an Installment Agreement for the Sale of Real Estate with the Tierneys. Under this agreement, Trunk agreed to sell the property to the Tierneys for the sum of thirty-three thousand, nine hundred ($33,900.00) dollars, payable in the following manner: (1) the Tierneys would pay Trunk one thousand ($1000.00) dollars upon the signing of the agreement; (2) two thousand ($2000.00) dollars at settlement, on or before April 1, 1981; (3) the balance of thirty thousand, nine hundred ($30,900.00) dollars, with interest at twelve percent (12%) per annum, payable in monthly installments of three hundred seventeen dollars and eighty-four cents ($317.84) beginning May 1, 1981 and continuing for three years to May 1, 1984; at which time the entire unpaid principal balance would then be due. Upon payment of the principal balance on May 1, 1984, Trunk was to deliver a deed to the Tierneys.
Thereafter, Trunk continued to make timely monthly mortgage payments to New Home, which New Home continued to accept. The Tierneys maintained the property as required and paid all taxes and fire insurance premiums.
On April 29, 1981, after New Home became aware of the installment sale agreement, New Home notified Trunk by letter that he was in default of the mortgage and it intended to foreclose. New Home's letter stated "Your mortgage is in default because you sold the mortgaged property without obtaining our prior written consent."*fn1
[ 333 Pa. Super. Page 397]
The present action was commenced on September 10, 1981. After the close of pleadings, various depositions were taken. New Home then filed a motion for summary judgment, which was countered by a summary judgment motion filed by Trunk and the Tierneys. The issues raised by the parties were thoroughly briefed and argued. On June 23, 1982, the court granted summary judgment in favor of New Home, and against Trunk and the Tierneys. This appeal followed.
Summary judgments are governed by Pa.R.C.P. 1035(b) which provides that a summary judgment will be granted only if "the pleadings, depositions, answers to interrogatories, and admissions on file, together with affidavits, if any, show that there is no genuine issue as to any material fact and that the moving party is entitled to a judgment as a matter of law." Such a disposition is appropriate only in those cases which are clear and free from doubt. Spain v. Vicente, 315 Pa. Super. 135, 461 A.2d 833 (1983). "[T]he court must accept as true all well pleaded facts in the non-moving party's pleading, giving the non-moving party the benefit of all reasonable inferences to be drawn therefrom."
[ 333 Pa. Super. Page 398]
utilized in Tucker, concluded that the due-on-sale clause, which was "legitimately designed . . . to protect against impairment to the lender's security that is shown to result from a transfer of title . . ." Wellenkamp, supra, at 952, 148 Cal.Rptr. at 385, 582 P.2d at 976, could not be used as a device to maintain its investment portfolio at current interest rates.
The appellants invite us to apply the principles of Tucker and Wellenkamp to the facts of the present case. They point out that in this Commonwealth a restraint on the alienation of property will be enforced only if it is reasonable and limited. Lauderbaugh v. Williams, 409 Pa. 351, 186 A.2d 39 (1962). They contend that a due-on-sale clause, enforced only to maintain investment portfolios at high interest rates, and not to prevent the impairment of security, is not a reasonable and limited restraint on alienation.
New Home counters with several arguments. It asserts that the due-on-sale clause is not an unreasonable restraint on alienation as defined under both Pennsylvania law, Lauderbaugh v. Williams, supra, and the Restatement of Property § 406 (1944). See also, Ministers & Missionaries Benefit Board v. Goldsworthy, 253 Pa. Super. 321, 385 A.2d 358 (1978). Accord, Lipps v. First American Service Corp., 223 Va. 131, 286 S.E.2d 215 (1982). It further seeks to differentiate Tucker and Wellenkamp on the basis that those decisions were based in part on a California statute forbidding unreasonable restraints on alienation. Finally, New Home asserts that the doctrine of federal preemption precludes this court from holding that the due-on-sale clause is an unreasonable restraint on alienation. This final assertion is based on the decision of the United States Supreme Court in Fidelity Federal Savings & Loan Association v. de la Cuesta, 458 U.S. 141, 102 S.Ct. 3014, 73 L.Ed.2d 664 (1982).*fn2 Certainly, prior to de la Cuesta, this
[ 333 Pa. Super. Page 400]
issue was one of substantial disagreement. See, id. at 151 n. 9, 102 S.Ct. at 3021 n. 9.
The decision in de la Cuesta, handed down five days after the trial court's decision in the present action, specifically held that a due-on-sale clause, identical to the one in issue herein, was enforceable by federal savings and loan associations and that any State law to the contrary was preempted by the regulation of the Federal Home Loan Bank Board (FHLBB). The FHLBB, an independent federal regulatory agency vested with the authority to administer the Home Owners Loan Act of 1933, 48 Stat. 128, as amended 12 U.S.C. § 1461 et seq., is empowered to prescribe rules and regulations for the "organization, incorporation, examination, operation and regulation of associations to be known as 'Federal Savings and Loan Associations.'" 12 U.S.C. § 1464(a).
Pursuant to its statutory authority, the FHLBB promulgated a regulation in 1976 governing due-on-sale clause. 12 C.F.R. § 545.11(f) (1980) recodified 12 C.F.R. § 545.8-3(f) (1982), which states in relevant part:
[A federal savings and loan] association continues to have the power to include, as a matter of contract between it and the borrower, a provision in its loan instrument whereby the association may, at its option, declare immediately due and payable sums secured by the association's security instrument if all or any part of the real property securing the loan is sold or transferred by the borrower without the association's prior written consent. Except as [otherwise] provided in . . . this section . . ., exercise by the association of such option (hereafter called a due-on-sale clause) shall be exclusively governed
[ 333 Pa. Super. Page 401]
by the terms of the loan contract, and all rights and remedies of the association and borrower shall be fixed and governed by that contract.
This regulation was held to preempt conflicting state restrictions on the due-on-sale practices of federal savings and loan associations based, in part, on the FHLBB's declaration of intent in the "preamble accompanying final publication of the due-on-sale regulation . . . that, the due-on-sale practices of federal savings and loans be governed 'exclusively by Federal law.' . . . '[F]ederal associations shall not be bound by or subject to any conflicting State law which imposes . . . different due-on-sale requirements" Id. at 147, 102 S.Ct. at 3019.
All parties agree that New Home is a federal savings and loan association within the purview of the FHLBB, and subject to its rules and regulations. Those regulations require that the mortgage instrument evidencing the security interest be enforced according to its terms. The Supreme Court's decision in de la Cuesta makes the FHLBB's regulations paramount over any inconsistent state laws which might derogate from the terms of the mortgage. This court is thereby precluded from holding that a due-on-sale clause in a mortgage instrument evidencing a mortgage given to a federal savings and loan is invalid as an unreasonable restraint on alienation.
We do not decide, inasmuch as the question is not before us, whether a due-on-sale clause would be found invalid in another case where the federal regulation was not applicable; that is where a federal savings and loan was not involved. That decision must be left until another day.
The appellant also asserts that the due-on-sale clause is unenforcible as a contract of adhesion. This assertion is one which pits the terms of the mortgage instrument against the laws of this Commonwealth. Thus, it is evident that once again the doctrine of federal preemption prevents us from derogating from the terms of the mortgage. The appellants further assert that the determination of whether the due-on-sale clause is a contract of
[ 333 Pa. Super. Page 402]
adhesion is a question of fact which will preclude the entry of summary judgment. While the question of whether a contract of adhesion is present here may be a question of fact, Commonwealth v. Monumental Properties, Inc., 10 Pa. Commw. 596, 314 A.2d 333 (1973), aff'd in part and rev'd in part, 459 Pa. 450, 329 A.2d 812 (1974), remand., 26 Pa. Commw. 399, 365 A.2d 442 (1976). It is not a question of material fact for the reason that even if a contract of adhesion existed, the doctrine of federal preemption would still prevent this court from finding the clause unenforceable. Consequently, the appellants cannot prevail on this issue.
The appellants argue that the installment sale agreement is "subordinate" to the due-on-sale clause of the mortgage held by New Home; i.e. it falls within exception (a) to the due-on-sale clause (See n. 1 supra, at 396) and consequently does not trigger the operation of the due-on-sale clause.
The flaw in the appellants' argument stems from the manner in which they have framed it. They assert that "[t]he executory installment sales agreement created a lien or encumbrance upon the subject property which, being junior to the lien of the mortgage on the same property, is expressly excluded from the due-on-sale clause in this case." Appellants' brief at 5. Their argument that an installment sales agreement merely creates a lien or encumbrance upon the property is based on this court's decision in Anderson Contracting Co. v. Daugherty, 274 Pa. Super. 13, 417 A.2d 1227 (1979), appeal dismissed, 492 Pa. 630, 425 A.2d 329 (1980). They assert that Anderson stands for the proposition that an installment sale agreement is the same as a residential mortgage which is secured by a lien on real property as defined in Act No. 6 of Jan. 30, 1974, P.L. 13, § 101 et seq., 41 P.S. § 101, et seq.
In Anderson, the vendor under an installment contract for the sale of real estate brought an action in ejectment against the vendee under the contract, alleging failure to make required payments. A judgment was confessed and execution proceedings were initiated. The matter was before
[ 333 Pa. Super. Page 403]
this court on appeal from an order denying the vendee's petition to cure default, to stay execution, and to open or strike the judgment.
The vendee asserted a right to cure his default in accordance with the provision of Act No. 6; especially Section 404 of that Act, 41 P.S. § 404, which provides that a party defaulting on a residential mortgage obligation has until one hour before the commencement of bidding at a judicial sale to cure that default. The court held:
It is our opinion that the rights and remedies provided by Act No. 6, in particular, the cure provisions in Section 404 of the Act, 41 P.S. § 404, should not be denied to a class of Pennsylvania home purchasers solely because this obligation to pay the balance of the purchase price is evidenced and secured by a land installment contract as opposed to some other transaction also designed to create a security interest in real estate.
Id., 274 Pa. Superior Ct. at 22-23, 417 A.2d at 1232.
The scope of the decision in Anderson was to define the relationship between a vendor and vendee who contract for the sale of real property via an installment sales agreement; for example, Trunk and the Tierneys. The decision of the court was to equate the relationship of vendor-vendee with that of mortgagee-mortgagor, to equate the installment sale contract with a residential mortgage; and to equate the interest retained by the vendor (legal title) with a "lien or encumbrance." By employing this legal fiction, which the court expressly limited to "the purpose of Act No. 6," id., 274 Pa. Superior Ct. at 19, 22, 417 A.2d at 1230, 1232, the court was able to extend the remedies available to a defaulting residential mortgagor to defaulting vendees under installment sales agreements.
However, Anderson does not give the appellants relief in the present instance for two reasons. First, Anderson does not define the interest transferred to the vendee, rather it defines the interest retained by the vendor.
[ 333 Pa. Super. Page 404]
Consequently, it is inapposite herein where the question to be determined is whether the interest transferred to the Tierneys was a "lien or encumbrance." Second, the Anderson court expressly limited the scope of its decision to "the purposes of Act No. 6." Herein, we are interpreting the provisions of a mortgage instrument between New Home and Trunk, not the installment sales agreement between Trunk and the Tierneys. The situations are entirely different. For both of the above-stated reasons we concluded that Anderson is inapplicable.
The question before us is a narrow one: Is the interest transferred to the Tierneys a "lien or encumbrance?" To resolve that question, it is necessary to examine the Tierneys interest vis-a-vis the entire bundle of rights associated with the ownership of property.
For all intents and purposes, the respective interests of New Home, Trunk and the Tierneys collectively equal the entire bundle of rights in the property. New Home has a mortgage on the property granted to it by Trunk. "A mortgage is in essence a defeasible deed, requiring the grantee [mortgagee] to reconvey the property held as security to the grantor [mortgagor] upon satisfaction of the underlying debt or the fulfillment of established conditions." Hahnemann Medical College and Hospital of Philadelphia v. Commonwealth, 52 Pa. Commw. 558, 564, 416 A.2d 604, 607 (1980); see also, Schwoyer v. Smith, 388 Pa. 637, 131 A.2d 385 (1957); Girard Trust Co. v. City of Philadelphia, 369 Pa. 499, 87 A.2d 277 (1952).
Trunk, as mortgagor "remains the owner of everything not conveyed away by the mortgage," Peoples-Pittsburgh Trust Co. v. Henshaw, 141 Pa. Super. 585, 15 A.2d 711, 714 (1940), "He retains the possession, if not in default, and can grant it [away] . . ." Id. The mortgagor has legal title which is not divested by the grant of a mortgage. Lunnen v. Hunter, 348 Pa. 402, 35 A.2d 292 (1944).
[ 333 Pa. Super. Page 405]
In the present case, Trunk transferred an interest to the Tierneys. That interest included the right to immediate possession, use and occupancy of the premise, and the obligation to insure and maintain the premises. The Tierneys also have, subject to the contingency that they make all monthly payments and tender the final balance on May 1, 1984, the right to have legal title to the property conveyed to them. Cf. Realty Investments, Inc. v. Harris, 166 Pa. Super. 211, 70 A.2d 427 (1950).
The interest transferred to the Tierneys, therefore, encompasses several rights and obligations, which we conclude are not a "lien or encumbrance," and consequently, the transfer of that interest triggered the due-on-sale clause.
The lower court, in deciding that the interest transferred was not a "lien or encumbrance," relied on Williams v. First Federal Savings and Loan Association, 651 F.2d 910 (4th Cir. 1981). In Williams, a mortgagor, whose mortgage was held by a federal savings and loan association and whose mortgage instrument contained a due-on-sale clause identical to that at issue herein, transferred her residential property by means of an elaborate scheme of transactions which essentially put her property into a trust with herself as trustee. The use of the land was sold by means of a "Contract to Purchase by Assignment the Beneficial Interest in a Land Holding Trust." The mortgagor/trustee retained legal title, the purchasers of the beneficial interest took possession of the property. The Williams court held that the beneficial interest transferred by the mortgagor/trustee to the purchasers was not a "lien or encumbrance" in that it was not for the purposes of securing an obligation; rather the beneficial interest was the right to "enjoy the structure as their home." The court held that the complicated maneuverings did not prevent operation of the due-on-sale clause.
Although the present situation is mechanically different, the result is the same. Trunk has transferred a beneficial
[ 333 Pa. Super. Page 406]
property interest to the Tierneys. This interest, as viewed in the context of the full bundle of rights associated with property ownership, is something more than a "lien or encumbrance." The due-on-sale clause prohibits the transfer of property interests by the borrower, except for certain excluded transactions, without the lender's written consent. We therefore hold as a matter of law, that the property rights transferred by an installment sales agreement are not a "lien or encumbrance" for the purposes of paragraph 17, and consequently will trigger the operation of the due-on-sale clause.
The appellants' next contention is that the April 29, 1981, notice of intention to foreclose sent by New Home to Trunk was defective in that it was not in compliance with paragraph 17 and 18 of the mortgage instrument. We will consider this argument in conjunction with appellants' fourth argument that the notice was defective in that it failed to comply with Act. No. 6 of July 30, 1974, P.L. 13 § 101 et seq., 41 P.S. § 101 et seq. and specifically Section 403 of that Act, 41 P.S. § 403, setting forth the information required in a notice of intention to foreclose.*fn3
[ 333 Pa. Super. Page 407]
The April 29, 1981 notice sent by New Home was essentially as follows:
This is a notice of default and of our intent to foreclose on your mortgage. Please read all of this notice.
We hold a PROMISSORY NOTE which is signed by you, dated February 23, 1979, in the original principal amount of $25,200.00. We also hold a MORTGAGE ON YOUR HOUSE AT THE ABOVE ADDRESS, securing the Note.
Your mortgage is in default because you have sold the mortgaged property without obtaining our prior written consent as required by the mortgage. We hereby declare that all sums secured by the mortgage are immediately due and payable. The total amount you now owe is $24,647.79.
Payment must be made by CASH, CASHIER'S CHECK, OR CERTIFIED CHECK.
Payment must be made at the office OF New Home Federal Savings and Loan Association at 14 North Sixth Street, Reading, Pennsylvania, or if payment is made within thirty-five (35) days after the date of this letter, by mail addressed to New Home Federal Savings and Loan Association, P.O. Box 37, Reading, Pennsylvania.
If we do not receive the required payment within thirty-five (35) days after the date of this notice, we may without any further notice to you, do any of the following:
1. We may begin legal proceedings to foreclose the mortgage, in which proceedings the Sheriff may sell your house.
2. We may take possession of your property and proceed to have you ejected from the property.
3. We may sue you personally for the said unpaid principal balance and all other sums due under the mortgage. WARNING: If you pay the amounts due more than thirty-five (35) days after the date of this letter and our lawyers have started legal proceedings, you may have to
[ 333 Pa. Super. Page 408]
pay additional foreclosure expenses, including court costs and attorney's fees.
The thrust of appellants' argument is that the notice was defective because it was sent after, rather than prior to acceleration as required by paragraph 18 of the mortgage instrument.*fn4 Derivatively, the appellants' argue that the notice also violated 41 P.S. § 403(a) and (c)(2) and (3), in that the notice was sent after acceleration, erroneously stated the nature of the default and did not advise Trunk of his right to cure the alleged default.
We note initially that we do not believe that the language of paragraph 18 is dispositive of the notice requirement herein. Paragraph 17 of the mortgage instrument states that upon breach of the due-on-sale clause,
"Lender may, at lender's option, declare all sums secured by this Mortgage to be immediately due and payable . . . . If Lender exercises such option to accelerate, Lender shall mail Borrower notice of acceleration in accordance with paragraph 14 hereof.*fn5 Such notice shall provide a period of not less than 30 days from the date the notice is
[ 333 Pa. Super. Page 409]
mailed within which Borrower may pay the sums declared due. If Borrower fails to pay such sums prior to the expiration of such period, Lender may, without further notice or demand on Borrower, invoke any remedies permitted by paragraph 18 hereof." (Emphasis added).
The remedies permitted by paragraph 18 are judicial foreclosure and the recovery of costs. These remedies must be distinguished from other provisions of paragraph 18 which are directed toward the notice requirements where the Borrower has breached his obligation to pay monies due and other obligations.
Appellants would have us make all of the provisions of paragraph 18 applicable where the Borrower has breached the due-on-sale clause: We decline to do so. In Village Beer and Beverage Company, Inc. v. Cox, 327 Pa. Super. 99, 475 A.2d 117 (1984), we stated:
In construing a contract, the intention of the parties is paramount and the court will adopt an interpretation which under all circumstances ascribes the most reasonable, probable, and natural conduct of the parties bearing in mind the objects manifestly to be accomplished. Unit Vending Corp. v. Lacas, 410 Pa. 614, 190 A.2d 298 (1963). Where the words of the contract are clear and unambiguous, the intent of the parties must be determined from the agreement itself. Kennedy v. Erkman, 389 Pa. 651, 133 A.2d 550 (1957). One part of a contract cannot be so interpreted as to annul another part, but, rather, writings which comprise an agreement must be interpreted as a whole. Shehadi v. Northeastern National Bank of Pennsylvania, 474 Pa. 232, 378 A.2d 304 (1977). Ambiguous language in a contract is to be interpreted most strongly against the party who selected the language. West Penn Realty Co. v. Acme Markets, Inc., 224 Pa. Super. 202, 303 A.2d 836 (1973).
Id., 327 Pa. Superior Ct. at 107, 475 A.2d at 121. Herein, there is no ambiguity in the language of either paragraph
[ 333 Pa. Super. Page 41017]
or 18. Paragraph 17 states that when the Borrower breaches the due-on-sale clause, the Lender may declare all amounts immediately due and payable; and further states that upon the Borrower's failure to pay, the Lender may avail itself of the remedies in paragraph 18, without any further notice. Paragraph 18, among its provisions, sets forth various remedies at the Lender's disposal. Paragraph 17 incorporates only these remedies, and not as appellants suggest, the various provisions relating to acceleration and notice.
Our conclusion is buttressed by relevant case law. Paragraph 18 calls for notice to be given in accordance with the applicable law; in this case 41 P.S. § 403. The appellants argue that the notice violated not only the terms of the mortgage instrument, but also Section 403. Again, we must disagree.
In Ministers and Missionaries Benefit Board of American Baptist Church v. Goldsworthy, supra, this court held that a notice of intent to foreclose was not violative of Section 403, despite the fact that it lacked certain information required by Section 403(c)(3), (4), (5), and (6). In Goldsworthy, the mortgagor had sold the property outright and foreclosure was based on, inter alia, a due-on-sale clause. The court stated:
This ability to prevent foreclosure and avoid acceleration, however, is distinctly delimited; it necessarily presupposes the existence of a default curable in the prescribed manner. Therefore, where acceleration is predicated upon default which cannot be cured, the reason for, and necessity of this information disappears.
Although Section 404 does not specify the type of default which may be cured, we agree with appellee that this section relates almost exclusively to monetary defaults. Thus to cure a default, subsection [404](b) directs that the mortgagor "pay or tender" all delinquent sums, together with reasonable fees and costs, and any late
[ 333 Pa. Super. Page 411]
penalty, and that the mortgagor "perform any other obligation which he would have been bound to perform . . . ." Clearly, appellant could cure a default resulting from nonpayment of principal and interest. Equally clear, however, is the fact that appellant could not cure a default based on conveyance of the premises in violation of the mortgage agreement. And, if mortgagors have already transferred the premises, any information as to their right to transfer is unnecessary. Based on the foregoing, we conclude that appellee's letter of July 28, 1975 provided all of the information required to comply with Section 403.
The appellants attempt to distinguish Goldsworthy by pointing out that it involved a direct sale whereas this case involved an installment sale. The appellants assert that where an outright sale has occurred, the default cannot be cured; but where an installment sale has occurred the default could be cured, if, for example, the Tierneys agreed to breach the installment sales agreement. We reject this distinction as being too speculative. Goldsworthy makes it clear that Section 403 is applicable where the mortgagor has defaulted on his obligation to pay overdue sums to the mortgagee. That situation is not present herein. The premise of Goldsworthy is more applicable herein since the default cannot be cured by Trunk acting alone, but rather requires some action by the Tierneys. This court could hardly sanction a requirement that a Lender advise a Borrower to breach a contract with a third party in order to cure a mortgage default.
Having decided that the appellants' arguments are without merit, the judgment of the lower court is affirmed.
Judgment affirmed.
Our website includes the main text of the court's opinion but does not include the
docket number, case citation or footnotes. Upon purchase, docket numbers and/or
citations allow you to research a case further or to use a case in a legal proceeding.
Footnotes (if any) include details of the court's decision.
Official citation and/or docket number and footnotes (if any) for this case available with purchase.
Learn more about what you receive with purchase of this case.
LRC, Inc. About Us


