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As a real estate professional, you guide your clients through one of the biggest financial decisions of their lives. While they may be focused on inspections and financing, there’s one piece of the closing puzzle that often confuses buyers: title insurance. Helping clients understand this essential protection builds trust, and makes you an even stronger advocate during the transaction.
Here’s a breakdown you can use to confidently explain what title insurance is, why it matters, and how it protects buyers. What Is Title Insurance? Title insurance is a policy that protects a buyer’s legal ownership of a property. Before a sale can close, the title company conducts a thorough title search to uncover any existing issues tied to the property, like unpaid taxes, liens, boundary disputes, or errors in public records. While most problems are found and resolved before closing, some hidden issues can arise after the deal is done. That’s where title insurance comes in, it covers financial loss and legal defense if ownership is ever challenged. Why It Matters to Your Clients Homebuyers often wonder why they need title insurance, especially if a title search has already been performed. But here’s the key: a title search uncovers known issues; title insurance protects against the unknown. Some common examples of issues that can surface after closing include:
Without title insurance, your buyer could be held financially responsible for these issues, even if they happened decades ago. With a policy in place, they’re protected. Lender’s vs. Owner’s Title Insurance Many buyers don’t realize there are two types of title insurance:
Explaining the difference helps your clients understand why both policies serve important purposes. How You Can Help as a Realtor Realtors don’t need to be title experts, but having a clear, confident way to explain the basics makes you a more valuable resource. You can support your clients by:
Final Thoughts A buyer’s first experience with title insurance shouldn’t be confusing. By offering clear guidance and working with a responsive title company, you help ensure every closing is smooth, secure, and stress-free. Want a hand explaining title insurance to your next client? Contact HUB City Title, we're here to make the process easy to understand and even easier to trust. Sources: American Land Title Association (ALTA) Consumer Financial Protection Bureau (CFPB)
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In today’s diverse world, being a bilingual title company isn’t just a bonus, it’s a necessity. At HUB City Title, we believe communication is the foundation of trust, and in the real estate world, trust is everything. That’s why offering services in both English and Spanish is more than just a feature, it’s part of our mission to serve our clients with excellence and inclusivity.
The Growing Need for Bilingual Services According to the U.S. Census Bureau, over 42 million people in the United States speak Spanish at home, making it the second most spoken language in the country. In Texas alone, nearly 40% of the population identifies as Hispanic or Latino. As our communities grow more diverse, so do their needs,and that includes language access in real estate transactions. Real estate closings are detailed, technical, and legally binding. Clients deserve to fully understand every document they sign and every step they take during the homebuying process. When clients can speak directly with their title officer in their native language, it reduces confusion, builds confidence, and fosters better relationships. Closing the Language Gap Buying or selling a home can be one of the most emotional and financially significant decisions a person will make. For Spanish-speaking clients, language barriers can make this process even more stressful. Miscommunication can lead to delays, frustration, or worse, costly mistakes. By offering bilingual services, we remove that barrier. Our bilingual staff is equipped to explain contracts, closing disclosures, title insurance policies, and escrow procedures in both English and Spanish. We ensure every question is answered, and every client feels seen, heard, and supported. It’s About More Than Language Being bilingual goes beyond speaking two languages, it’s about cultural competence. Our team respects the values, traditions, and experiences that come with our clients’ unique backgrounds. We don’t just translate words; we bridge gaps in understanding. That’s what makes our service more human, and more effective. The National Association of Hispanic Real Estate Professionals (NAHREP) emphasizes that culturally fluent professionals are key to serving Hispanic homebuyers, one of the fastest-growing segments in the housing market. We take that to heart and make sure we’re not just inclusive, we’re intentional. Why It Matters to Us For us, being a bilingual title company isn’t a marketing strategy, it’s a reflection of our values. It’s about equity. It’s about helping families achieve their dreams. And it’s about doing our part to make the real estate industry more accessible for everyone. At HUB City Title, we don’t just want to close deals, we want to open doors. For every client. In every language. Sources: U.S. Census Bureau. Language Use National Association of Hispanic Real Estate Professionals. NAHREP State of Hispanic Homeownership Report Every June, the nation celebrates National Homeownership Month, a time to recognize the value and importance of owning a home. At HUB City Title, we believe homeownership is more than just a milestone, it's a cornerstone of financial security, community strength, and personal pride. Whether you're a first-time buyer or a seasoned homeowner, this month is the perfect opportunity to reflect on the benefits of owning a home and the impact it has on families and communities across West Texas and beyond.
