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subset: commoncrawl


text:
Open access
Wilhelm, Martin
- Doctoral Thesis
ETH Bibliographyyes
Rights / licenseIn Copyright - Non-Commercial Use Permitted
Deregulation of energy markets has necessitated the adoption of risk management techniques in the power industry. The launched liberalization and therewith the uncertainty involved in gas, fuel and electrical power prices requires an efficient management of production facilities and financial contracts. Thereby derivatives build essential instruments to exchange volume as well as price risks. However, the valuation of financial derivatives in power markets has proven to be particularly challenging. The fact that electrical power is not physically storable eliminates the direct application of the no–arbitrage methodology from financial mathematics. Consequently, new approaches are required to value even the simplest derivative products in electricity markets. That is, modeling arbitrage–free electricity price dynamics turns out to be the crucial step towards fair pricing of financial products in power markets. In this work we propose an approach, which converts an electricity market into a virtual base market consisting of zero bonds and an additional risky asset. Using this structure, interest rate theory as well as the change–of–numeraire technique are applied to elaborate risk neutral price dynamics in electricity markets. As a result, explicit formulas are obtained for European type derivatives such as spread, cap, floor and collar options. Through the performed historical calibration it can be seen that in the proposed model, contract volatilities close to maturity increase significantly. For valuing swing type derivatives, which possess no closed–form solutions, an algorithm based on finite element methods is proposed. Thereby the reduction of multiple stopping time problems to a cascade of single stopping time problems is utilized. The obtained numerical results for different swing options all show a smooth and stable behavior. This allows an interpretation of the optimal exercise boundary and an analysis of the dependence of swing option prices on initial spot prices and on the number of exercise rights. A comparison of the finite element algorithm to Monte Carlo methods demonstrates the strengths of the developed numerical procedure Show more
Permanent linkhttps://doi.org/10.3929/ethz-a-005364071
Publication statuspublished
External linksSearch via SFX
ContributorsExaminer: Lüthi, Hans-Jakob
Examiner: Gibson, Rajna
SubjectBÖRSENKURSE (FINANZEN); DERIVATIVE PRODUCTS (FINANCE); STOCHASTIC MODELS + STOCHASTIC SIMULATION (PROBABILITY THEORY); MODELING OF SPECIFIC ASPECTS OF THE ECONOMY (OPERATIONS RESEARCH); STOCHASTISCHE MODELLE + STOCHASTISCHE SIMULATION (WAHRSCHEINLICHKEITSRECHNUNG); MODELLIERUNG SPEZIFISCHER PROBLEME DER WIRTSCHAFT (OPERATIONS RESEARCH); RISK ANALYSIS (OPERATIONS RESEARCH); STOCK EXCHANGE SHARE PRICE (FINANCE); DERIVATIVE PRODUKTE (FINANZEN); RISIKOANALYSE (OPERATIONS RESEARCH)
Organisational unit03391 - Lüthi, Hans-Jakob
MoreShow all metadata
ETH Bibliographyyes


text:
An intelligent image downloader and viewer
... 1ClickWebSlideShow is an intelligent image downloader and viewer. It searches ... given Web site for pictures, downloads them onto your hard disk and uses ... the built-in full-screen image viewer to perform ... real-time slide-show. Extra fast HTML parsing algorithm and intelligent navigation ...
Shareware | Jan 31, 2008 | downloaded 46 times | 0.76MB
Download all images, mpeg files from website.
1st Webcollector is a multi-threads software product for downloading all pictures and any other kinds of files specified by extension from a website. It will make the best use of your bandwidth, allow you to download 200 files simultaneously.
Shareware | Jan 16, 2008 | downloaded 41 times | 0.55MB
Download, convert, play and manage web videos
... format compatible with your favorite portable device.Download videos from hundreds of websites ... format compatible with your favorite portable device.Download videos from hundreds of websites ...
Freeware | Aug 5, 2010 | downloaded 72 times | 3.1MB
A Great Grabber for grabbing the Internet.
... software to scan, search and grab the Internet. All text based webpages, like html, htm etc. ... you are interested in and let the software searching and downloading these files. You can additional retrieve ... all found email addresses from the webpages. ...
Shareware | Aug 21, 2012 | downloaded 75 times | 1.26MB
Quickly find and download pictures from Web
... With Abacre Photo Downloader you can quickly find and download pictures from ... Web sites. Specify URL of web site with photos ... JPEG and GIF), then set if you want to download them ... form subfolders, or from all available pages. Then program starts to download images in multiple threads into ...
Shareware | Jan 20, 2008 | downloaded 49 times | 0.78MB
download files from Internet to driver
... ABCStone Offline Browser automatically extract and downloading the links.ABCStone Offline Browser is the software that download all ... Internet to you driver,flow the website that you input.ABCStone Offline Browser is the software that download all ...
Shareware | Feb 2, 2016 | downloaded 45 times | 1.62MB
Find & download EVERYTHING EASIER and FASTER
Find and download EVERYTHING EASIER and FASTER. Don`t worry about slow transfer or finding rare files, music or video. Enjoy the BIGGEST REVOLUTION since the invention of the Internet - COMPLETE ANONYMITY. BEST DISCOVERY OF YOUR LIFE
Freeware | Jan 27, 2010 | downloaded 79 times | 5.55MB
App Mac users deserve
... Speed is everything, so Acquisition is optimized for the fastest transfers ... br />Acquisition automatically sends downloaded files to iTunes and your ...
Freeware | Jul 7, 2011 | downloaded 85 times | 2.3MB
Download small business address capture software
... inquiry forms in one clickAddressGrabber automates the manual address data entry and makes it hassle free. By highlighting the ...
Shareware | Apr 27, 2013 | downloaded 69 times | 27.6MB
A basic free image grabber/picture downloader
... free image grabber used to easily download images from ... free image grabber used to easily download images from ...
Freeware | Sep 15, 2014 | downloaded 114 times | 0.69MB
AIT is powerful download manager with FTP cli
... Tool is powerfull download client with built in FTP client, Scheduler, HTML links extractor and downloads manager. ... unlimited number of files both from HTTP and FTP servers. Uploads ... and forget about them, If connection is broken ait will automaticaly resume your downloads. Built in scheduler ...
Shareware | Jan 18, 2008 | downloaded 79 times | 1.4MB
Advanced LAN Pump is a LAN Download Manager
... Advanced LAN Pump is ... LAN Download Manager which can reliably copy files and folders and ... restore copying process after an error occurred. Advanced LAN Pump protects your downloads against any kind of ... or your computer. When the error disappears, Advanced LAN Pump restores copying from the position where an ...
Shareware | Jan 19, 2008 | downloaded 64 times | 0.87MB
LAN Download Manager
... Advanced LAN Pump is ... powerful utility designed for unbreakable file copying on Local Area Network Microsoft Windows ... LAN Download Manager). The program can copy files and folders and ... automatically tries to restore copying process after an error occured. The program has ...
Freeware | Dec 23, 2007 | downloaded 71 times | 0.63MB
Downloading images from specified websites.
This program makes searching, downloading and viewing images on the Internet easier.It analyzes specified Web sites for images and downloads them rapidly, making it easy for you to reuse and manage these images later.
Shareware | Mar 7, 2012 | downloaded 83 times | 0.47MB
Convert Youtube FLV to DVD
Agogo DVD to Youtube Ripper convert Youtube flv , swf, divx, xvid, avi, wmv, asf, mpg, mpeg, vob, mov, qt, mp4, 3gp, nsv to dvd vob mpeg video format.
Shareware | Sep 24, 2011 | downloaded 38 times | 4.16MB
aHi YouTube Downloader (Free Software)
... the interface is. It can help you easily download video from YouTube. If there ... file.This simple freeware application can help you easily download video from YouTube. If there ...
Freeware | May 18, 2010 | downloaded 53 times | 9.66MB
Aktiv Download M is a download organizer.
... the next download. The application is developed to manage downloads, pause and resume downloads, queue downloads, or search ... multipart downloading technology to considerably improve the download process.Aktiv Download Manager is ... the next download. The application is developed to manage downloads, pause and resume downloads, queue downloads, or search ...
Freeware | Nov 4, 2018 | downloaded 205 times | 4.39MB
Download videos for free
... NO SPYWARE,NO POPUPS, NO MALWARE or other unwanted software.Freeware to download videos from Youtube, Dailymotion, Vimeo, google ...
Freeware | Jun 27, 2016 | downloaded 340 times | 12.18MB
You can download any video from YouTube.
... button "ALLYouTubeDownloader" on youtube.com under video. Just click it to ...button "ALLYouTubeDownloader" on youtube.com under video. ...
Freeware | Feb 28, 2013 | downloaded 208 times | 1.42MB
Program for downloading files from internet.
... Program for downloading files from internet. It can resume downloads if connection was lost. Boost your speed, downloading ... Program for downloading files from internet. It can resume downloads if connection was lost. Boost your speed, downloading ...
Shareware | Feb 16, 2008 | downloaded 74 times | 0.44MB
Speed up and manage your file downloads
... increase download speeds by up to 500 percent, resume,schedule downloads and management of downloaded files.Even you can ... star. The strong functions of management including support creating unlimited numbers of categories for ... your files.supports FTP, HTTP and HTTPS protocols and supports many kinds of Proxy.support download ...
Shareware | Jan 31, 2008 | downloaded 68 times | 1.84MB
Internet search and download tool,pics finder
... AmiPic is fully customizable web spider, pictures finder, Internet search and download tool. It finds and downloads ... pictures, movies,mp3, other files and web pages matching your interests. It has file splitter, ... popup blocker and detailed text search in saved documents. When saving web pages on ...
Freeware | Jan 23, 2008 | downloaded 59 times | 1.14MB
Web, Usenet mass downloader, file share tool.
... Automated and fully customizable Internet search tool, Web sites content and Usenet binaries mass downloader designed ... for total privacy and unattended operations. Eqipped with image viewer capable of URL tracking, image browser, file ... splitter, duplicate files scanner, text search, Usenet Autopost and Site copier tools. Private file sharing and ...
Shareware | Feb 14, 2008 | downloaded 124 times | 1.94MB
downloading pictures from web galleries
... Amor Photo Downloader is ... Amor Photo Downloader is ... simple easy to use way. With Amor Photo Downloader browsing the Web for pictures is made simple ...
Shareware | Feb 9, 2010 | downloaded 140 times | 0.76MB
AN YouTube Downloader 3.9.
... AN YouTube Downloader 3.9. ... program that can save video from Youtube.com, as well as any other tube ... program that can save video from Youtube.com, as well as any other tube ...
Freeware | May 27, 2011 | downloaded 85 times | 12MB
Download and convert internet videos.
... downloader and converter. With this util you can download videos from YouTube, Google video, Myspace and other popular ... downloader and converter. With this util you can download videos from YouTube, Google video, Myspace and other popular ...
Shareware | Nov 20, 2010 | downloaded 96 times | 5.34MB
For downloading pictures automatically.
... Another file is intended for downloading pictures and other file attachments automatically from newsgroups. Just ... Another file is intended for downloading pictures and other file attachments automatically from newsgroups. Just ...
Shareware | Jan 21, 2008 | downloaded 104 times | 0.75MB
Any Image Downloader is a free browse add-on.
... time-saving job. Just with one-click, you can free download JPG, PNG, BMP pictures and save to your ...
Freeware | May 18, 2011 | downloaded 78 times | 0.53MB
Download online videos from YouTube.
... more, but also enables you to convert the downloaded videos and local video files to MP4, MKV, AVI, ...Dailymotion, etc. Meanwhile, it can automatically convert your downloaded videos to MP4, MKV, AVI, WMV, MOV and more. ...
Shareware | Sep 12, 2016 | downloaded 169 times | 40.5MB