text:
As a coach to corporate execs who want to turn entrepreneur, I've noticed a theme emerge: many like the idea of owning a franchise as a source of passive income, or one where they can be an "absentee owner." This sounds like a wonderful idea. Invest a few hundred thousand dollars and manage by remote control, earning a return on investment with the tax advantage of business write-offs. Where do I sign up?
I knew two franchise owners a few years ago, two sisters who opened a frozen yogurt franchise store in midtown Manhattan. Each sister had a full-time job: one ran the family's network of walk-in medical clinics, the other was a teacher. I met them before they opened their location and recall asking them which one would be the manager of the store. They said neither one would be–they'd be hiring a manager to do that. Only it turned out they didn't want to spend $35,000 on a manager's salary, so they hired a few $7 an hour employees through a Craigslist ad.
I went into the store after it was open for a few weeks. An employee was there, not wearing his franchise uniform hat, but a sideways-turned Yankees cap instead. He didn't greet me, and did a poor job in executing my order. I came in another time and there were two employees (but no customers), who were sitting down behind the counter. From outside it looked as if there was no one working in the store.
I caught up with the owners a few weeks later and asked how things were going. I learned their cost of goods was an astounding 50% (it was supposed to be 25%), a clear indication of theft. On another visit a few months later, they told me the reason for their troubles was the poor support of the franchisor, who provided products at too high a cost and didn't do enough advertising to pull people into the store. Meanwhile, the sisters had done no outreach into the community or any marketing on their own. They blamed everyone but themselves for what was going on. They lost $500,000 in all before they closed the store.
Turns out there really is no such thing as an absentee franchise owner, at least not at the start of a business; and I am doubtful whether any retail franchise can survive without the regular presence of the owner. Yes, you have to be able to delegate and trust employees. But if you're the owner, you have to set the example and the expectation. Otherwise, you'll find that it's certainly possible to make a small fortune in franchising–provided you start with a big fortune.
Mitchell York is a Professional Certified Coach, small business entrepreneur, and author of Franchise: Freedom or Fantasy? How to Know If a Franchise Is Right for You After Your Corporate Career. He can be reached at firstname.lastname@example.com and information about his book is available at www.franchisefreedomorfantasy.com. Mitch also blogs at www.e2ecoaching.com.