The History Behind National Homeownership Month National Homeownership Month traces its roots back to 1995, when President Bill Clinton launched a national homeownership strategy. In 2002, President George W. Bush officially proclaimed June as National Homeownership Month, emphasizing the American dream of owning a home and the need to make housing more accessible for all Americans (U.S. Department of Housing and Urban Development). Why Homeownership Matters Building Wealth: One of the most powerful benefits of owning a home is the opportunity to build equity over time. According to the Federal Reserve, the median net worth of homeowners is nearly 40 times greater than that of renters. This wealth accumulation provides financial stability and the ability to invest in future goals. Community Stability: Homeowners are more likely to stay in one place longer than renters, contributing to more stable neighborhoods, increased civic engagement, and stronger community bonds. In fact, research from the National Association of REALTORS® shows that homeowners are more likely to volunteer and participate in local activities (NAR). Generational Impact: Homeownership offers long-term benefits that extend to future generations. It often allows families to pass down property, build generational wealth, and provide financial security for children and grandchildren. Emotional Fulfillment: There’s a unique pride that comes with owning your own home. It’s a place where families grow, memories are made, and roots are established. Owning a home provides a sense of control and freedom that renting often cannot. How HUB City Title Supports Homeownership At HUB City Title, we are proud to play a role in helping West Texans achieve their homeownership dreams. Our team of experienced professionals ensures that each transaction is handled with care, precision, and a client-first mindset. From first-time buyers to seasoned investors, we’re committed to making the closing process smooth, secure, and stress-free. We also believe in supporting the broader mission of homeownership through community engagement, education, and partnerships with local real estate professionals. Celebrate with Us This June, take a moment to celebrate your journey to homeownership, whether you’re just starting out or have been in your home for years. And if you're preparing to buy, sell, or invest, HUB City Title is here to guide you every step of the way. Let’s continue to build strong communities and support the dream of homeownership in Lubbock and beyond. Ready to start your journey? Contact HUB City Title today to learn how we can help you make that dream a reality. Sources: U.S. Department of Housing and Urban Development (https://www.hud.gov) Federal Reserve Survey of Consumer Finances National Association of REALTORS® (https://www.nar.realtor) As the temperatures rise and summer approaches in West Texas, it’s essential for homeowners
to prepare their properties to withstand the heat and ensure comfort throughout the season. Here’s a comprehensive checklist to guide you through essential summer home maintenance tasks, focusing on HVAC care, landscaping tips, and more. 1. HVAC System Maintenance: Summer places extra demands on your HVAC system. Ensuring it operates efficiently can help maintain a comfortable indoor environment and reduce energy costs. ● Change Air Filters: Replace air filters regularly, ideally every 1-3 months, to ensure optimal airflow and indoor air quality. ● Inspect and Clean Vents and Registers: Remove dust and debris from vents and registers to improve airflow and efficiency. ● Schedule Professional Maintenance: Consider scheduling a professional HVAC inspection and maintenance service before the peak of summer to detect and address any potential issues early. 2. Exterior Maintenance: Prepare your home’s exterior to withstand the summer heat and keep it looking its best. ● Inspect Roof and Gutters: Check for damaged or missing shingles, and clean gutters and downspouts to prevent water damage. ● Check Exterior Paint and Siding: Look for peeling paint or damaged siding. Repaint or repair as needed to protect against sun damage and prolong the life of your home’s exterior. ● Inspect Windows and Doors: Check for gaps or cracks around windows and doors. Seal with weatherstripping or caulking to improve energy efficiency and keep cool air inside. 3. Landscaping and Outdoor Areas: Maintain your yard and outdoor spaces to enhance curb appeal and create enjoyable outdoor living spaces. ● Lawn Care: Adjust your lawn mower blade to a higher setting to provide shade and retain moisture in the soil. Water deeply and infrequently to encourage deep root growth. ● Trim Trees and Shrubs: Prune overgrown branches and shrubs away from your home to improve airflow and reduce the risk of pests. ● Inspect Irrigation System: Check sprinkler heads for proper operation and adjust watering schedules as needed to accommodate summer heat and rainfall patterns. 4. Plumbing and Water Systems: Prevent plumbing issues and conserve water during the summer months. ● Check Outdoor Faucets: Inspect for leaks and ensure proper operation. Consider installing hose bib covers to prevent freezing during winter months. ● Inspect Pool and/or Fountain: If you have a pool or fountain, ensure pumps and filters are working properly. Clean and maintain as recommended by the manufacturer. 