text:
Race Face SIXC 20 Rise 820mm Mountain Handlebar
Item: 50-5448
Color:The price of the product might be updated based on your selection
Race Face's flagship carbon DH rated handlebar just got wider. With the push to 820mm the new Sixc 35 handlebar gives unprecedented control at high speed, just what you need for UCI DH races, high speed park laps, or that next challenging AM adventure. Featuring our tried and true sweep design to get you in the attack position on the bike and uses our UD carbon wrap that gives the Sixc 35 strength you can believe in at a mind numbing 235g.
- Manufactured from UD Carbon with matte clearcoat.
- Carbon optimized flex for improved small bump compliance.
- Gold Standard of DH is now wider and stronger
- 820mm width for maximum control
- 35mm clamp with 20mm rise


text:
I was planing on Mark Steenhius this week but with all the commotion of the Vinc trade, I'm going to go with him this week. So, first let's take a look at his career.
Vinc played high school lacrosse with Billy Dee Smith and Craig Conn, and was the sixth overall pick in the 2005 draft by the San Jose Stealth. In 2006, Vinc played in only four games for the Stealth, with a 6.34 GAA.
In the 2006 New York Titans expansion draft, Vinc was selected. He became the starting goaltender in 2007.
In 2008, he put up a 11.35 GAA, his career high. In 2009, he led the Titans to 10-6, and a three way tie with Buffalo and Boston. The Titans, however, got first place due to tiebreakers.
In the eastern conference championship, Vinc held Buffalo to three goals, saving 41 of 44 shots to lead New York into the National Lacrosse League championship. New York went on to lose to the Calgary Roughnecks.
The next season to franchise moved to Orlando to become the Orlando Titans. Orlando made it to the eastern conference final, to lose to Toronto.
Vinc won goaltender of the year, and was selected by the Colorado Mammoth with the first overall pick in the dispersal.
Vinc was later traded to the Rochester Knighthawks for John Grant and Mac Allen. This trade did not make sense for some people, but Vinc is a teacher in Ontario, and did not want to play on the west coast.
However, you still wonder why Colorado selected him when Casey Powell was next.


text:
Serves: 6?
Preparation time:
Cooking time:
Dietary guidance: v v
2/3 cup soy creamer
1 tbs lemon juice
1.5 cup non-dairy, eggless mayonnaise
2 tablespoons minced fresh flat-leaf parsley
2 tablespoons minced fresh chives
1 scallion, thinly sliced
1 tbs white wine vinegar
salt n pepper
Add the lemon juice to the creamer and let it sit while you prepare the rest of the dip (at least 10 minutes). Whisk all the ingredients together.