subset: commoncrawl


text:
Sign In with your TV Provider
Sign in to unlock episodes and stream primetime shows LIVE.
Plus, sync your favorites and viewing history across devices for a more personalized experience.
Welcome back -- Sign in to unlock episodes and stream primetime shows LIVE.
| Published 03-21-13
The gang heads to Chicago for Nick's dad's funeral, and it's clear right off the bat that Nick is perhaps the most put-together person in his family - which is saying something.
Tuesday 8:31/7:31c Dec 6
Have a profile already ?Click here
Have an account already? Click here
To log in with a different account, click here.
Check your email to verify your address.
Didn't receive the email? Resend Verification E-mail


text:
3 posts tagged with youtubepoop.
Displaying 1 through 3 of 3. Subscribe:
Swooce Into Skooks
Of the countless video edits under the umbrella of YouTube Poop (previously), few have shown such consistent quality as the Scooby Doo parody The Misadventures of Skooks. Episode One, Two (alternate version if blocked in your region), Three, Four, Five. Epilogue: ReBooB. (Warning: contains swearing, sexual references, violence, drug use and Batman). [MLYT]
I know when you've had enough of this
Eh oh ehh-uh-EH-oh
Disney meets Dada: Intensive Gaston Unit [SLYTP]
Page: 1


text:
Regal Bucket Seat Large 30 in. Rod Frame Metal Bar Stool
About this item
- Armless bucket seat with back and rod frame
- Faux leather vinyl upholstery in choice of colors
- Steel frame in choice of black or metal finish
- Seat height: 30 in.
- Overall dimensions: 44H x 22W x 22D in.
Consider these popular products
- Reduced Pricefrom $29.88
- $32.96
- $29.96
- Reduced Pricefrom $32.00
- Rollback$34.97
- Rollbackfrom $89.00
- $39.78
- $29.42
- $19.97
- Rollbackfrom $44.97
- $59.97
- $89.88 Was $99.00Save $9.12
- $27.97
- Rollback Reduced Pricefrom $39.97
- from $29.46
- $49.84
- Rollbackfrom $31.99
- from $73.85
- $57.74
- $54.00 Was $69.00Save $15.00
- $45.00
About this item
About this item
Important Made in USA Origin Disclaimer: For certain items sold by Walmart on Walmart.com, the displayed country of origin information may not be accurate or consistent with manufacturer information. For updated, accurate country of origin data, it is recommended that you rely on product packaging or manufacturer information.
Straight up or neat, the Regal Bucket Seat Large 30 in. Rod Frame Metal Bar Stool will serve you right. A clean rod frame with a sturdy footrest supports relaxation and camaraderie. Faux leather in a variety of color choices will complement your home or bar styling. Choose chrome or black finish for the base. This bar stool is game for home or commercial use.
About Regal Seating Company
Regal Seating Company was founded in 1963 and is based in Addison, Illinois. They offer fine seating solutions for the food and hospitality industries as well as home. You can find Regal Seating Company products in restaurants, bars, night clubs, hotels, casinos, and homes in all 50 states, Canada in the U.S. Virgin Islands. They have a wide selection of wood and steel frame products. All their wood frames are made of 100% European Beech for strength and durability. The steel frames are made in the USA.
|Frame Material:
|Recommended Use:
|Is Industrial:
|Manufacturer Part Number:
|Seat Height:
|44H x 22W x 22D in.
|Home Decor Style:
|With Swivel
Customer Q&A
Ask a question
If you would like to share feedback with us about pricing, delivery or other customer service issues, please contact customer service directly.
Preview Question
Thank you.
Questions will be checked against our question guidelines and posted within five to seven business days.


text:
*** THE BEST VOCABULARY APPS IN THE APP STORE *** Knowji makes the highest quality and most effective vocabulary apps in the App Store. Sample content ...
*** THE BEST VOCABULARY APPS IN THE APP STORE *** Knowji makes the highest quality and most effective vocabulary apps in the App Store. Sample content from all our apps for FREE with Knowji Vocab Lite. You won't believe how quickly you'll learn! Knowji Vocab apps are Common Core aligned. *** WHAT OTHERS ARE SAYING *** "If you're looking for an app that reaches all types of learners, Knowji has you covered. With pictures, synonyms, antonyms, sentence examples and more, children will pick up new words quickly." Monica Burns, Apple Distinguished Educator, K12 teacher, New York "Knowji, thank you so much! I am an English teacher. I have 3 of your apps now for myself and I encourage all my students to buy Knowji's apps as they are studying for the SATs.†Mandy Barber, The Harker School, English Teacher, CA "I can't recommend Knowji more highly to anybody studying the TOEFL. It's a must-have. Also, it's about half the price of carrying around bulky vocab cards!" Brent Warner, TOEFL and ELL Educator, toeflibtbook.com "My son is using Knowji SAT Top 500. He completed it (500 words) in 10 days. He was not at all showing any interest in other SAT apps or books. I really recommend this app to SAT students.†Ranishoba "I used Knowji with my ELL students - they LOVED it! If you're looking for an app that will motivate your students, then you have found it!" Denise Waite, MS, Bayside High School, Florida "Knowji make the best vocab apps anywhere! They really helped me build my GRE vocabulary. Thank you Knowji!" Sam Thanapornsangsuth, Chulalongkorn University, Thailand, Winner of the prestigious Fulbright Scholarship "Knowji is almost too good to be true. We homeschool our 11 year old son and we now use Knowji apps as our 6th grader's complete vocabulary curriculum which supplements his language arts program and aid in his writing assignments. I can't recommend Knowji highly enough." Sheena78, Hawaii, Homeschool Mother/Teacher *** WHY CHOOSE KNOWJI? *** Our built-in memory coach uses scientifically proven methods to ensures that you'll learn and remember hundreds of words quickly and easily. Our team of content creators, including Stanford University graduates and Ph.Ds, spent years developing rich, engaging content so that you won't just memorize words, you'll really understand them! Knowji offers the richest set of content and the most effective technology to help you learn and remember. When evaluating other apps, ask if they offer you what Knowji offers you: CONTENT: - Image: A beautiful custom image for every word - Audio pronunciation - Example sentence(s): Sentences written in a story-like format with endearing characters that help you develop an emotional connection with the words you're learning. - Collocations - Synonyms - Antonyms - Word family - Verb tenses - Adjective comparatives & superlatives - Nouns (singular & plural forms) - Many word affixes & roots FEATURES: - Spaced Repetition: A scientifically proven method for optimal memory retention. The app keeps track of how well you've learned a word, and presents challenging words more frequently than others. It even suggests a time when you should drill again before you forget the words. - 4 Learning Modes: Passive & active recall (including spelling), receptive & productive learning. - Quiz: Quiz yourself in multiple modes anytime. - Goal Setting: Specify how many new words you want to learn per day, or set a target completion date. - Search: Look up a word, definition or example sentence. - Favorite a word so you can quickly reference the word later. - Do Not Learn: No more wasted time learning words you already know. - Progress Tracker: See how many words you've learned and how well you know them. - Status Report: See how much time you've spent learning. - Accent Reduction & Proper Pronunciation: Record your own voice and compare it with Knowji's voice. CONNECT WITH US: facebook.com/knowji twitter.com/knowji knowji.com (We love hearing from you.)
Version: 2.0.1
Size: 9.84 MB
Price: 0,00 €
Day of release: 0000-00-0