5. Indoor Comfort and Safety: Ensure your home is comfortable and safe for your family throughout the summer. ● Test Smoke and Carbon Monoxide Detectors: Replace batteries and test detectors to ensure they are functioning correctly. ● Check Attic Insulation: Ensure adequate insulation to prevent heat transfer and reduce cooling costs. ● Prepare for Power Outages: Consider investing in a generator or have an emergency kit ready in case of power outages during summer storms. By following this summer home maintenance checklist, West Texas homeowners can ensure their properties are well-prepared to handle the heat and maintain comfort throughout the season. Regular maintenance not only enhances the longevity and efficiency of your home but also contributes to a safe and enjoyable living environment for you and your family. At HUB City Title, we understand the importance of maintaining your property. Whether you’re buying, selling, or refinancing a home in West Texas, our team is here to provide expert title and closing services to support your real estate journey. Contact us today to learn more about our services and how we can assist you. If you've been waiting for the "perfect time" to sell your home, here’s your sign: May might just
be the best month of the year to list. According to real estate experts, listing your home in May can lead to faster sales, higher offers, and more motivated buyers. Here’s why May stands out in the spring real estate season and why it’s a smart move to take action now. 1. The Market Is Active, Really Active May falls right in the heart of the spring buying season, which is widely recognized as the hottest time of year for real estate. Buyers are out in full force, often trying to settle into a new home before summer vacations or the start of a new school year. According to Zillow research, homes listed in early to mid-May sell faster and for more money than any other time of year. In fact, homes listed in May typically sell six days faster and for nearly 1% more than the average listing. 2. Curb Appeal Is at Its Peak Spring blooms, green lawns, and mild weather make May the ideal time to show off your home’s exterior. Buyers are drawn to listings with great photos, and nothing enhances curb appeal like a sunny day and a freshly manicured yard. A strong first impression could translate to more showings and stronger offers. 3. Families Want to Move Before the New School Year Many families aim to move and settle in before August so their children can start the school year in their new district. This puts added pressure on buyers to make decisions quickly in May and June, which can mean fewer contingencies and faster closings for sellers. 4. You’ll Have Less Competition Than You Think While spring is a busy time, many sellers wait until June or July to list. By listing in May, you get a head start on the crowd, catching the attention of serious buyers before inventory surges. Low inventory + high buyer demand = a seller’s dream. 5. You’ll Close in Time to Enjoy Summer Most closings take 30–45 days. That means if you list in May and go under contract quickly, you could be moving into your new place by July, just in time for BBQs, vacations, and lake days. Bottom Line: List Smart, List in May Whether you’re upsizing, downsizing, or simply ready for a change, May offers a golden window of opportunity. With active buyers, gorgeous weather, and the right support team by your side, you’re more likely to get the results you want, and fast. Need Help with the Details? From title insurance to closing coordination, our team at HUB City Title is here to make your transaction smooth, secure, and stress-free. Let’s get you to the closing table with confidence. If you're preparing to buy or sell real estate, chances are you’ll encounter a title commitment
before reaching the closing table. But what exactly is this document, and why is it so important? Whether you're a first-time homebuyer or a seasoned investor, understanding the title commitment is key to ensuring your ownership is protected, and that there are no surprises down the road. What Is a Title Commitment? A title commitment (also called a title binder or commitment for title insurance) is a formal document issued by a title company that outlines the conditions that must be met before a title insurance policy will be issued. Think of it as a preview of your future title insurance coverage. The commitment reflects the results of a title search, which investigates the history of the property, including prior owners, liens, judgments, easements, and legal claims. According to the American Land Title Association (ALTA), the title commitment acts as a blueprint for the final title insurance policy, helping buyers, sellers, lenders, and agents identify and resolve any potential issues before closing. What’s Included in a Title Commitment? A title commitment typically includes four key sections, often referred to as "schedules": Schedule A: The Basics This section lists the key details of the transaction, including: ● The buyer and seller ● The proposed insured parties (buyer/lender) ● The type and amount of insurance coverage ● The legal description of the property Why it matters: Schedule A verifies that the correct parties and property are being insured. Schedule B – Section I: Requirements This outlines the conditions that must be met before the title insurance policy can be issued. Examples include: Paying off existing liens or mortgages Recording the new deed Providing proper documentation Why it matters: These must be resolved before or at closing to ensure a clean transfer of title. Schedule B – Section II: Exceptions This is where you’ll find items not covered by the title insurance policy—such as:
Why it matters: Buyers should review these carefully to understand any limitations on their property rights. Schedule C (in Texas): Clear to Close Issues In Texas, Schedule C outlines items that must be cleared before closing can happen, like unpaid taxes, child support liens, or probate issues. Why it matters: These are often the issues that delay closings if not addressed early. Why It’s Important to Read the Title Commitment While it may feel like legal fine print, reviewing the title commitment can protect you from:
Your real estate agent and title company should walk you through the title commitment and help you understand anything that could impact your investment. How HUB City Title Helps At HUB City Title, we don’t just hand you a stack of papers, we take the time to explain what you’re signing and why it matters. Our experienced team works side-by-side with buyers, sellers, agents, and lenders to clear any issues quickly and guide you confidently through closing. With in-house title examiners and deep local knowledge, we ensure your title is not just marketable, but fully protected. Final Takeaway A title commitment isn’t just paperwork, it’s your preview of ownership rights and a vital step in protecting your investment. Taking the time to review it carefully can save you time, money, and stress in the future. Have questions about your title commitment? We’re here to help. When it comes to selling a home or property, a smooth closing experience can make all the
difference. At HUB City Title, we’ve built a reputation for making that happen—time and time again. From seasoned agents to first-time sellers, our clients choose us not just for our expertise, but because they know we’re in their corner from contract to closing. Here are the top 5 reasons sellers love working with HUB City Title, backed by industry best practices and real-world success. 1. Local Expertise That Matters We live here. We work here. We know the market. With deep roots in West Texas and the South Plains, HUB City Title brings unmatched knowledge of local real estate trends, property histories, and county-specific processes. That means fewer surprises, and faster closings. 2. Seamless Communication Clear, prompt communication is a big deal, especially when deadlines are tight. Our sellers appreciate how we:
You won’t be left wondering what’s next, we guide you through each phase, from title order to final funding. 3. In-House Examiners = Faster Solutions Unlike many title companies, HUB City Title employs in-house title examiners, which means we don’t have to outsource title searches or delay issue resolution. When title issues pop up (and they sometimes do), our team works quickly to research, resolve, and clear the path to closing, often without the seller ever needing to lift a finger. 4. Stress-Free Closings At Hub City Title, we’ve built our entire process around one thing: making closings easy for our clients. Sellers often praise us for:
Whether it’s your first time selling or your fifteenth, you’ll feel confident walking into the closing room. 5. Trusted by the Pros Real estate agents, lenders, attorneys, and investors across the South Plains consistently refer their clients to HUB City Title. Why? Because we deliver results and protect our partners’ reputations. We're proud to be a go-to title company for professionals who demand reliability, accuracy, and transparency at every step. Final Thoughts: We’re More Than a Title Company Selling your home is a big decision, and you deserve a title team that treats it like one. At HUB City Title, we go beyond paperwork. We’re here to ensure your deal closes smoothly, securely, and with total peace of mind. Have a property to sell in Lubbock, Plainview, or the surrounding areas? Let’s get it closed together. Spring is one of the busiest and most competitive seasons in the real estate market. As flowers
bloom and warmer weather arrives, buyers are eager to find their dream homes. If you're planning to list your property this spring, preparation is key to making your home stand out and securing the best possible offer. Here’s a comprehensive guide to help you get your home market-ready this spring. 1. Declutter and Deep Clean Your Home Before potential buyers step through your door, ensure your home is clutter-free and spotless. Decluttering not only creates a more spacious feel but also helps buyers imagine themselves living in the space. Start by removing personal items, excess furniture, and anything that makes your home look crowded. Focus on key areas like the living room, kitchen, and bedrooms. Don’t forget closets and storage spaces—buyers love to see ample storage, and an overstuffed closet can give the wrong impression. Once decluttering is complete, deep clean every corner of your home. Pay special attention to carpets, windows, and appliances. According to a study by the National Association of Realtors (NAR), a clean home can increase its perceived value by up to 10%. 