text:
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text:
To give our users the best experience possible whilst visiting our website, we measure the number of visits, number of page views and the activity of our users. If you wish to obtain more information on how you can manage your cookies depending on the browser you are using, click here. Please be aware that restricting cookies may impact on the functionality of the Tanfield website.
1. This paper will consider some of the issues relating to the construction of service charge clauses in commercial leases, in particular:
Principles of Contractual Interpretation
2. The correct approach to contractual interpretation has been discussed in many cases at the highest level of authority.
3. The starting point is Lord Hoffman's five principles in Investors Compensation Scheme v West Bromwich Building Society[1]:
(1) Interpretation is the ascertainment of the meaning which the document would convey to a reasonable person having all the background knowledge which would reasonably have been available to the parties in the situation in which they were at the time of the contract.
(2) The background was famously referred to by Lord Wilberforce as the 'matrix of fact', but this phrase is, if anything, an understated description of what the background may include. Subject to the requirement that it should have been reasonably available to the parties and to the exception to be mentioned next, it includes "absolutely anything" which would have affected the way in which the language of the document would have been understood by a reasonable man.[2]
(3) The law excludes from the admissible background the previous negotiations of the parties and their declarations of subjective intent. They are admissible only in an action for rectification. The law makes this distinction for reasons of practical policy and, in this respect only, legal interpretation differs from the way we would interpret utterances in ordinary life.[3]
(4) The meaning which a document (or any other utterance) would convey to a reasonable man is not the same thing as the meaning of its words. The meaning of words is a matter of dictionaries and grammars; the meaning of the document is what the parties using those words against the relevant background would reasonably have been understood to mean. The background may not merely enable the reasonable man to choose between the possible meanings of words which are ambiguous but even (as occasionally happens in ordinary life) to conclude that the parties must, for whatever reason, have used the wrong words or syntax (see Mannai Investment Co Ltd v Eagle Star Life Assurance Co Ltd).
(5) The 'rule' that words should be given their 'natural and ordinary meaning' reflects the common sense proposition that we do not easily accept that people have made linguistic mistakes, particularly in formal documents. On the other hand, if one would nevertheless conclude from the background that something must have gone wrong with the language, the law does not require judges to attribute to the parties an intention which they plainly could not have had. Lord Diplock made this point more vigorously when he said in Antaios Cia Naviera SA v Salen Rederierna AB, The Antaios [1985] A.C. 191; [1984] 3 W.L.R. 592:
"…if detailed semantic and syntactical analysis of words in a commercial contract is going to lead to a conclusion that flouts business common sense, it must be made to yield to business common sense."
4. In Rainy Sky SA v Kookmin Bank [2011] UKSC 50; [2011] 1 W.L.R. 2900 the Supreme Court held that where there were two possible constructions the court was entitled to prefer the construction which was consistent with business common sense and to reject the other: it was not necessary to conclude that a particular construction would have an absurd or irrational result before having regard to the commercial purpose of the agreement.
5. In The Interpretation of Contracts, Sir Kim Lewison states[4]: "As Lord Hoffman has emphasised, the words that the parties have used are the starting point, and in many cases will be the finishing point too." In Jumbo King Ltd v Faithful Properties Ltd (1999) H.K.C.F.A.R. 279[5] Lord Hoffmann said:
"Of course in serious utterances such as legal documents, in which people may be supposed to have chosen their words with care, one does not readily accept that they have used the wrong words. If the ordinary meaning of the words makes sense in relation to the rest of the document and the factual background, then the court will give effect to that language, even though the consequences may appear hard for one side or the other."
Construction of Service Charge Clauses
6. In the particular context of service charges, the most important feature of the background which tends to fall for consideration is the fact that the provisions constitute a scheme whereby the landlord seeks to recover from the tenant(s) the cost of works. That consideration has, however, given rise to somewhat conflicting results.
7. In Universities Superannuation Scheme Ltd v Marks & Spencer Plc [1999] 1 E.G.L.R. 13 the relevant provisions were construed having regard to the need for the landlord of a shopping centre to recover the full cost of maintaining the centre for the benefit of its tenants. But in Gilje v Charlgrove Securities Ltd [2002] 1 E.G.L.R. 41 the Court of Appeal held that that same consideration should lead to an approach which was more favourable to the tenant. The landlord, in that case, was held not to be entitled to recover the notional rental cost of a flat which it was obliged to provide to a resident caretaker.
8. There is no presumption that a landlord is entitled to recover 100 per cent of his costs: see Rapid Results College v Angell [1986] 1 E.G.L.R. 53.
9. Generally, in a residential context, any lack of clarity is likely to be resolved in favour of the paying party: see Jollybird v Fairzone [1990] 2 E.G.L.R. 55 and Paddington Basin Developments Ltd and ors v Gritz & ors [2013] UKUT 0338. The distinction between residential and commercial leases in this context was also specifically remarked upon by the Chancellor in Wembley Stadium Ltd v Wembley (London Ltd) [2008] 1 P.& C.R. 3 at [44].
10. Other examples of cases in which it has been held, following this approach, that the liability of the tenant was not sufficiently clearly spelt out to be recoverable are:
11. It has been held that these cases represent a line of authority in support of the principle that service charge clauses are to be construed restrictively. In McHale v Earl Cadogan [2010] 1 E.G.L.R. 51 Rix LJ said at [17]:
"… it is the policy of the authorities not to bring within the general words of a service charge clause anything that does not clearly belong there. To put the matter another way, service charge provisions have been construed restrictively."
No special principle
12. In Arnold v Britton [2015] UKSC 36, however, the Supreme Court rejected a submission that service charge clauses are to be construed restrictively and should not be construed, in the absence of clear wording, so as to entitle the landlord to a profit over and above his actual outlay in providing the contracted services.
13. The facts were as follows. The appellant lessees appealed against the decision of the Court of Appeal ([2013] EWCA Civ 902) on the interpretation of their leases. The leases were long leases of holiday chalets at a leisure park. The relevant clause (clause 3(2)) in one of the leases was a covenant by the lessee in the following terms:
"To pay to the Lessors without any deductions in addition to the said rent a proportionate part of the expenses and outgoings incurred by the Lessors in the repair maintenance renewal and the provision of services hereinafter set out the yearly sum of Ninety Pounds and value added tax (if any) for the first three years of the term hereby granted increasing thereafter by Ten Pounds per Hundred for every subsequent Three year period or part thereof."
14. There were several minor variations of this clause in the leases of other chalets but all were very similar. The essential issue was whether the clauses provided for annual compounded increases, at the rate of 10 per cent, in the charges payable, as the respondent landlord contended (and both Morgan J and the Court of Appeal held); or whether the figure given in the clauses was a cap up to which the landlord could recover the actual expenditure on the provision of services. The tenants' case was that the effect of compounding was that the service charge was already over £3,000 per annum for the relatively limited services provided for the holiday chalets and, by the last year of the lease, the total would be over £1 million. The tenants argued that this was uncommercial and nonsensical and so required the clause to be regarded and read as a cap. The landlord submitted that there was no evident ambiguity or mistake in the wording; the landlord's interpretation was not absurd since at the time the leases were made and at times thereafter annual inflation exceeded 10 per cent.
15. At first instance ([2012] EWHC 3451 (Ch)), Morgan J said at [43]:
"I do not see why a service charge clause in a lease should be subject to a special principle… I consider that what is required is that the court must examine the wording of the charging provision, in its context and against all the admissible background and in the light of the apparent commercial purpose of the clause, and then decide what the provision means and how it operates."
16. The Court of Appeal approved this statement and held that a service charge clause in a lease is not subject to any special principle of construction.
17. The Supreme Court (Lord Neuberger, Lord Sumption, Lord Hughes and Lord Hodge; Lord Carnwath dissenting) dismissed the lessees' appeal. Lord Neuberger, giving the lead judgment, emphasised seven factors relevant to the construction of contracts:
(1) The reliance placed in some cases on commercial common sense and surrounding circumstances should not be invoked to undervalue the importance of the language of the provision which is to be construed. The exercise of interpreting a provision involves identifying what the parties meant through the eyes of a reasonable reader, and, save perhaps in a very unusual case, that meaning is most obviously to be gleaned from the language of the provision. Unlike commercial common sense and the surrounding circumstances, the parties have control over the language they use in a contract. And, again save perhaps in a very unusual case, the parties must have been specifically focussing on the issue covered by the provision when agreeing the wording of that provision.
(2) The less clear the relevant words to be interpreted are (i.e. the worse their drafting), the more ready the court can properly be to depart from their natural meaning. However, that does not justify the court embarking on an exercise of searching for, let alone constructing, drafting infelicities in order to facilitate a departure from the natural meaning. If there is a specific error in the drafting, it may often have no relevance to the issue of interpretation which the court has to resolve.
(3) Commercial common sense is not to be invoked retrospectively. The mere fact that a contractual arrangement, if interpreted according to its natural language, has worked out badly, or even disastrously, for one of the parties is not a reason for departing from the natural language. Commercial common sense is only relevant to the extent of how matters would or could have been perceived by the parties, or by reasonable people in the position of the parties, as at the date that the contract was made.
(4) While commercial common sense is a very important factor to take into account when interpreting a contract, a court should be very slow to reject the natural meaning of a provision as correct simply because it appears to be a very imprudent term for one of the parties to have agreed, even ignoring the benefit of wisdom of hindsight. The purpose of interpretation is to identify what the parties have agreed, not what the court thinks that they should have agreed. Experience shows that it is by no means unknown for people to enter into arrangements which are ill-advised, even ignoring the benefit of wisdom of hindsight, and it is not the function of a court when interpreting an agreement to relieve a party from the consequences of his imprudence or poor advice. Accordingly, when interpreting a contract a judge should avoid re-writing it in an attempt to assist an unwise party or to penalise an astute party.
(5) When interpreting a contractual provision, one can only take into account facts or circumstances which existed at the time that the contract was made, and which were known or reasonably available to both parties. Given that a contract is a bilateral arrangement involving both parties, it cannot be right, when interpreting a contractual provision, to take into account a fact or circumstance known only to one of the parties.
(6) In some cases, an event subsequently occurs which was plainly not intended or contemplated by the parties, judging from the language of their contract. In such a case, if it is clear what the parties would have intended, the court will give effect to that intention.
(7) There is no general principle that service charge clauses should be construed "restrictively": service charge clauses are not subject to any special rule of interpretation. Even if a landlord may have simpler remedies than a tenant to enforce service charge provisions that is not relevant to the issue of how one interprets the contractual machinery for assessing the tenant's contribution.
18. The Court held that the natural meaning of the clause 3(2) was clear: the first half of the clause provides that the lessee is to pay an annual charge to reimburse the lessor for the costs of providing the services which he covenants to provide, and the second half of the clause identifies how that service charge is to be calculated, namely as a fixed sum, with a fixed annual increase. The alarming consequence of this interpretation was not a convincing argument for departing from the natural meaning of clause 3(2).