text:
Munjal Castings increases OEE by 50%, after using Renishaw TRS2 – tool breakage detection and tool setting probe
For any manufacturing company to be a market leader and become more competitive, it is vital to reduce costs, maintain quality, and provide timely delivery. Munjal Castings, based in Ludhiana, India, adopted this philosophy for its growth.
Company background
Munjal Castings, established in 1980, is part of The Hero Group, and caters primarily to Hero Majestic in the automotive industry. The company currently employs 1,200 people at two plants, where it manufactures quality aluminium die cast components using 20 machine tools. Munjal Castings has emerged as one of the trusted names in the aluminium and zinc die casting industry, supplying 600 tonnes of castings each month, with a turnover of 1.5 billion INR. The company supplies components to Hero MotorCorp Ltd, Suzuki Group, Hyundai, Hero Cycles, Nissan, Tata, GM, and Daimler Chrysler, as well as supplying the export market. Aware of the vast business potential in the international automotive industry, the company has commissioned a third plant which is ISO TS 16949:2000 certified and has a capacity of 100 machines.
A major challenge to overcome was frequent tool breakage, which caused delays in production and led to high levels of scrap and financial loss in terms of materials and time. The reputation of the company was at stake, as even a single substandard component could negatively affect goodwill towards Munjal Castings in the market.
Maintaining quality, cost and delivery within stringent deadlines is our company's unique selling point, which has helped us to stand apart from others. Daily, we supply 200,000 castings with 150 different component types to the automobile industry. Renishaw's products are reliable and are of high quality. With faith in Renishaw's technology, the management is confident of achieving greater results and reaching its targets.
Munjal Castings (India)
Renishaw TRS2 systems were installed at Munjal Castings to address this challenge. The TRS2 is an award-winning non contact broken tool detection system for machining centres. It determines whether a tool is present by analysing reflective light patterns and ignores any that are created by coolant and swarf, thereby eliminating false indications of a broken tool.Mr. P. L. Arora (Senior Vice-President of Munjal Castings) said: "The companywas incurring huge financial losses due to high rejections. This prompted the management to pursue increased automated solutions and they purchased TRS2 from Renishaw. After installing 16 TRS2 systems, huge savings in costs and time have become a reality."
The company's vision is to increase exports from 400 million INR to 1,000 million INR in the next three years. To achieve this, it has decided to increase automation with the help of process control solutions. According to Munjal Castings, machines with TRS2 installed have had their overall equipment effectiveness (OEE) increased from 50% to 76%. The target is to increase the OEE to 85%. Previously, 250 finished components were produced daily on each machine. Following installation of the TRS2 systems, production increased to 270 components per day.


text:
Local veteran learning to walk again after losing legs in Afghanistan
Updated:A Mooresville veteran has been in D.C. for months, learning to walk again.
Sign in using your wsoc profile{* #userInformationForm *} {* traditionalSignIn_emailAddress *} {* traditionalSignIn_password *}
Need a profile? Register now.
By submitting your registration information, you agree to our Terms of Service and Privacy Policy.{* createAccountButton *} {* /registrationForm *}
We have sent a confirmation email to {* data_emailAddress *}. Please check your email and click on the link to activate your account.
We look forward to seeing you on [website] frequently. Visit us and sign in to update your profile, receive the latest news and keep up to date with mobile alerts.
Click here to return to the page you were visiting.
We have sent you an email with a link to change your password.
Sorry we could not verify that email address. Enter your email below and we'll send you another email.{* #resendVerificationForm *} {* traditionalSignIn_emailAddress *}
Click submit to receive another verification email{* #resendVerificationForm *} {* traditionalSignIn_emailAddress *}
Check your email for a verification link


text:
You have until Feb 1, 2017 to return or exchange items purchased between Nov 1, 2016 and Jan 1, 2017.
All other standard return policy conditions apply.
Product Highlights
You Pay: $17.50
This Global Truss Large Caster for ST-180 Crank Stand is a replacement for one of the casters that comes with the crank stand.
|Aluminum and rubber


text:
Corcept Therapeutics (CORT): Notes From Management Meetings - Piper Jaffray
- Top 10 News for 12/2: Crude Rips on OPEC Cut; Starbucks' Schultz Steps Down; Nonfarm Payrolls Flat in Nov.
- Unemployment Rate Drops to 4.6%
- Bond yields slip on U.S. jobs data, euro steady before Italy vote
- Alibaba (BABA) Founder Jack Ma Discuss Plans to Retire; 'I Don't Want to Die at the Office'
- Starbucks Coffee (SBUX) CEO Howard Schultz to Step Down, Appointed Executive Chairman; Kevin Johnson New CEO
Get Alerts CORT Hot Sheet
Rating Summary:
8 Buy, 3 Hold, 2 Sell
Rating Trend: Up
Today's Overall Ratings:
Up: 11 | Down: 31 | New: 42
Join SI Premium – FREE
Get the Pulse of the Market with StreetInsider.com's Pulse Picks. Get your Free Trial here.
Piper Jaffray analyst, Charles Duncan, reiterated his Overweight rating on Corcept Therapeutics (NASDAQ: CORT) after hosting investor meetings with management.
The analyst also believes the platform is now entering a potentially transformative period for 2nd gen compounds to demonstrate clinical value in a broad range of cortisol-driven indications.
From '134, the analyst expects Phase II Cushing's results during 2H17 to support efficacy without progesterone activity, opening the door to increased penetration of US (and EU).
In the next year, the analyst also anticipates progress from the ongoing oncology trials to confirm meaningful, replicable efficacy from mife' (aka Korlym) and '134 in GR-expressing tumor types such as TNBC and CRPC. In advance of quarterly Korlym revenue performance, and this anticipated clinical and commercial progress for Corcept's portfolio of cortisol-modulating compounds,
No change to the price target of $12.
For an analyst ratings summary and ratings history on Corcept Therapeutics click here. For more ratings news on Corcept Therapeutics click here.
Shares of Corcept Therapeutics closed at $6.50 yesterday.
Serious News for Serious Traders! Try StreetInsider.com Premium Free!
You May Also Be Interested In
- Jefferies Cuts Price Target on Kroger (KR) to $30 Following 3Q and Guidance
- Delta Air Lines (DAL) Names New Chief Communications Officer
- JPMorgan Raises Rating on CBOE Holdings (CBOE) to 'Overweight'; Analyst Thinks Bats Technology Will Drive Greater Trading Activity
Create E-mail Alert Related CategoriesAnalyst Comments, Management Comments
Related EntitiesPiper Jaffray, Charles Duncan
Sign up for StreetInsider Free!
Receive full access to all new and archived articles, unlimited portfolio tracking, e-mail alerts, custom newswires and RSS feeds - and more!


text:
TopAgencies @topagencies
RT @ohointeractive: Be sure to stop by our booth at #AMAHigherEd to chat with our team and pick up our popular #CollegesAgainstInsanity car?
Top Interactive Agencies / Best Digital Agencies | December 6, 2016
WebAr Interactive is a digital agency from Buenos Aires, Argentina, directed by the founder Gustavo Buchbinder since 1998. We have ideas for a every day changing world. Please visit our website, and don't hesitate to drop us a line to have


text:
Taco Chili
Amy Sobiski
Ran across this recipe on-line. It can be pretty spicy if you use the Rotel. Very easy and very yummy.
Featured Pinch Tips Video
- 2 lb
- ground beef (or ground turkey)
- 1 - 2 Tbsp
- dried onions
- 1 can(s)
- black beans or pinto beans
- 1 can(s)
- whole kernel corn (drained)
- 1 can(s)
- stewed tomatoes
- 1 can(s)
- rotel tomatoes
- 1 pkg
- taco seasoning mix
- 1 pkg
- ranch style dressing mix
- 2 c
- water (or more to form broth)
Directions Step-By-Step
1Brown mean and onions in a large pan and drain off fat.
2Put remaining ingredients into a crock pot or large soup pot and simmer for an hour or so.
3Serve with optional toppings of shredded cheese, sour cream and tortilla chips.
About this Recipe
Course/Dish: Bean Soups, Chili


text:
Les Halles fresh produce market: "A feast for the eyes and the tummy!" Top 5 Page for this destination Avignon Shopping Tip by CatherineReichardt
Avignon Shopping: 13 reviews and 28 photos
As you might expect, the Les Halles fresh produce market is a hall equipped with serried ranks of edible temptation - although surprisingly well ordered and subdued, at least when I visited (very early morning). I suspect that there must be a wholesale fresh produce market elsewhere, as this didn't seem to be big enough to service a town of this size, and also wasn't selling much in bulk.
I made a point of visiting because I was in search of Camargue red rice, which I tracked down in a wholefoods stall at the eastern end of the complex.
Unsurprisingly, the quality of the produce was outstanding, and in particular, the variety and presentation of the meat stalls - not usually my favourite displays - just made me want to purchase everything in sight and comandeer someone's kitchen!
I did note with some amusement that the design of the foodstuffs is not as exclusively Provencal as they might appear: a tempting pile of iced biscuits fashioned in the shape of European animals (elk, foxes, bears) looked awfully familiar becaause I bought an identical set of cookie cutters in Ikea last Christmas!
Even if you're not a foodie, the building is well worth a visit because of its highly distinctive 'living wall'. It is on the western edge of the complex, which abuts Place des Halles and would actually be easy to miss if you were walking close to the market, because the plants do not extend down to ground level, and are partially obscured by covered walkway.
Note that there is also a small tourist information centre at the Les Halles market (only open 10:00 - 13:00 daily).
Theme: Food and Drink
More Reviews (34)
Things to Do (23)See All Rue des Teinturiers: Avignon's best kept...
Transportation (5)See All Getting to Avignon affordably by air
General (3)See All Navigating around Avignon
CatherineReichardt's Related Pages
"Never go the same way twice!"
- Member Rank:
- 0 0 0 9 3
- Forum Rank:
- 0 0 0 5 9
- 2,527 Reviews
- 3,721 Photos
- Add Friend
- Follow
- Send Message
Have you been to Avignon?Share Your Travels


text:
Michael Cavallari's Body Found In Utah After Going Missing
Utah authorities say they found the body of Michael Cavallari, brother of reality star Kristin Cavallari, in a remote part of Grand County, Utah.By Christian Bryant | December 11, 2015
Grand County, Utah authorities say they've found the body of 30-year-old Michael Cavallari, the brother of reality star Kristin Cavallari.
Michael Cavallari had been missing since Thanksgiving, when a passerby found his car off a dirt road 200 miles outside Salt Lake City. The engine in the car was still running, and the airbag had been deployed.
"The temperatures on the night of the incident were in the mid-to-low 20s. Very, very hostile conditions for somebody that was not properly equipped to be here, could be fatal," said Grand County, Utah Sheriff Steven White.