2. Boost Your Curb Appeal First impressions matter, and your home’s exterior is the first thing buyers see. Take advantage of the spring season by sprucing up your curb appeal. - Lawn Maintenance: Mow the lawn, trim hedges, and remove weeds. Adding fresh mulch to flower beds can give a polished look. - Add Pops of Color: Plant seasonal flowers like tulips or daffodils to brighten up your yard. - Clean the Exterior: Pressure wash your driveway, walkways, and siding to remove dirt and grime. - Front Door Update: A fresh coat of paint on your front door or a new welcome mat can create a warm, inviting entryway. According to the National Association of Landscape Professionals, improving your curb appeal can lead to a 7% higher selling price. 3. Make Necessary Repairs Buyers are often deterred by visible issues, even minor ones. Take the time to address any repairs that may raise red flags during a home inspection. Common repairs to consider: - Fix leaky faucets. - Replace broken or outdated light fixtures. - Repair holes in walls or chipped paint. - Ensure all doors and windows open and close properly. For larger projects like replacing a roof or HVAC system, consult with your real estate agent to determine if the investment will yield a good return. 4. Stage Your Home for Success Home staging helps highlight your home’s best features and makes it more appealing to buyers. You don’t need to hire a professional to make your home look its best. - Neutralize Decor: Use neutral colors and minimal decor to create a clean and welcoming space. - Arrange Furniture Strategically: Arrange furniture to emphasize flow and maximize space in each room. - Add Inviting Touches: Fresh flowers, cozy throws, and soft lighting can create a warm and inviting atmosphere. According to the Real Estate Staging Association, staged homes sell 72% faster than non-staged homes, so it’s worth the effort! 5. Highlight Energy Efficiency Today’s buyers are increasingly focused on energy efficiency. Make small upgrades that can appeal to environmentally conscious buyers, such as: - Replacing old lightbulbs with energy-efficient LED ones. - Adding weather stripping to windows and doors to improve insulation. - Installing a smart thermostat. Highlighting these updates in your listing can help set your home apart from the competition. 6. Professional Photography and Marketing In today’s digital age, your home’s online presence is crucial. High-quality photos and an appealing listing description can make all the difference. Hire a professional photographer to capture your home in the best light. Ensure your photos highlight key features like spacious rooms, natural lighting, and any recent upgrades. Work with your real estate agent to craft a compelling listing description that includes keywords buyers are searching for, such as “updated kitchen,” “move-in ready,” or “family-friendly neighborhood.” 7. Set the Right Price Pricing your home correctly is critical to attracting buyers. Overpricing can deter potential buyers, while underpricing may leave money on the table. Collaborate with your real estate agent to conduct a comparative market analysis (CMA) and determine the fair market value of your home. Spring is a competitive season, so setting an attractive price from the start can help your home stand out. 8. Work with a Trusted Title Company Once you’ve prepared your home and attracted buyers, ensure the closing process goes smoothly by partnering with a trusted title company. At Hub City Title, we specialize in guiding sellers through seamless transactions, ensuring every detail is handled professionally and efficiently. Get Ready to Sell in Spring! Preparing your home for the spring market is all about creating a space that buyers will fall in love with. By decluttering, enhancing curb appeal, making necessary repairs, and highlighting your home’s best features, you can position your property for a successful sale. If you’re ready to list your home this spring, Hub City Title is here to help every step of the way. From expert advice to stress-free closings, we’re committed to making your real estate journey as smooth as possible. Contact us today to learn how we can assist you in achieving your selling goals this spring! Buying a home is not just a financial transaction; it's a negotiation process that requires strategy,
patience, and a clear understanding of market dynamics. In today's competitive real estate market, where demand often outstrips supply, mastering the art of negotiation can make a significant difference in securing your dream home at the right price. Here, we explore practical strategies and insights from experts to help homebuyers navigate negotiations effectively. Understanding the Market Dynamics Before diving into negotiations, it's crucial to grasp the current market conditions. In competitive markets like ours, homes may receive multiple offers, driving up prices and creating bidding wars. According to the National Association of Realtors (NAR), being prepared and having a clear strategy can give buyers a competitive edge. Setting Your Budget and Limits One of the first steps in negotiation is setting a realistic budget and determining your limits. Know your financial boundaries before starting negotiations. This clarity helps you stay