19. This is a landmark case, not only in relation to service charges, but also as regards the general principles of contractual interpretation. For many years, lessees have successfully argued that service charge clauses should be construed restrictively. Support for this proposition is found in Rix LJ's judgment in McHale v Cadogan [2010] EWCA Civ 14, [2010] 1 EGLR 51. Lord Neuberger explained that what Rix LJ was saying, quite correctly, was that the court should not "bring within the general words of a service charge clause anything which does not clearly belong there". This case makes clear that service charge clauses are not subject to any special rule of interpretation. It also clarifies that the courts must not, by invoking commercial common sense and the factual background, undermine the language of the provision in the contract.
"Sweeping up clauses"
20. There is conflicting authority on what costs can be recovered under such clauses. In Lloyds Bank v Bowker Orford [1992] 2 EGLR 44 (Ch D) David Neuberger QC held that a clause which allowed the landlord to recover the costs of providing "any other beneficial services" did not entitle it to recover costs relating to external repairs, internal decoration and repair of the common parts.
21. In Holding & Management Ltd v Property Holding & Investment Trust Plc [1989] 1 W.L.R. 1313 the lease allowed the landlord to recover "such … works … as the maintenance trustee shall consider necessary to maintain the building as a block of first class residential flats". The maintenance trustee was not entitled to recover the cost of substantial external works under the sweeping up clause. There was already a detailed repairing provision in the lease. The Court of Appeal held that the clause did not give the maintenance trustee "a free hand to require the residents to pay for all works, whatever they might be, which the [maintenance trustee] might consider necessary to maintain the building as a block of first class residential flats." The clause was directed at works which were necessary to maintain the amenities and facilities which from time to time are appropriate for the building as a block of first class residential flats.
22. By contrast, landlords were successful in recovering the cost of works under sweeping up clauses in Sutton (Hastoe) Housing Association v Williams (1988) 20 H.L.R. 321 (replacing wooden windows with UVPC ones) and Sun Alliance and London Assurance Co Ltd v BRB [1989] 2 E.G.L.R. 237 (window cleaning systems).
23. In Canary Riverside Property Limited v Schilling LRX/65/2005 the Upper Tribunal held that the costs of resisting an application to appoint a manager under s.24 of the 1987 Act fell within a charging provision which entitled the landlord to recover the "proper and reasonable fees and disbursements of managing agents, solicitors, counsel, surveyors … employed or retained by the Landlord for or in connection with the general overall management and administration and supervision of the building."
24. In Conway v Jam Factory Freehold Ltd [2013] UKUT 0592 (LC) the Deputy President held that the costs of dealing with a s.24 application were costs incurred "in the management of the building". At [42] Deputy President said "The management of a complex residential building necessarily and routinely involves dealing with inquiries, complaints and criticism. If leaseholders seek the appointment of a new manager, or seek to persuade a landlord to make changes in the style or approach to management, the landlord's participation in such discussions would, in my view, also be "in the management of the building"."
25. In Assethold Limited v Watts [2014] UKUT 0537 (LC) the Upper Tribunal (Martin Rodger QC, Deputy President) held that the legal costs incurred by the landlord in party wall proceedings were recoverable through the service charge as the cost of "all works installations acts matters and things as in the reasonable discretion of the Landlord may be considered necessary or desirable for the proper maintenance safety amenity and administration of the Development". It is significant that legal costs were recoverable notwithstanding that the language of the provision in question was general and made no specific reference to legal costs. The Deputy President held: "It seems to me to be wrong in principle to start from the proposition that, with certain types of expenditure, including the cost of legal services, unless specific words are employed no amount of general language will be sufficient to demonstrate an intention to include that expenditure within the scope of a service charge. Language may be clear, even though it is not specific."
26. This case represents something of a shift in the approach to the recovery of certain items of expenditure through the service charge and it is now more likely that a cost will be recoverable in the absence of specific language (consistent with the decision in Arnold v Britton).
27. This is one of the most common sources of disputes.
28. There are a number of methods of apportionment: a specified fixed percentage, rateable value, floor area, number of bedrooms or "living space factor". All have their advantages and disadvantages and all will produce, to some extent, winners and losers. Alternatively, the lease might provide that the tenant is to pay a "fair and reasonable" proportion, as determined by the landlord, its managing agent or its surveyor (acting reasonably). Some leases provide for a combination of methods.
29. The apportionment of service charges can be a complex matter in a building with a variety of modes of occupation (business, leisure, residential) or as between different buildings on a large estate. Different contributions may be appropriate to different users and there may be more than one fair or reasonable method which may be adopted.
30. In Rowner Estates Ltd, LRX/3/2006 (Lands Tribunal, unreported, 2007) which concerned the "due proportion" to be paid by the residential tenants of the landlord's costs of maintaining a mixed use development, the Lands Tribunal approved an apportionment which disregarded the relative floor-space of the residential and commercial parts but took into account the difficulty the estate company was having in letting commercial units.
31. The RICS Real Estate Management Standards, 1st Ed. (March 2013) states at para 3.1.9:
"The basis and method of apportionment of service charges should be demonstrably fair and reasonable to ensure that individual occupiers bear an appropriate proportion of the total service charge expenditure, reflecting the availability, benefit and use of services. It is very common within mixed use developments that not all the occupiers benefit from the services to the same extent. In such circumstances, the costs will be allocated to separate schedules and the costs apportioned only to those tenants that receive the benefit or use of the service. Apportioning the costs within that schedule can then itself be 'weighted' on the perceived extent of benefit and use."
32. Para 4.7 of Managing Mixed Use Developments: RICS Guidance Note (September 2012) states:
"There can be a difference between benefit and use. For example, an office occupier decides not to use the lift and instead utilises the stairs to reach his demise. Whilst he might choose not to use the lift, he still benefits from the availability of the lift service and should therefore contribute to the on-going maintenance costs. The principle as to the amount of the contribution will vary on a case by case basis. A discounted charge may be appropriate in some circumstances, with the costs being weighted towards each occupancy and use type."
33. Allocating costs to schedules can itself be contentious. It may not be obvious which schedule the cost should be allocated to and, in many cases, it can be argued that the cost could properly be allocated to more than one schedule. The allocation of costs to schedules may determine whether the tenant is liable to contribute to those costs at all and, if so, the proportion of such contribution. The tenant will obviously want to minimise his service charge liability. Whether a cost has been properly allocated is really a question of construction.
"Fair and reasonable"
34. It is often desirable, particularly in large mixed-use developments, for the freeholder/head lessee to retain an amount of flexibility when apportioning costs. Thus, the discretion to determine a "fair and reasonable" proportion is common. What is "fair and reasonable" is a matter of construction and will depend on the circumstances of each case.
35. In the commercial context, where a landlord carries out expensive and long-term repairs rather than short-term patch repairs and the unexpired term of the lease is short the tenant's fair proportion of those costs should be determined by reference to fact that the tenant enjoyed the benefit of the repairs for a short period of their lifespan: see Scottish Mutual Assurance Plc v Jardine Public Relations Ltd (1999) EGCS 43.
36. In Friends Life Management Services v A&A Express Building [2014] EWHC 1463 (Ch), Morgan J observed that at [55]:
"No doubt that apportionment exercise should involve a consideration of the significance of that item to the Premises as distinct from other parts of the building, which includes property in addition to the Premises. It might be, for example, that the landlord would apportion the expenditure on an item by reference to the floor area of the Premises as a proportion of the total floor area of the Premises and the other property."
37. In that case, the tenant of office premises and a car park sought a determination of the service charge payable for the last accounting period under the lease. The tenant exercised a break clause to determine the lease on 24 March 2010. Thereafter, in 2010 and 2011 the landlord procured the carrying out of major works to the premises at a cost of over £1m.
38. Morgan J held, amongst other things, that (1) the last accounting period of the lease was the year to 31 December 2010 (as opposed to 24 March); (2) the costs actually incurred on major works in 2011 should not have been included gross annual expenditure in the accounts; and (3) as regards apportionment, it was implicit that there should be an apportionment by reference to the duration of the tenancy during the last service charge year and the right method of apportionment to imply was apportionment on a day to day basis.
39. That case also applied the principle that the service charge must be demanded in accordance with the lease. As is commonly the case, the lease required the service charge to be certified at the year-end and the service of the certificate was a condition precedent to the tenant's liability to pay. As the apportionment in the certificate was not in accordance with the instructions of the lease the certificate was invalid. Thus, if apportionment is a matter for the certificate, an apportionment which is not in compliance with the lease will in all likelihood invalidate the certificate.
Varying the apportionment
40. A lease may provide for the tenant's contribution to be varied in certain circumstances or, more generally, at the landlord's discretion. If the lease specifies that any adjustment must be certified (usually by the landlord's surveyor), a failure to comply with such a requirement will result in any variation being ineffective: see Warrior Quay Management Company Ltd v Joachim LRX/43/2006 (Land Tribunal, unreported, 2008). A decision-maker's discretion will, however, be limited, as a matter of necessary implication, by concepts of honesty, good faith, and genuineness, and the need for the absence of arbitrariness, capriciousness, perversity and irrationality: Socimer International Bank Ltd (in liquidation) v Standard Bank London Ltd [2008] Bus.L.R. 1304.
Reserve Funds
41. The Friends Life case raised the interesting issue of what is to happen to a reserve fund when the tenant exercises a break clause to determine the tenancy.
42. In a number of years, the landlord had included in the service charge accounts a sum which did not relate to actual expenditure in the service charge year but which was included by way of a provision for anticipated expenditure on services in future years (such sums amounted to £875,000 in total).
43. Morgan J held the landlord was not entitled to charge provision for expenditure which was anticipated in 2011 when it was certain (and known to be so) that the term of the lease had previously ended on 24 March 2010: the accounts for the year to 31 December 2010 should include a credit for the provision of £875,000.
[2] In BCCI v Ali [2002] 1 A.C. 251 at 269 Lord Hoffmann qualified this. He said: "When … I said that the admissible background included 'absolutely anything which would have affected the way in which the language of the document would have been understood by a reasonable man', I did not think it necessary to emphasise that I meant anything which a reasonable man would have regarded as relevant. I was merely saying that there is no conceptual limit to what can be regarded as background. It is not, for example, confined to the factual background but can include the state of the law (as in cases in which one takes into account that the parties are unlikely to have intended to agree to something unlawful or legally ineffective) or proved common assumptions which were in fact quite mistaken. But the primary source for understanding what the parties meant is their language interpreted in accordance with conventional usage: '… we do not easily accept that people have made linguistic mistakes, particularly in formal documents.' I was certainly not encouraging a trawl through 'background' which could not have made a reasonable person think that the parties must have departed from conventional usage".
[3] The House of Lords reaffirmed this exclusionary rule in Chartbrook Ltd v Persimmon Homes Ltd [2009] A.C. 1101.
[4] 5th Ed, Ch 1, Section 7, para 1.07.
[5] cited with approval by the CA in Holding & Barnes Plc v Hill House Hammond Ltd [2002] L. & T.R. 7.
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© Tanfield Chambers 2018