text:
180 N STARBOARD LN W Stansbury Park, UT 84074
Hi, Blueroof 360.
My name is
and I have a question about 180 N STARBOARD LN W Stansbury Park
You can respond by either emailing me at
or call during
My Question Is:
Estimated Monthly Payment$5,051
- Photos
- Location
- Questions
- Share
- Virtual Tour
- Mortgage Calculator
- Status: Pending
Listing courtesy of Berkshire Hathaway HomeServices Utah - Salt Lake
Stunning Executive Rambler in the heart of Stansbury Park with Hardwood Laminate Floors throughout most of main level. Large Open Kitchen with Stainless Steel Appliances, 5-Burner Electric Range, Built-in Stainless Microwave, and open to the Great Room. Enjoy Vaulted Ceilings, Bead Board Wainscoting Walls, Bay Windows, 3-Toned Neutral Colors, Water softener, New Water Heater, High Efficiency Furnace, and loads up upgrades. Large Laundry/Mud Room is darling with closets, counters and cabinets. Spacious Master Suite with a view and walk-in. Finished basement with large family room and large storage room with built-ins. Exterior spaces include: RV Pad with Double Gate, Large Landscaped Yard with garden area. The picky & qualified buyer will love this home!
Interior Features Include:
Closet: Walk-In, Dishwasher, Built-In, Disposal, Range/Oven: Built-In, Vaulted Ceilings
Basement Full
Fireplaces 0
Air Cond: Central Air; Electric
Heating: Forced Air, Gas: Central
Floor Type: Carpet, Laminate, Tile
Exterior Features Include:
Bay Box Windows, Entry (Foyer), Patio: Open
Acreage: 0.2900 Acres
Lot: Curb & Gutter, Fenced: Full, Road: Paved, Secluded Yard, Sidewalks, Sprinkler: Auto-Full, Terrain: Grad Slope, View: Mountain
Landscape Landscaping: Full, Mature Trees, Vegetable Garden
Roof: Asphalt Shingles
Exterior: Aluminum/Vinyl, Asphalt Shingles, Stucco
Patio/Deck: 1 Patio 0 Deck
Garage/Parking: Attached, Extra Height, Extra Width, Opener, Rv Parking, Storage Above, Extra Length, Workbench
Driveway Concrete
Garage Capacity: 2
Other Features Include:
Subdivision: LAKESIDE SUB 2
Inclusions: Microwave, Range, Tv Antenna, Water Softener: Own, Workbench
Amenities: Clubhouse, Electric Dryer Hookup, Park/Playground, Swimming Pool, Tennis Court
Water: Culinary
Utilities Gas: Connected, Power: Connected, Sewer: Connected, Sewer: Public, Water: Connected
Storage Garage, Basement
Taxes 1503
School District: Tooele
Information deemed reliable but not guaranteed accurate. Buyer to verify all information.The multiple listing information is provided by Wasatch Front Regional Multiple Listing Service, Inc. from a copyrighted compilation of listings. The compilation of listings and each individual listing are © 2014 Wasatch Front Regional Multiple Listing Service, Inc., All Rights Reserved. The information provided is for consumers, personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.


text:
Write a Review and share your opinions!
Monday, 31 October 2016 | Patricia
Very pleased with these dual coils.
2 of 3 people found this review helpful.
Thursday, 21 July 2016 | Terence
Finding this good, now that I know how to fill it. Had been using CE clearomizer, decided to try VL H4 due to leakage. Had to ring for instructions on refilling, Sarah kindly told me and emailed me instructions. Thanks.
4 of 6 people found this review helpful.
Monday, 18 July 2016 | Steven
Well worth buying these coil replacements. Very quick delivery.
3 of 4 people found this review helpful.
To Order Call us on 0800 222 9 222 9am - 5pm Mon-FriFREE UK DELIVERY – NO MINIMUM SPEND
NOTE: You will be asked to confirm your Date of Birth during the checkout process.


text:
design – renovate – build
Spotlight Home & Lifestyle – Home & Cottage Renovation in Peterborough and the Kawartha Lakes region is our passion, our vocation and our specialty. We are a values based company where you and your project are the centre of attention – in the Spotlight if you will.
At Spotlight Home & Lifestyle, our hallmarks are effective communication, exceptional service and an unwavering commitment to quality and completion.
Spotlight Home and Lifestyle was founded by Garnet Northey in an effort to create a values based company that brings peace of mind to the renovation process.
design - renovate - build
design - renovate - build
From additions to renovations, large or small we improve your home and transform your vision into reality. Kitchens, bathrooms and additional living space not only enhance your own lifestyle but add value to the home when it's time to sell.
Latest News
Spotlight Home & Lifestyle Is Now a Tarion Registered Builder
Spotlight Home & Lifestyle is now a Tarion registered builder and licensed to build new homes in Ontario!
As an award winning Design/Renovate/Build firm Spotlight Home […]
Awarded Best of Houzz 2016
Awarded Best Of Houzz 2016 – Spotlight Home & Lifestyle Inc. of Buckhorn, Ontario
Over 35 Million Monthly Unique Users Nominated Best Home Building, Remodeling and […]
Latest Project
Basement Beauty Renovation
Renovation Projects
Basement Beauty Renovation
The vision for this under realized cottage basement was to create a space […]


text:
Real news. Real funny.
Real news. Real funny.
If you can read this, either the style sheet didn't load or you have an older browser that doesn't support style sheets. Try clearing your browser cache and refreshing the page.
• • •
5552 clicks; posted to Main » on 31 Jul 2012 at 9:00 AM (4 years ago) | Favorite | share: more»
Share this link:
Article Comments close
34 Comments (+0 »)
View Voting Results: Votes
Skipped 10 non-voting comments in this thread
Show all or log in to change this
Skipped 10 non-voting comments in this thread
Show all or log in to change this
Displayed 34 of 34 comments
View Voting Results: Votes
This thread is archived, and closed to new comments.
Submit a Link »
Stories from our partner sites:
Populist Dutch Lawmaker Guilty of Hat...
He Fled Germany in 1933. Now His Heir...
Hillary Clinton: Fake News Is Now Put...
On Parliament Floor, Scottish MP Reco...
More news at Newser »
Don't Worry, Guys: This Ikea Stool Pr...
British Pub Wants Its Ghost Back
A Sneak Peek At 60-Year-Old Dominatri...
A Pumpkin Spice Latte Highlighter Exi...
More news at HuffPostWeirdNews »
In Other Media


text:
What's On TV Tonight? – 'Girl Meets World', 'The Messengers', 'Defiance' on Friday
Eric makes a shocking discovery on Girl Meets World! But what else is on TV tonight? Here are the TV listings for Friday 07/10/2015:
Defiance ("Where the Apples Fell") – When the Votanis Collective connection is exposed, Nolan and Berlin are in pursuit; Alak faces his future as a father. (Syfy)
Masters of Illusion [SEASON PREMIERE] ("Spinning the Classics") – Featured magicians include Greg Frewin, Barry & Stuart, Sos & Victoria, Murray SawChuck, Michael Turco and Rick Thomas. (The CW)
NICK'S PICK: Girl Meets World ("Girl Meets Mr. Squirrels Goes to Washington") – Eric finds out that he was only recruited to run for Senate because he was expected to lose; Riley and her friends help with his campaign. (Disney)
The Messengers ("Harvest") – Conflicting clues result in a disagreement among the Messengers; Vera gets close to uncovering the master plan for the genesis meteorite. (The CW)
Love Thy Neighbor ("Spring Cleaning") – Hattie prepares for spring cleaning at the diner; Linda explains why she can't move in with Phillip. (OWN)
Marriage Boot Camp: Reality Stars ("Dangerous Liasons") – A spouse swap sparks drama; Tami confronts Hank; Travis blasts Kendra; Kendra questions her strength. (WE TV)
What Would You Do? – Using hidden cameras, host John Quiñones observes and comments on how ordinary people behave when they are confronted with dilemmas that require them either to take action or to walk by and mind their own business. (ABC)
Killjoys ("Vessel") – The Killjoys protect a group of Surrogates under siege in a badlands fortress, finding their rhythm as a trio in the process. (Syfy)
Love Thy Neighbor ("An Empty Palate") – Linda, in a completely rational mood, threatens to call the wedding off if Philip does not change the furniture in his house. (OWN)
Dateline NBC ("Miami Heat") – When a woman kills the man she suspects of being involved in an attack that left her husband dead and her young son wounded, she claims self-defense. (NBC)
The Soup [LIVE] – Guest Jane Lynch. (E!)
Dark Matter – The crew is hired to salvage an abandoned freighter, but the freighter turns out to be more than what they expected. (Syfy)
Sex With Brody [SERIES PREMIERE] ("Christina Milian") – Featuring guest Christina Milian. (E!)
E! News – Entertainment news. (E!)
Uncommon Sense With Charlamagne tha God – Charlamagne and guests discuss current issues in pop culture. (MTV 2)
Big Brother: After Dark – Live camera feeds from the "Big Brother" house. (Pop)
What, if anything, do you plan on watching on TV tonight? Sound off in the comments!
And for more TV updates, follow me on Twitter: @NickRomanTV


