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Much for having s we're really excited to be here today I don't know if you're as excited to have a franchisee export here that's not always the feeling but we are really excited to be here we've been working very heavily with the escrow industry for the past year year and a half trying to increase compliance with real estate withholding the forms filled out correctly so that taxpayers have what they need when they go to file their taxes and one of the things we receive in here from the escrow companies and there's a few escrow officers in parenting is please talk to the realtor because it would really help us if the Realtors could educate their clients so that when I get to escrow there's no surprises so we're really happy to be here and I know that this came from a contact I made in an escrow conference so this is so thank you for having us back I hope that this is educational and something that you can't apply when you're speaking with your buyers and sellers so we're you know I'm also stone I guess I shouldn't say that Edison Linda castles I am the compliance program manager or the knobblies withholding programs at Franchise Tax Board that means I'm over real estate holding and Linda is our program specialist so she's very very knowledgeable and everything to do with withholding so we will try to answer every question you have before we leave today all right so getting started here's what we're gonna cover today so in the beginning I have it I forgot I have control but usually something else is bearing in front okay so in the beginning we're just going to give you a brief history of where real estate withholding came from and we're going to talk about the withholding basics what your role is in this process what the possible exemptions are available for those sellers and real estate withholding we're going to talk about installment sales this is something that comes up a lot and come confusion and we have to talk about penalties and then we're gonna tell you how to contact us if you have questions we are willing to take any questions you have throughout the presentation please interrupt raise hand however you want to bring it up if you have a question about what we're talking about if you brought a specific scenario with you today that you want to discuss please save that until the end we will answer we'll do a Q&A time and then we also will stay around afterwards if there's more questions all right so here's our little inspiration just a funny little government program when the Lord comes calls you home the government ought not come and get your home alright so in the beginning so this is just our brief history of real estate withholding of how we got to where we are today.