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A staggering assortment of baked goods.Delivered fresh daily.
We are the only commercial bakery in San Diego who can produce large-scale quantities of all breads, pastries and desserts for all our customers across Southern California. You'll enjoy the ease and peace of mind of working with a single source for every hamburger bun, muffin, scone, donut, dinner roll, bagel and strudel you need–and every pie, cake and cookie in between. Due to our decades of experience and overall efficiency, we provide top quality products at value prices, delivered fresh to you daily.


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MCR Denmark Open Series: Aarhus Open and Copenhagen Open
Since 2006 Mahjong Denmark has organized two annual MCR competitions (Mahjong Competition Rules). The MCR Denmark Open series of competitions has MERS weight 1 (Mahjong Europe Ranking System) and alternates between the cities of Aarhus and Copenhagen.
Previous winners:
- 2015 Copenhagen Open: Isabel Bahiano Steenholm
- 2014 Aarhus Open did not take place
- 2013 Aarhus Open did not take place
- 2012 Aarhus Open: Niccolo Poulsen
- 2011 Aarhus Open: Martin Faartoft
- 2010 Aarhus Open: Jesper Willemoes Hansen
- 2009 Copenhagen Open: Morten Andersen
- 2008 Aarhus Open: Thomas Kragh
- 2007 Copenhagen Open: Martin Wedel Jacobsen
- 2006 Aarhus Open: Jeppe Stig Nielsen