text:
We found the right girls
Sometimes I just happen to be in the right place and in the right...
Euro babe found a fucking solution to her problem
This hot plumper has all the right curves and the only thing that...
I just found them fucking on the bed
Missy Monroe just has the look of a fetish queen
Couple sex tape found by new apartment tenants
Just the Right Way
Cute sexy and funny and has found the right place
Gay sex All alone in the privacy of his apartment was just h
Carly Parker has a problem. The same problem as a lot of my friends....
Ashley just went shopping and found the sexiest red lingerie that...
Nathan and Kyle love to play pool, only problem is they
Found the cam in the cupboard and just in time cause my GF was hot...
I just dancing.... only for the girls
Honey knows just the right moves to stimulate studs dick
Selena makes sure she rides the cock just right for her
Dick Casey finally pours some massage oil right on his cock
Dillion just moved to the area and found an easy way to
Completely dressed ebony can just only pull on the top
Emo guy jesse gay porn Sure, only problem is he doesn't get to shoot his
TrafficHolder.com - Buy and Sell Adult Traffic|Trafficshop.com - Let your business grow|Contact Us|Webmaster
All content, including images, text, graphics, video and audio content contained in the website is protected under the laws of copyright, owned or under license to company or its designees,and represents proprietary and valuable intellectual property.
Contact Webmaster 18 U.S.C. 2257 Record-Keeping Requirements Compliance Statement
Powered by Stream Rotator


text:
Garlic Clove Chicken
Total Time
Prep 20 mins
Cook 45 mins
Garlic and chicken what could be better, The cloves of garlic are really good to eat also. They really don't over power the chicken. Recipe comes from Better Homes & Garden Magazine
Ingredients Nutrition
- 2 lbs meaty chicken, such as breast & thighs
- 25 cloves garlic (about 1/2 cup or 2 to 3 bulbs)
- 1⁄4 cup dry white wine
- 4 teaspoons lemon juice
- 1⁄8 teaspoon salt
- 1⁄8 teaspoon ground red pepper
- Preheat oven to 325 degrees.
- Spray a large skillet with nonstick spray coating.
- preheat skillet over medium heat.
- Add chicken and brown for 10 minutes, turning to brown evenly.
- Place chicken in an 8-inch square glass baking dish.
- Add unpeeled garlic cloves.
- In a small bowl combine wine and lemon juice; pour over chicken.
- Lightly sprinkle chicken with salt and ground red pepper.
- Bake, covered, for 45 to 50 minutes or until chicken is tender.
Most Helpful
LOVE garlic! This was excellent! I basted the chicken throughout baking. I ate some of the garlic cloves, and now my DH won't come near me!
I am not going to rate this because I did have to substitute broth for the wine since I don't use wine at all. I'm not sure if this was the reason, but I probably won't make again. The chicken lacked flavor, except the red pepper. It was plenty tender, just no garlic flavor or anything else to speak of.


text:
20th Floor
Sherman Oaks, California 91403
United States
|Areas of Practice
|1) Business Law, 2) Corporate Law, 3) Commercial Contracts, 4) Debt and Equity Finance, 5) Emerging Growth Companies, 6) Limited Liability Company Law, 7) Mergers and Acquisitions, 8) Partnership Law, 9) Private Placement, 10) Public Offerings, 11) Securities and 12) Strategic Alliances
|University of Southern California (B.S., Business
|Most recent firm
|Stubbs Alderton & Markiles, LLP
|Relevant Jobs
Litigation Associate Attorney
USA-CA-Los Angeles
Small to mid-size Century City law firm is looking to hire a full time associate attorney. Minimum requirements for the position include 5-8 years of business litigation and corporate litigation exp...
Apply now
IP Attorney / Patent Agent
USA-CA-Palo Alto
Patterson + Sheridan, LLP is seeking IP attorneys and patent agents with an electrical engineering, computer science, or physics background. SENIOR INTELLECTUAL PROPERTY ASSOCIATE - 5+ years of ...
Apply now
IP Transaction Attorney
USA-CA-San Francisco
IP Transaction Attorney The candidate will support the company's newly launched Global Innovation and Performance Center of Excellence (COE), which is charged with developing performance apparel in...
Apply now
|+ View more jobs
A. Harrison Barnes is a well-known attorney throughout the United States. As a member of the Malibu community, Harrison is committed to serving the needs of Malibu residents and businesses in legal matters.
Alan Singer is a partner in Morgan Lewis's Securities Practice. Mr. Singer advises companies with regard to a diverse range of corporate and securities matters.


text:
SBricks is a one stop solution for all your home needs. It provides home cleaning services, repair services and laundry services. Their quick booking process, affordable pricing, and immediate or instant availability of service providers make them the top choice for home needs. If you are looking for someone who can do the cleaning or repair job for you then this is the right place. Avail their affordable home services and enjoy your weekends with your friends and family. Here, you can find dozens of promo codes that help you save on home services.
verified on 08 December 2016.
Best Price On Services:
|Laundry Services
|At Rs 200
|Starts At Rs 300
|Plumbing Services
|At Rs 399
|Pest Control
|Avail At Rs 599
verified on 08 December 2016. Get your laundry services done with SBricks in a easy way. Here at SBricks you can get the laundry services at a best price starts from Rs 12. This Laundry services are available only in the major cities like Hyderabad and Vizag. Not required any SBricks coupon code to make avail of this best price. Hurry and look on to the landing page where you can select the city and book your online service slot now!
Book your gardening services online at SBricks with low prices. This service starts from Rs 500 and also available in Hyderabad, Bangalore, pune, Vizag and many more cities. You can book this service from mobile app and website with low prices. Install the SBricks app and login with Facebook and book a gardening cleaning service slot. 100% certified people will work on this job. Hurry up. SBricks coupon code is not required to grab this discount offer.
verified on 08 December 2016. SBricks offers exclusive discount prices on commercial office cleaning service. This service starts from Rs 3 per sft. you can book this service from mobile app or website with best price. This service are available in Hyderabad, Bangalore, kochi and Vizag. SBricks promo code is not required to grab this discount. Hurry up.! click HappySale to grab more SBricks coupons & deals on other services like home cleaning, pest control, plumbing and many more. Grab the deal now!
Get AC services and repairs done in a easy way with SBricks. It has got all verified and experienced A/C repair team who will fix your A/c at extreme low prices. Now SBricks has upto 25% off on A/C services. Hurry! Limited period offer. Click to get the service booked. You can get this services directly to your door step. No SBricks voucher code is required to grab the deal. For more SBricks offers refer to the landing page.
verified on 08 December 2016: SBricks presents best deals on monthly packages of car cleaning services. This services starts from Rs 750 only. You can book this car cleaning service from SBricks mobile app and website also. This services are available in major cities like Hyderabad, Pune, Bangalore, Vizag, Kerala etc. Hurry up .!! Service are provided to your door step with 100% verified and professional people. Not required any SBricks vouchers to avail this online services at a best price. Book services now and get the work done within the quick duration.
Book your services online via SBricks mobile app and avail best discount deals. Download SBricks mobile app and get all the services like cleaning, pest control, laundry, repairs, vehicle care and lot more in a easy way with best deals. Here at SBricks you can get extra discount on services booked via SBricks mobile app. Not required any special SBricks discount coupons to make avail of this deal. Look on to the landing page where you can download the mobile app from both app store and google play store. Get it today!
|Offer Details
|SBricks Home Automachine Services
|Avail Best Price
|Car Cleaning Monthly Package
|Get At Rs 750
|SBricks Laundry Services
|Starting From Rs 12
|AC Repair Services
|Discount Upto 25%
How to Save Big With SBricks
Hire professional laundry, repair, home cleaning, electrical, painting services and much more in your city today with SBricks. Get these services for free by using our first-time code. Also, find an amazing range of discounts for existing users. Currently, their services are available in the following cities: Hyderabad, Pune and Vizag.


text:
Your Rating:
Hold the CTRL or Command key to select multiple releases
61 total votes
#223 highest rated ARC action game (#288 on ARC, #25315 overall)
43.18% of 44 total votes
#185 hardest ARC action game (#212 on ARC, #9690 overall)
27 total votes
#187 shortest ARC action game (#210 on ARC, #14308 overall)
71% of 72 total votes
To rate games, you need to be logged in to GameFAQs. Please log in or register to continue.
If you're stuck in Metal Slug 5, ask your fellow GameFAQs members for help.
1 Users
0 Users


text:
To download this product, you'll need Garmin Express.
Garmin introduces a full-featured, compact, panel-mounted Class 1A transponder. The GTX 320's solid state transmitter provides 200 watts nominal power output, eliminating the need for a cavity tube that can degrade with time, fail, or require expensive replacement. 100 percent solid state also means no warm up time, reduced power consumption, and heat for longer service life. Extensive utilization of surface mount technology provides shallow depth and light weight which simplifies installation in the tightest spaces. 14- or 28-volt operation is available without the requirement for external voltage converters or dropping resistors.
The GTX 320 fits into existing installations of selected Narco and King transponders using optional adapters for simple, cost-effective upgrading. A single board design allows for ease of serviceability and simple, standard, four-knob tuning. Also included is an extensive one-year warranty. The GTX 320 transponder—another high-value, compact, reliable product from the avionics industry innovator: Garmin.
Site Map •
Terms of Use •
Privacy •
Security •
Copyright © 1996-2016 Garmin Ltd. or its subsidiaries