focused and avoid overstretching. Research and Preparation Arming yourself with information is key. Research recent comparable sales (comps) in the area to understand the home's market value. Presenting data-backed offers strengthens your position and shows the seller you're serious. Timing Is Everything In real estate, timing can be critical. Being responsive and flexible with timelines can sway negotiations in your favor. Act quickly but thoughtfully to avoid missing out on opportunities. Building Rapport with the Seller Establishing a positive relationship with the seller can influence negotiations. Offer a personal touch by writing a heartfelt letter expressing why you love the home and your plans for it. Emotional connections can sometimes be the tipping point. Negotiating Terms Beyond Price It's not just about the price; negotiating favorable terms can also be advantageous. Consider contingencies, closing dates, and repairs. Flexibility on non-price terms can make your offer more attractive. Knowing When to Walk Away Sometimes, the best negotiation tactic is knowing when to walk away. Be prepared to let go if the terms don't align with your goals. There will always be another opportunity. Negotiating effectively in a competitive market requires a blend of preparation, strategy, and understanding. By knowing your market, setting clear boundaries, and leveraging expert advice, you can navigate negotiations with confidence and increase your chances of securing the home you desire. At HUB City Title, we support homebuyers with expert guidance and reliable closing services. Contact us today to learn more about how we can assist you in your home buying journey. Spring is one of the most popular seasons for home buying, and if you're gearing up to
purchase a home, chances are you're knee-deep in paperwork, inspections, and decisions. Amid all the excitement, one essential item that should never be overlooked is title insurance. Whether you're a first-time homebuyer or a seasoned investor, understanding what title insurance is (and why it matters) is key to protecting your investment for the long term. Here’s what every spring buyer should know before heading to the closing table. What Is Title Insurance? Title insurance is a policy that protects homebuyers and lenders from financial loss due to defects in a property's title. These defects can include issues like:
Unlike most insurance policies that protect against future events, title insurance covers issues from the past that could affect your right to legally own or use the property. According to the American Land Title Association (ALTA), one out of every three real estate transactions encounters a title issue that must be resolved before closing. Without title insurance, these problems could become your financial responsibility. Why Is Title Insurance So Important in the Spring Market? Spring is a hot market. Homes sell faster, there’s more competition, and buyers are moving quickly. With deals closing rapidly, it’s easy to overlook critical details in an effort to "win" the home. That’s where title insurance becomes even more important—it ensures that once you’ve secured the home, it’s truly yours. Reasons why spring buyers need title insurance: Fast-moving market = higher risk of missed issues More listings = more complex ownership history Peace of mind in an already stressful season Types of Title Insurance There are two main types of title insurance: 1. Owner’s Title Insurance This policy protects you, the buyer. It covers legal fees, losses, or claims against your property related to ownership disputes or hidden issues. 2. Lender’s Title Insurance This is required by most mortgage lenders and protects the lender’s investment in the property. It does not protect the buyer. 💬 Pro Tip: Owner’s title insurance is optional but highly recommended—and in some cases, it’s a small price to pay for long-term peace of mind. What Does Title Insurance Cover? Here are a few examples of what a typical owner’s title insurance policy may protect against:
How Hub City Title Protects You At Hub City Title, we know how important it is to close with confidence. Our in-house title examination team performs thorough title searches to uncover any potential issues before you get to the closing table. We work directly with you and your real estate agent to ensure everything is in place, so your transaction is seamless and protected. 💬 “We believe the best way to provide comprehensive information on a property is by standing side-by-side with our customers.” – Hub City Title Team With our local expertise and fast turnaround, you’ll spend less time worrying and more time enjoying your new home this spring. Don’t Spring Into Homeownership Without Title Insurance Buying a home is one of the biggest investments you'll ever make. Protect it with title insurance. Whether you're buying a cozy starter home or your dream forever space, title insurance gives you peace of mind that no one else has a claim on your property. Ready to close with confidence? Contact Hub City Title today and let us guide you through the process, from contract to closing, with security, service, and a smile. |
HUB CITY TITLEHub City Title, your West Texas title company, is Tech grad owned with over 220 years of combined experience. |
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