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[clikcontent type=paymentBuyLink replaceable=true]
2011 News
Wildlife News for 2011
23/02/11Closer to home this weekend, but the clear and calm weather on Saturday afternoon made for an enjoyable couple of hours with the camera.
The early morning greyness and drizzle cleared quickly so I went down the east Antrim coast to check a few of the rivers I have been watching, in hope of finding signs of Otters and other wildlife.
I was very surprised to find a Barnacle Goose feeding with feral Geese close to a coastal village, but was even more surprised when a local group of people with bread appeared it wandered over to them to feed. The bird was not ringed and can fly happily around the bay. Apparently it appeared just over a week ago after stormy weather. So is it wild? Surely a wild Barnacle Goose wouldn't come to bread?
Well you might think not, but on a nearby river a Goosander is now doing the same thing! I was amazed when this fish eating species joined the local Mallards in the fight for bread, coming to within a few inches of my hand.
A wonderful opportunity to see and photograph these amazing birds up close. Check out my latest images for more photographs.


text: Michael Louis Vincent Walsh is an Irish entertainment manager and judge on British television talent show The X Factor. Originally from Kiltimagh, County Mayo, Walsh moved to Dublin to get a start in the music industry. He managed Johnny Logan, Boyzone and Westlife, three of Ireland's most successful pop artists in recent decades. In later life, Walsh began an alternative career as a television talent pundit and personality. He has been a judge on The X Factor since the show's inception in 2004, mentoring the "Groups" category five times and the "Overs" category three times. He was the winning judge of the show's second series, mentoring Shayne Ward. He has also ... more on Wikipedia


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Luc Besson, the director of such films as La Femme Nikita, Leon: The Professional and The Fifth Element, knows a thing or two about creating iconic female action heroes. His latest, Lucy, is another stab at a high-concept action movie with a tough chick at its centre.
That would be Scarlett Johansson, who plays an American student in Taiwan. Within the first ten minutes of the film, she's kidnapped and forced to be a drug mule for an Asian gangster. But after taking a savage beating, when the package of mysterious blue crystals that's been sewn into her abdomen ruptures inside her, the overdose in her bloodstream turns Lucy into a sort of superwoman. Not only is she incredibly strong now, it also unlocks corners of the brain never used by humankind, thus giving her the kind of impossible skills that even Black Widow, the character Johansson plays in The Avengers, would be envious of.
It's a terrific B-movie premise (reminiscent of the Bradley Cooper thriller Limitless), but Besson seems more interested in the story's clunky existential concepts than the slick action we've come to expect from him. The film cuts back and forth between Lucy becoming smarter and more skilled as her brain capacity increases, and a professor in Paris (Morgan Freeman) lecturing a class on the endless possibilities, if only a human were capable of using 100% of their brain. It's a lazy spoon-feeding device, the idea of "explaining" verbally what's playing out on screen. Even more bizarre are the jarring cuts to images of a tiger preying on its dinner, and Tree of Life-style evolution montages comprising everything from dinosaurs and simians to bustling urban metros.
Yet the first hour or so of this 90-minute film is pretty enjoyable, specifically when we stick with Lucy, who develops all sorts of amazing powers including the ability to make armed henchmen levitate in air. You root for her as she hunts down other bags of the drug, and there are even a few moments of genuine humor in the race-against-time scenario. But it all goes off the rails in the final act, when the narrative basically mirrors the chief conceit of the recent Johnny Depp turkey Transcendence. It's a royal mess that I could make no sense of, to be honest.
I'm going with two-and-a-half out of five for Lucy. At best it's a guilty pleasure, with a convincing performance from Johansson who convincingly goes from victim to warrior with the ease of a pro.
Luc Besson, the director of such films as La Femme Nikita, Leon: The Professional and The Fifth Element, knows a thing or two about creating iconic female action heroes. His latest, Lucy, is another stab at a high-concept action movie with a tough chick at its centre.


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The Grey Matters – Progress
The Grey Matters was the landing spot for the creative and contemplative works that bounce around the confines of my head, as well as the inspirations that put them there. With the re-release of Viva, we decided to merge the blogs. Click here for more behind the meaning behind TGM.
It seems my posts get a jolt of momentum around the New Year. It's fairly easy to figure out why, as this time of year offers up the challenge for everyone to assess what they've accomplished (or not) in the last 12 months, and to further dream to be reset, to relaunch the efforts to be the best person they possibly can be. There are plenty of studies and writings and conjecture on the merits of New Years resolutions, and I as well have my thoughts on them. I'm not particularly interested in joining that conversation at this moment. Instead I'd prefer to give an update to one of the most difficult posts I've ever written, and an encouragement to you (whoever you are) to continue battling and persevering through.
Husband. Father. Amateur Entrepreneur at @paradigmdfw, @orsorealty, & @grymttrs. Collector of hobbies.


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Tulisa Contostavlos was left "hyper drunk" after a meeting with undercover reporter the 'Fake Sheikh', a court heard.
The former X Factor judge was set up to help supply Mazher Mahmood, 53, with cocaine so he could "expose" her in the press, jurors were told.
Two days after he published his story in the Sun on Sunday in 2013, Tulisa was arrested and later charged with her involvement to supply drugs - but a subsequent trial collapsed.
Mahmood is on trial at the Old Bailey alongside his former driver Alan Smith, 67, accused of perverting the course of justice.
They are alleged to have tampered with evidence in Tulisa's trial by changing a statement Smith gave to the police.
The statement initially said Smith heard the N Dubz singer disapproving of hard drugs as her relative had a cocaine problem, but this was later removed, it is claimed.
Tulisa will not be giving live evidence during the trial, the jury was told.
In a statement from August 2014 read to the court, Tulisa described a meeting with Mahmood at the Metropolitan Hotel on Old Park Lane, central London in May 2013.
Mahmood was posing as a wealthy film producer, and they were discussing a lead role for Tulisa in a Bollywood movie.
She said: "During the meeting I was accompanied by my personal assistant Gareth Varey and my friend Michelle McKenna.
"Previous contact between Mr Mahmood, his associates and me resulted in him not only misleading me about his identity, but also him convincing me he was a film producer who was keen for me to appear in a project he was working in."
The group went to the hotel at about 9.30pm, and left shortly after 2.30am, the court heard.
The statement continued: "During this period, Gareth, Michelle and I consumed a considerable amount of alcoholic drinks provided by Mr Mahmood.
"By the time we left the hotel, I was drunk. I would describe my state as hyper drunk, as opposed to sleepy drunk. I was therefore aware of my surroundings."
Her friends were "considerably" more drunk than her, she said.
The singer added: "I had no idea what time we actually left. But we were driven to my home in Hertfordshire by this driver.
"I recall that Gareth got into the front passenger seat. Michelle sat in the back behind Mr Smith, and I was sat in the back behind Gareth."
She could not remember anything about Smith other than he was a white man over the age of 40, the court heard.
The statement added: "I would say that I started to sober up a bit in the car. My memory of the journey home is quite vague.
"I recall two main conversations during the journey. I believe in the latter part of the drive home, I had an argument with Gareth."
At one stage Gareth tried to open the car door and jump out, but Smith grabbed his jacket and pulled him back in, the court heard.
Tulisa said: "The other conversation was about a relative of mine. I think this conversation was mainly with Gareth, as I recall Michelle sleeping during the journey.
"This conversation also took place before my argument with Gareth.
"I cannot recall the full details. But I was mentioning my concern at this person's hard drug use. I mentioned he was staying at my home at the time and had a drug problem.
"The reason he was staying was my attempt to keep him off drugs. I recall mentioning I was worried about him."
She said she also worried about him "attracting drug dealers from the area he lived to my home".
Tulisa said: "The whole conversation was fairly intense.
"Mr Smith was clearly in a position to hear this conversation."
Tulisa discussed the car journey with her legal team after she was charged, she added.
A statement written in August 2014 by her personal assistant Gareth Varey was also read out.
It said: "We had met with Mazher Mahmood in Las Vegas as he had said he was a film producer. At the time I believe we were in a discussion about a film with Tulisa."
Turning to the meeting at the central London hotel, he said: "Tulisa, Michelle and I arrived at the hotel about 9.15pm. We met Mr Mahmood in the bar.
"The drinks were flowing and we were constantly offered drinks all night long.
"I felt fairly drunk. I was hiding shots and not drinking them.
"At some point we went to a hotel room but I cannot remember getting there. We ended up being taken home by Mr Mahmood's driver.
"Me and Tulisa had a conversation about how we thought the meeting had gone."
A "big argument" broke out in the car, over the fact Michelle had fallen asleep in the hotel.
He said: "As far as I was concerned, we were in a business meeting and were talking millions for a film. I was furious, as I thought she was out of control.
"I was screaming at Tulisa, so I must have been pretty drunk myself as I don't usually act like that at all.
"I do remember at one point I tried to get out of the car.
"At some point during the journey, there was a conversation about one of Tulisa's family members who she was worried about as he was using drugs, and she was saying she needed to keep an eye on him.
"It was a very short conversation, and I cannot remember at what point of the journey this was.
"Tulisa's house is at the end of a long road, and I know we were all shouting when we reacted this road.
"The whole journey is very hazy due to the amount of alcohol I had drunk. The journey must have taken about 45 minutes and I think we were arguing for most of that time."
Mahmood, of Purley, south London, and Smith, of Dereham, Norfolk, both deny perverting the course of justice.
The trial continues.