text:
Double Tree By Hilton Esplanade Darwin
Double Tree By Hilton Esplanade Darwin
Hotel Guest Rating: 7.9/10
116 The Esplanade
Darwin 0800
Welcome to the Double Tree By Hilton Esplanade Darwin
Priceline guests enjoy the outdoor pool, tropical gardens, on-site restaurant and free Wi-Fi at the non-smoking Doubletree By Hilton Esplanade Darwin, located in the capital city of Australia's Northern Territory.
Hotel Features
Spread out over five floors, the Doubletree By Hilton's 197 non-smoking rooms come with a coffeemaker, cable TV, work desk and complimentary Wi-Fi. The outdoor pool is surrounded by beautiful tropical gardens. Don't miss the poolside bar, business center, complimentary on-site laundry and 24-hour fitness center. The restaurant serves breakfast, lunch and dinner.
Hotel Location
Located on Darwin's Esplanade across the street from the city's waterfront on the Timor Sea, the Doubletree By Hilton is a five-minute walk from restaurants and nightlife on Mitchell Street and two miles from the Mindil Beach Markets. Drive five minutes to Darwin Harbour or three miles to Fannie Bay Race Course. Darwin International Airport is only a 10-minute drive away.
Guest Favorites
Surrounded by shopping, restaurants and a race course, Priceline guests say the Doubletree By Hilton Esplanade Darwin offers a convenient stay with its fitness center, outdoor pool and complimentary Wi-Fi.
- Internet services
- Outdoor pool
- Business centre
- Free parking
- Room service
Double Tree By Hilton Esplanade Darwin Amenities
- 24-hour front desk
- Air conditioning
- Bar
- Barber/beauty shop
- Business centre
- Currency exchange
- Dry cleaning
- Fax/photocopying
- Free parking
- Internet services
- Laundry
- Lift
- Luggage storage
- Meeting/banquet facilities
- Non-smoking rooms
- Non-smoking throughout
- On-site parking
- Outdoor pool
- Parking
- Private parking
- Restaurant (à la carte)
- Room service
- Safety deposit box
- Swimming pool
- Tour desk
Hotel Information
Please note that the entire property will be temporarily closed from 1 December 2016 until 31 March 2017. During this period the hotel will be undergoing a variety of building services upgrades and maintenance.Please note that different policies and additional supplements may apply for extra guests.Please note that a 1.5% surcharge applies for payments with credit card.Please note that there are two DoubleTree by Hilton branded hotels adjacent to each other on the Esplanade: DoubleTree by Hilton Hotel Esplanade Darwin (116 Esplanade, Darwin) and DoubleTree by Hilton Hotel Darwin (122 Esplanade, Darwin). Hilton Darwin is located at 32 Mitchell Street, 11 minutes walking distance.
Hotel Guest Reviews of the Double Tree By Hilton Esplanade DarwinOur hotel ratings and reviews are from real hotel guests. Priceline.com ensures that its reviews are guests-only by proactively sending hotel surveys to customers after they've completed their hotel stays. In the post-stay surveys, priceline.com hotel customers are asked a number of questions about their stay and the hotel. On a scale of 1-10 with 10 being the best, the survey asks guests to rate their overall experience and specifically rate the hotel's cleanliness, staff and location. Priceline.com does not allow site visitors to post unsolicited hotel reviews.
January 11, 2014
Solo Traveler
Great location, big rooms, nice pool, great staff. I would definitely go back.
June 1, 2009
April 3, 2009
It was worth the money. The staff there was very helpful. It was fine. I have no complaints. It is the place to stay that won't break your budget compared to some others along the street. I don't need luxury necessarily. I need a comfortable place to clean up and sleep after spending the day exploring Darwin. I don't travel places just to bask inside a hotel.
(1 - 3 of 3 reviews)
- Darwin Esplanade Escape (0mi)
- Darwin Yha (0.1mi)
- Doubletree By Hilton Darwin from $73 (0.1mi)
- Marrakai Apartments from $112 (0.1mi)
- One30 Esplanade Apartments from $447 (0.1mi)


text:
Doctor insights on:
Is An Ovarian Cystadenoma Cancer
Is an ovarian cystadenoma cancer?
No: These are benign tumors of the ovaries that can get very large and painful, but otherwise are not considered malignant. Surgical treatment can be indicated if they are symptomatic. ...Read moreSee 1 more doctor answer
Cancer (Definition)
An uncontrolled cell growth leading to invasion and metastases is what cancer is defined as. It produced abnormal growth of cells which acquire destructive properties causing serious threat to host's life, unless it can be removed or destroyed by ...Read more
Ovarian serous cystadenoma is cancer?
No.: This is a common benign ovarian tumor diagnosed by microscopic examination. ...Read moreSee 1 more doctor answer
Is an ovarian cystadenoma a type of cancer?
Cystadenoma: A cystadenoma is benign epithelial lesion of the ovary. If the histology is more complex it could be classified as a borderline tumor of undertermined malignant potential. The malignant version is as a cystadenocarcinoma. Saw one today in my practice. You have nothing to worry about. ...Read more
If I have ovarian benign serous cystadenoma removing with ovary tugether will reduce the risk for ovarian cancer?
Ovarian cyst: Removing one ovary doe not decrease your risk. ...Read moreSee 1 more doctor answer
Benign serous cystadenoma if the ovary is left intact women over 35 year of age will increased risk of overian cancer?
Excision: Danna, there is no way to know if it's a benign, serous cystadenoma until it is surgically removed and examined by a pathologist. Benign serous cystadenoma is a pathological diagnosis that cannot be made while the ovary is left inside. If the tumor is removed in an intact ovary, and this is the diagnosis, there is no cancer. ...Read moreSee 1 more doctor answer
Women who have previously had benign serous cystadenoma are at a greater risk of developing further overian cancer on same ovary ?
Not exactly: Removing cysadenoma of ovary will prevent that cyst tuning to cancer in future as it was removed however will not prevent getting future cancer of ovary .That side or other side. ...Read more
Just had cystectomy on 12/5/14 & Left ovary had cystadenoma.still have severe pain&had transvaginal US and there is 5.5cm adnexal mass. Cancer??
Most likely not.: Most ovarian cysts, even those with a glandular component, are benign, altho they can be quite painful. Multiple and/or recurrent cysts are, unfortunately, fairly common. Please follow up with your doctor. While you may need a repeat cystectomy, we can offer medications that help prevent recurrences. I know you're uncomfortable but please don't worry about cancer. It's very unlikely. ...Read more
My mother is 70 year old in CT scan mucinous cystadenoma of Rt overy found in size 24/18/12 please confirm is it cancer if not shall we go for surgery is?
Benign tumor: Mutinous cystadenoma is a benign ovarian tumor. They can become large and cause symptoms due to their size. The appearance on CT can be suggestive of the diagnosis, but is not specific. For these reasons suspected cystadenomas are often surgically removed. ...Read more
Serous cystadenoma can turn into cancer?
Not usually: Serous cystadenoma (sc) of ovary is a common benign (not cancerous) tumor highly unusual to turn into cancer unless it is classified as serous borderline cystadenoma. Sc may also occur in the pancreas, often in the tail end area. It is also benign but can grow quite large and thus can physically push on other near by structures. If you have trouble, consult doc. Good luck. ...Read more
Serous cystadenoma could turn into a borderline cancer?
Yes possible: It is possible longstanding cystadenoma some times can transform to malignant cystadenoma , pathologically it is cancer or not a cancer , pathologist will never describe as borderline cancer. ...Read more
Cystadenoma (Definition)
By definition, this is a benign tumor of glandular origin that has one or more cavities lined with the tumor cells and containing some type of fluid. They can occur nearly anywhere and are very ...Read more
- Talk to a doctor live online for free
- Is an enlarged ovary a symptom of ovarian cancer?
- Does an elevated ca 125 level always indicate that ovarian cancer is present?
- Is hip pain a symptom of ovarian cancer?
- Ask a doctor a question free online
- I heard that burping is an early sign of stomach cancer is this true
- Is it dangerous if an ovarian cyst ruptures?
- Is brown vaginal discharge a symptom of an ovarian cyst?
- How to tell if the pain is an ovarian cyst or appendicitis?
- Talk to a gynecologist online for free


text:
Shop by Category
Results in Diamond Stainless Steel Fashion Jewellery
1-25 of 729
Elegant Crystal Pendant Chain Chunky Statement Choker Charm Necklace Jewelry【Main Stone】AAA CZ Diamond. 【Main Stone Color】Clear. Environmental Standard Lead Nickel Cadmium Free. Note: Due to the light and screen difference, the item's color may be slightly different from the pictures.AU $1.78From ChinaFree postage
2Pcs Mens DIAMOND CUT CRYSTAL DIAMANTE Stainless Steel Clear Ear Studs EarringsAU $1.54From ChinaFree postage259 sold259 sold
Unisex's Mens Stainless Steel Cross Black Silver Pendant Necklace Chain New GiftChain Length:50cm. We will reply within 24hours.AU $1.29From ChinaFree postage
1PC Fashion Silver Stainless Steel Diamond Series Lobster Clasp Bracelet 21cmMaterial Stainless Steel. Note Width:3.8mm( 1/8");Lobster clasp 10 x6. 5 mm;. Color Dull Silver Tone. Size Length:21cm(8 2/8"). Buy more, Save more!AU $1.00From ChinaFree postage
Pandora Black Crown Diamond Watch RRP $335.00Worn a few times, in excellent condition, perfect keeping time and beautiful to wear. no longer wear and it is going to waste sitting in my room, receipt and warranty provided.AU $150.00
Pandora Silver 9k Woven Silver & Diamond Ring9k pandora silver woven ring Good used condition 375 stampedAU $89.00AU $9.00 postage
New Fashion Women Crystal Jewelry Magnetic Health Bracelet Stainless SteelAU $9.09From ChinaFree postage
Fashion Women Diamond Pendant Necklace Chain Silver Stainless Steel Jewelry GiftIt is a good gift for you and your lovers ! Material: 925 Silver Plated, Rhinestone. Color: Silver. Chain Length: 44cm. 1 x Pendant. 1 x Chain.eBay Premium ServiceAU $2.95Free postageFrom Hong Kong
Man Women Lady Girl DIAMOND Shape Punk Rock Party Studs Piercing Stud EarringseBay Premium ServiceAU $5.85Free postage
Stainless Steel and Black Diamond 21.6cm Bracelet. Brand New1AU $902.00From United StatesFree postage
Fashion Jewelry diamond Stainless Steel Titanium Steel Rose Gold HYNecklace Type:Pendant Necklaces Gender:Women Chain Type:Link Chain Metals Type:Stainless Steel Material: Stainless Steel Plating: Rose Gold/Platinum Plated Size: pendant 12*12mm,Chain 400mm 30mm Brand Unbranded MPN Does not apply UPC 4894462714300 UPC 4894462714300.AU $3.87From Hong KongFree postage35 sold35 sold
Genuine Pandora Watch Silver/White with Diamond BezelWhite and Silver - Ceramic Pandora Watch. 3 x interchangeable watch bands - Genuine leather. White with Red Stitching, White leather and Pink Leather. My husband bought me this watch a few years ago, I wore it initially but now it has just sat in its box.AU $300.000 bidsAU $0.00 postageEnding Friday at 16:12 AEDST
Ladies Crystal Diamond Ring Gold Plated Finger Bow Zirconia Rings Size 6-9AU $1.59From ChinaFree postage7 watching7 watching
Silver stainless steel rose heart skull simulated diamond soft gothic pendantWe import quality jewellery from all over the globe and are always looking for the next hot trend or unique find. We provide Men's and Women's jewellery ranges including pendants, necklaces, earrings, studs, rings, bracelets, bangles, money clips, broochs, watches and other accessories.eBay Premium ServiceAU $22.99Free postage
Men's Cool Diamond Punk Titanium Steel ear stud earrings Jewellry 2pcs E85BAU $2.69From ChinaWas: Previous priceAU $2.99Free postage
Stainless Steel w14k Gold Plated & Diamond Accents Bracelet, 22cm. Brand New1AU $817.00From United StatesFree postage
Ana Collins Necklace Diamond Peacock Blue Fashion HandmadeNecklace is handmade with peacock colours. Looking for the necklace with a fresh feel for your party ?. Ana Collins. Peacock Blue. Size: 83 cm chain, 42 cm in necklace and pendent shape. Fashion Jewellery with a bling!AU $17.42Was: Previous priceAU $20.50AU $6.50 postage
Glass Pendant Locket Floating Charm Locket Diamond Necklace + 60cm Snake Chain RAU $7.64From ChinaFree postage
Genuine Pandora ICON WATCH black diamond crown Swiss made Sapphire crystal 5 ATMThe rest of the watch has been worn a little. Floral bezel is in okay condition with scratches/wear clearly visible. The straps are in good condition, and the watch face is in excellent condition, with no scratches on the crystal face.AU $245.00AU $11.00 postage
Stainless Steel Diamond Shaped Stud Earrings E249Style : Stud Earrings. Earrings come with butterfly backs.eBay Premium ServiceAU $8.99Free postage
Ladies Silver Stainless Steel Simulated Diamond Promise Dress Band Ring Size 7 NStainless steel jewelry is durable and does not tarnish. Not only is stainless steel one of the strongest metals, it also does not oxidize. Stainless steel jewelry can be easily cleaned with warm water and a clean cloth, thus forgoing purchasing expensive jewelry cleaners.eBay Premium ServiceAU $14.95Free postage5 watching5 watching
Stainless Steel & Crystal Bangles suit fashion, bridal, bridesmaid, evening,kidseBay Premium ServiceAU $8.00Free postage
Silver emblem rose skull simulated diamond stainless steel gothic pendantWe import quality jewellery from all over the globe and are always looking for the next hot trend or unique find. We provide Men's and Women's jewellery ranges including pendants, necklaces, earrings, studs, rings, bracelets, bangles, money clips, broochs, watches and other accessories.eBay Premium ServiceAU $18.99Free postage21 watching21 watching
Stainless Steel, Leather and Diamond Cross Bracelet, 21cm. Free Shipping1AU $287.00From United StatesFree postage
Genuine Pandora Watch Head Embrace Stainless Steel - 811040LS - retiredA stainless steel watch head with logo that fits with PANDORA leather and fabric bracelets and PANDORA lariats. Embrace watch-head - stainless steel. Up for sale is an authentic, 100% genuine Pandora.AU $185.00AU $14.50 postage9 watching9 watching