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Silvia Chiusano
Name: Dr. Silvia Chiusano
Title: Associate professor
University: Politecnico di Torino
Office Location: Corso Duca degli Abruzzi, 24 – 10129, Torino, Italy
Office Phone: +39 011 090 7176
Email: silvia dot chiusano at polito dot it
Silvia Chiusano is Associate Professor at the Department of Control and Computer Engineering of the Politecnico di Torino since November 2014. She holds a laurea degree in Computer Engineering and a PhD in Computer Engineering, both from Politecnico di Torino.
Silvia research interests include the design of innovative approaches to perform large-scale analytics, and novel and efficient data mining techniques to mine heterogeneous data collections. More specifically
- Novel and efficient data mining algorithms. Scalable algorithms for association rule extraction and cluster analysis; Disk-based data mining algorithms; New associative classifiers using compact rule set representations.
- Medical data analytics. Analysis of electronic medical records storing the medical history of patients; Novel approaches to efficiently analyze physiological patient data to both characterize and predict patient conditions
- Mining Urban Data. Novel solutions to mine huge collections of heterogeneous data describing the urban domain, focusing on data integration strategies, alternative data representations (i.e., NOSQL databases as MongoBD), devising ad hoc data analytics solutions also deployed with distributed processing technologies (e.g., MapReduce, Spark). Different application scenarios have been considered as urban mobility, air pollution, urban safety, building energy consumption, social networks.
The complete publication list is available at PORTO. A restricted list of database related publications is available at DBLP, Google Scholar, Scopus
Scholarly services
Silvia Chiusano organized a special session on big data analytics (BiDaTA@ADBIS 2013) and a workshop on data science (DaS@ADBIS 2017), both within the East-European Conference on Advances in Databases and Information Systems (ADBIS). She also organized a workshop on data analytics at the IEEE International Conference on Smart Data (DARLI-AP@SmartData 2017) and is currently organizing a workshop on data analytics at the EDBT/ICDT Joint Conference (DARLI-AP@EDBT/ICDT 2018).
She has been reviewer of papers submitted to International journals, among which Expert Systems With Applications (Elsevier), Big Data Research (Elsevier), Information Sciences (Elsevier), Energy and Buildings (Elsevier), Engineering Science and Technology: an International Journal (Elsevier), Applied Computing and Informatics (Elsevier), IEEE Transactions on Knowledge and Data Engineering (IEEE Computer Society), IEEE Systems Journal (IEEE Computer Society), Machine Learning (Springer), Journal of Ambient Intelligence and Humanized Computing (Springer).
Silvia has served on the program committees of several international conferences and workshops in the data mining research area, among which European Conference on Machine Learning and Principles and Practice of Knowledge Discovery in Databases (ECML-PKDD), Pacific-Asia Conference on Knowledge Discovery and Data Mining (PAKDD), IEEE International Conference on Data Mining (ICDM), IEEE International Symposium on Big Data Management and Analytics (BIDMA), IEEE International Conference on Information Reuse and Integration (IRI).
Teaching activity
Silvia held courses on database systems, database systems technology, data warehousing and data mining in BSc, MSc and PhD degrees at the Politecnico di Torino. In AY 2017/2018 she is tenured professor for the following courses:
- Database management systems, MSc degree in Computer Engineering, Politecnico di Torino
- Database, BSc degree in Computer Engineering, Politecnico di Torino


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Facebook Chatby Beeketing
Live chat with your customers using Facebook Messenger
Better eCommerce live chat
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Improve customer satisfaction
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About Facebook Chat
►► Our Facebook Chat app will become Answers app soon with many awesome features coming in December. Stay tuned!
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More and more people prefer messaging platforms like Facebook Messenger over email, phone, and online chat, when it comes to communicating with brands. People check their Messenger inbox everywhen and everywhere, they believe that Facebook messenger leads to greater and more authentic conversations. That's why it is becoming a robust platform for social messaging and proved to be the future of engaging, nurturing, and selling to your customers.
Born with the idea to leverage Facebook Messenger to create friendly and instant communication with your customers and prospects, Facebook Chat is your key to customer satisfaction. Whether your customers have a pre-sales question or need to resolve an issue, they can initiate a conversation through Facebook Chat widget on your websites directly and seamlessly without losing the conversation's history and context.
Turn conversations into conversions and boost up customer satisfaction
Answering customer questions instantly can help you build trust and provides opportunities to 'upsell'. It creates a frictionless and familiar experience for your customers and lifts up your conversion rate at the same time.
Facebook Chat automatically loads the chat history between you and your customers which helps create a single experience for your customers and enables you to continue the conversation even after they have left your store. No need to capture their information to follow up, just use the same conversation in Messenger.
Build your Messenger Subscriber List and Get closer to customers
With Facebook Chat, you are chatting with their personal Facebook profiles, not just anonymous online accounts, so you can personalize your conversation for each of them. It's never easier to get closer, build trust and establish relationships with your them like between friends.
As soon as the customers message your page, you are eligible to subscribe them to your Facebook messenger subscriber list - one of the most powerful new marketing channels.
More reasons to install Facebook Chat
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Wow Wow Wubbzy Wubbzy Wubbzy Wow Wow has been one of the main focuses of this blog so far, mainly because of his movie star like status! Wubbzy is kind of a rebel, and doesn't think rules apply to him. He's just a BA that's why!
As mentioned before, Wubbzy isn't very big, especially considering his age. His small size has really in a way empowered him to be a rebel. Yesterday I found him just wandering around the dairy. We don't allow cows to wander aimlessly around the dairy for basic safety reasons. For example, they could wander out onto the road and be hit by a car. That would not be good.
But Wubbzy makes his own rules! Wubbzy is so small; he simply walks under gates, or slips through the man holes in the fence that are made for people. Wubbzy's main goal to wandering is usually finding better food.
Wubbzy keeps things interesting on the dairy. Even though he's a rebel and doesn't follow the rules, Wubbzy's rebellious nature definitely keeps things exciting, and keeps us from falling into dull routines. The following is a picture of Wubbzy wandering around the dairy.
(Random Fact: It rained and it's the end of June, that never happens in California. See in the picture it looks like winter)
Filed under: Dairy, Dairy Pets, Dairy, Rebel, Wow Wow Wubbzy


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Tag Archives: medicinal plant
Yellow As The Sun
Botany is one of my main interests in life, and especially the knowledge of medicinal plants. During the last two years I've learned a lot from books and from the internet, but the best way remains being taught "in the … Continue reading
Greens on My Plate
Of all the reasons why I love spring, one of the most important is all the GREEN! The crisp green colour of new birch leaves, upcoming grass, tender larch tree needles, and all the fresh herbs. Spring is the perfect … Continue reading
Posted in Food, Homemade, Nature Tagged DIY, eating green, eating healthy, Eco, health benefits, medicinal plant, nässelpesto, nettle pesto, nettles, organic, plant life, recipe Leave a comment


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Food and Hotel Asia 2016 (FHA) was held in Singapore from April 12 to 15, 2016. This biennial mega event is considered to be Asia's largest and most comprehensive international trade event for the food and hospitality industry.
Lactalis Singapore had a booth there and guess what? I was there conducting several cooking demos using Q.B.B. Ghee and THIRUMALA Ghee.


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Diagnostic Imaging and Cardiology Service
Here at Feldon Vets we have invested in state of the art radiography and ultrasound equipment to enable us to diagnose your pet more efficiently and accurately.
Senior Vet Emily Parkes has an advanced qualification in Diagnostic Imaging and leads this service, working closely with Hugh Hawkins who has had an interest in the treatment and management of cardiology cases for a number of years.
Digital X-rays
- Clear, high quality images
- Faster to produce and process – so your pet is under anaesthesia for less time
- Can email directly to specialists if required
Dental X-rays
- Enhanced oral care and treatment
- Ability to diagnose conditions that we would be unable to otherwise
- Especially in cats – where roots may be affected, but the crown is not
- Colour Doppler and high frequency probes – allowing clearer imaging and therefore quicker and more accurate diagnosis
- Multiple probes – allowing for the investigation of different organs
- Abdominal scans – to check the liver, spleen and other internal organs
- Also heart scans – to assess murmurs
- Measures blood flow direction and speed – to locate heart murmurs more easily


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" Tony Pope here again, folks! I can barely contain my anger and grief at the destruction I just witnessed with my own two eyes! Hundreds, if not thousands of innocent citizens fled for their lives, in absolute horror, as gang members peppered the crowd here, at Langley Park, with deadly weapons-fire! And all this happened, while the so-called peacocks of Hero Corp cowered within the innocents, using them as human shields!
" If it wasn't for OCP's own Richard 'Dick' Jones, these ruffians may have done even more harm! Dicky lent Alderman Lyons a few of his Paladin Bots and I've gotta tell ya- those things really gave the gangers and the Hero Corp bozo's a run for their money!
" While the brave Avalon City cops were safely ushering the panicked crowd away, the Paladins moved in on the gangers, who I understand were Crazy 88's! But I must say fine viewers, that the Paladin's almost had things neatly under control, before a Hero Corp lackey that goes by the name of Terra swooped in and picked one up and tore it to shreds, sending flaming debris everywhere! I KNEW he looked suspicious, when I first saw him here! And he didn't get a ticket for littering!
" Even the so-called favorite of the city, Polymer was seen destroying OCP and Avalon City property! And look at this, folks! Here's a clip of some wacky-looking guy that goes by the gang-call-sign of Colorista! Look at him defacing public property with spray paint! Disgraceful! Not to mention, he's riding that skateboard of his, which is a ticket-able offence in this park! And to top it off, I hear he disrespected some cops! Oh yeah! Hero Corp is gonna hear about this!
" No surprise to me, some witnesses even say that a female gang member was seen cavorting with those Hero Corp trouble-makers! Maybe they were providing the 88's with illegal weapons! Dear viewers I will not rest until I get to the bottom of this conspiracy!
" And a conspiracy it is! How do I know? My cameraman couldn't even get a clear shot of two of 'Thug Corp's' members! One guy, called Crux and another guy, who's name we aren't sure of, must have found a way to damage our footage files or something! One guy kept popping in and out of frame and the other was out of focus!
" That Crux guy seemed like the nicest one out of the bunch, but I shoulda known! Him and the big guy reading off of those damned index cards! Rhetoric and pandering, is all it is!
" This is Tony Pope signing off, friends! Even though I was severely wounded in this altercation, I will persevere and promise to deliver the unbiased TRUTH to YOU- the citizens of Avalon City! Hey, you! Got a light? "


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Saturday, September 15, 2007
The Killers Concert in Louisville, KY
Erik & I went to Louisville to see the Killers on Tuesday Night. This is our 2nd time to see them this year because they are really great on this tour. It's rare these days to see a band that actually takes their career seriously and gives 110% to their show and comes on clean and sober and dedicated. It was awesome how fun and great they were and b/c Erik joined their fan club we got first dibs at seats and were on the 3rd row. I have never been that close in my life but its awesome! ...... just SUPER loud! I have a video clip as well as some pics to show off how beautiful the venue was.
3 comments:
- Lizzy said...
Cool!!! LOVE The Killers!
- September 17, 2007 7:28 AM
- grizaham said...
Best show ever!
- September 17, 2007 11:14 AM
- boduncan said...
I told you I would post a comment. Never heard of them but they look like fun.....bd
- September 17, 2007 2:28 PM


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I'm HENRIK ERNSTSON sharing ideas from my research and writing process on the politics of urban ecology. I work at KTH Environmental Humanities Lab and at African Centre for Cities, University of Cape Town.
Showing posts from 2014
New book by co-worker: "Post-Industrial Landscape Scars" by Anna Storm at Palgrave Macmillan
New Book by Ashley Carse on the Panama Canal: Beyond the Big Ditch | The MIT Press
Political ecologies of Nkaneng, Marikana mining settlement
"Somos Sur" :: The need to think, analyse and act from the South—and hip hop as radical democratic practice.
What a publishing year for URBAN THEORY! Necessary books 2013-2014.
Listen to my talk at PSU in April: "Rethinking Urban Ecosystem Services". Webinar posted.
Presentation at UC Davis: "Environmental Collective Action in Cities of the Global South: The Cape Town Civic Network Study" (Oct 2013)
Key note at University of Washington: Re-thinking urban theory and ecological studies from a 'world of cities'
Re-blogged: Between place and universalism. My Review of Lachmund's book Greening Berlin
Invited to present at University of Washington-Tacoma on "Grounding Urban Natures"
Princess Vlei won! City of Cape Town cancels shopping mall plans. Whats next?
Princess Vlei mobilises Baxter Theatre, Desmond Tutu, Video Exhibition and more…
Presented at Stanford University on Situated UPE and Ways of Knowing Urban Natures
Stop calling me RESILIENT. Comment on Tom Slater's blog post "The resilience of neoliberal urbanism"
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