text:
by Mike Kojima
Setting the gap on your piston rings is an important step to building an engine that performs at its best. Getting your piston rings to have the optimal seal is perhaps the most critical aspect of good engine building. Of course you want to spend time assuring that your machine work and cylinder wall finish is correct for the type of rings used but a lot of people neglect blueprinting the ring gap.
[Read the rest of this article...]
In the last edition of building the naturally aspirated K24, we were showing some of the detail of building a solid dry sumped bottom end for an Ariel Atom track car with a lot of aero. In this edition, we will be getting rid of the K24 Z7's main performance bottleneck.
We hope you've been following our progress in updating the Spoon Sports USA Time Attack FWD Unlimited Civic here on MotoIQ. The idea behind this round of modifications was to mildly update the car, improve its safety and reliability, clean up the aerodynamics, and to try some new ideas that will be incorporated into a possible new build by Spoon Sports with the Type R Civic due next year.
In the last segment covering the engine build on our 5.0 liter Mustang, we addressed the top end with CNC ported heads and camshafts from Ford Motorsports. Now it's time to fortify the engine's bottom end so we can have a screaming high-revving naturally aspirated Coyote engine that is still reliable.
Our target for this build is to have a safe 8000 rpm redline, wheel horsepower in the high 400 range and run on 91 octane California pump gas with reliability and track car endurance. We feel that this stuff is all pretty easily done.
A few years ago we got to test a sample of KW Suspensions' electronically adjustable DDC coilovers while visiting them at their German global headquarters. We sampled a 3 series BMW coupe on twisty German back roads and on the Autobahn and came away favorably impressed. We were able to easily, and quickly, adjust the suspension from comfortable to firm to match our current driving modd and/or road conditions.
If you are a Honda fan or a follower of Time Attack then you are probably familiar with the Spoon Sports USA Civic, the little Honda that could. Last year the Spoon Civic with Formula Drift Champion Dai Yoshihara at the wheel, set the Time Attack world on its ear by surpassing the previously thought unbeatable FWD Unlimited lap record for Buttonwillow 13 CW.
Our Project Mustang came stock with pretty decent brakes. From the factory our Ford features 4 piston Brembo calipers with 355x32mm one piece rotors. However, we still wanted to upgrade our brakes as our much wider tires, 20" wheels, upgraded suspension and engine would stress the brakes a lot more. Our Mustang also weighs a punishing 3700lbs with really cooks the brakes. The Ford factory has put larger brakes on some of the higher end SN197 Mustangs so we figured we should follow suit as well.
I am not a gamer, I have never liked video games and never gotten good at them. I have always felt that I don't have the time for them. I mean, I own a driving simulator chair with force feedback that my daughter plays with when she does Grand Turismo on our home big screen TV but I never got into it and when I have played it, I have always felt that it feels nothing like a car, not enough anyway where I could jump in and drive it.
Our friend Robert Kochis doesn't seem like a typical MotoIQ reader. He is a cool guy, not a nerd. He is into show cars. His daily is a stanced out 350Z that is slammed to the ground and has a ton of negative camber. His other car is a show FR-S with a Rocket Bunny type 2 aero kit. He vapes and has sleeve tats. He is even super insta famous as Stay Crushing.
So far we have tried some easy bolt ons like a manifold spacer, headers, high flow cats and exhaust on our 350Z all with good results. Naturally at this point it is time to change camshafts to get more bolt on power out of our VQ35DE engine. One thing that discourages many people from going this route is that changing cams on a VQ engine is quite a big job. Having two banks of cylinders and 4 cams is a lot of the reason. It's not super hard technically but it requires at least a couple days of wrenching and some care has to be taken to avoid problems.
Time consuming or not, camshafts are the next logical progression in the evolution of Project 350Z so we asked our friends at Jim Wolf Technology or JWT to provide us with some of their excellent C2 cams. We chose the C2 because they were probably the biggest practical camshafts that would work in the stock bottom end engine.
by Mike Kojima Photos by Andrew Perry and Mike Kojima
When Motovicity Distribution announced The HKS Speedring Time Attack at Cal Speedway, the unique draw besides the guaranteed purse for the winners was announcement that HKS would be bringing their Time Attack R35 GT-R to the states, throwing down the gauntlet and offering a $20,000 prize to any team that could beat the car.
by Mike Kojima, action Photos by GTA and Snap Studios
When Cole Powelson set out to build an R35 GT-R he initially didn't have the ambitious plans to build one of the world's fastest time attack cars. The 2012 GT-R originally was built as a modified but streetable time attack car which was run for fun. Then the car was repurposed and underwent a metamorphosis, eventually being rebuilt into the sophisticated machine that appears on our site here.
What is burst containment for a turbocharger and why is it important? A turbocharger is a system that has a lot of potential to cause a lot of bad stuff to happen to drivers, spectators, and surrounding equipment. Why might you ask? Well, a typical turbocharger can spin at up to an unfathomable 200,000 rpm for a small frame turbo and a still amazing 90,000 rpm for a large frame turbo! That is a ton of potentially ass-kicking force. We will show you how much later and it's enough to make you cringe.
Ever since we laid eyes on the conceptual drawings and parts of the NASA/Elan NP01 at the PRI Show 2 years ago, we have been enamored by it. Since we have loved the exotic cars in the various Prototype classes throughout history, we saw the NP01 as the affordable Prototype. The fact that it looks like a contemporary P class car seals the deal!
The Honda K series of engines is one of our favorites and one of the top production inline 4 engines ever produced in our opinion. Last year we built a turbo K24 Z7 for a giveaway by Motovicity. With the turbo project being put to bed we got another opportunity to build a K motor in the form of a naturally aspirated K24 Z7.
The good old stock SR20DE in our Project G20 Racecar has been doing yeoman duty, reliably lasting for the last few years racing in the MotoIQ Pacific Tuner Car Championship and doing many for-fun track days. The stock SR20DE in our Project G20 Racecar came from a Japanese engine importer and has never been opened up, other than to add big cams back when we used to run the car in N/A trim. For the past three years the engine has been turbocharged which has greatly increased the strain it's experienced.
Do you want to see a future Formula Drift Champion? Look no further than Alec Hohnadell. At only 20 years old, Alec already has 3 seasons as a pro under his belt and is the youngest driver in Formula Drift.
by Mike Kojma
Fuel Starvation is almost always an issue when a high performance car is driven on the track, especially on production cars modified for racing. Factory type fuel pickups are woefully inadequate for a car with modified suspension and sticky tires when driven on the track. Just about all of us have been victims of a sudden loss of power due to fuel starvation when cornering hard. A lot of us have had close calls because of this.
We are going to go out on a limb and make a lot of fanboi's angry. They will call BS and burn us in effigy. However we are still gonna express our opinions which were developed over the years in the school of hard knocks and talk about real issues we have seen when racing and developing many of our industries' favorite and even legendary engines. Now don't get us wrong, these engines can be turned into successful racing platforms when some major engineering and big dollars are applied but a lot of it is beyond the easy to figure out, easy buy and bolt on stage that most street tuners dream about.
When building a race car, the only way to get true brake proportioning is to install twin master cylinders and a balance bar. If you are not familiar with this sort of setup, we're talking about having a master cylinder for the front brakes with a separate master cylinder for the rear brakes. The brake pedal activates both master cylinders at once through a threaded rod or balance bar. As the balance bar is turned, the brake pedal's fulcrum point moves right or left which gives the brake pedal more leverage on the front or rear master cylinder thus adjusting the proportioning.
MotoIQ Proudly Presents Our Partners:


text:
"Ballgown 22"
Wanna try online shopping? Here are stylish but gorgeous Ballgown 22 in perfect quality. All of products are clearly classified here to make your shopping more convenient. It will be one exciting try here. As one leading wholesaler, JJsHouse provides the latest and great Ballgown 22 with absolutely high cost-effective quality. With promised quality and sale service, the Ballgown 22 you ordered will be delivered as soon as possible. You are welcomed all the while. Come and enjoy your fabulous shopping online here.
Girl's Leatherette Flat Heel Round Toe Closed Toe Flats With Bowknot ...
Kids' Satin Sparkling Glitter Flat Heel Closed Toe Flats With Buckle ...
Kids' Lace Satin Flat Heel Closed Toe Flats With Bowknot Imitation ...
Kids' Lace Satin Flat Heel Closed Toe Flats With Rhinestone Ruffles