Franklin Lakes NJ Real Estate - Navigating the Market with Confidence

Why You Need an Experienced Realtor to Browse the Realty Acquiring Process



In the complicated landscape of actual estate purchases, the guidance of a knowledgeable realtor can be the distinguishing variable in between a smooth purchase process and a potential minefield of obstacles. Specialist real estate agents bring a riches of market understanding, arrangement skill, and a deep understanding of the lawful and documentation complexities that can often bewilder purchasers. These are simply the pointer of the iceberg when it comes to the worth they give in safeguarding your dream home.




Expert Market Knowledge



Possessing in-depth proficiency in existing market patterns and data, an experienced realtor is outfitted to give clients with important insights for notified realty buying choices. By remaining abreast of the ever-evolving market conditions, a competent real estate agent can use clients a competitive advantage when navigating the actual estate landscape. Understanding the ins and outs of local market fads, prices fluctuations, and community dynamics allows the realtor to lead customers in the direction of properties that align with their choices and spending plan.


Furthermore, a knowledgeable real estate professional's grasp of market data enables them to analyze residential property values accurately. This proficiency is crucial in bargaining deals, ensuring that customers safe buildings at fair market value. Whether it's recognizing future advancements that might affect building worths or recognizing when a listing is overpriced, a proficient real estate agent's market expertise is instrumental in aiding customers make sound financial investment choices.


In significance, the specialist market knowledge had by a skilled realtor is a cornerstone of the value they offer the realty buying process. By leveraging this proficiency, clients can navigate the intricacies of the marketplace with confidence and make well-informed choices that line up with their realty goals.




 



Arrangement Abilities



With a deep understanding of market dynamics and building worths, a knowledgeable realtor's competence extends effortlessly right into the world of settlement abilities. Arrangement is an essential aspect of the real estate purchasing process, where the capability to promote for your rate of interests can make a significant difference in the end result of an offer. A proficient real estate agent has the finesse and tact required to navigate the intricacies of negotiations successfully.


One of the vital negotiation skills a real estate professional gives the table is the capability to connect persuasively. They can express your choices and requirements plainly to the vendor or their agent, promoting an efficient discussion that can cause mutually beneficial arrangements. Additionally, real estate professionals are adept at evaluating the motivations and concerns of the various other celebration, allowing them to customize their settlement approaches as necessary.


Moreover, a competent real estate professional is skilled in the art of concession. They can strike an equilibrium between supporting for your finest passions and finding commonalities with the seller to assist in a successful purchase. By leveraging their settlement skills, a real estate professional can assist you secure the best possible deal while preserving a favorable connection with the other celebration.




Building Look Know-how



Experience in property search is an essential skill that differentiates a top-tier real estate agent in the affordable realty market. A skilled real estate professional possesses a deep understanding of the regional market trends, neighborhoods, and building worths - Ridgewood NJ Real Estate. They have accessibility to a large range of resources, including off-market listings and industry connections, providing a competitive edge in finding residential or commercial properties that satisfy their customers' particular criteria


Realtors with home search experience conserve their clients valuable time by infiltrating listings to offer just the most pertinent choices. Their understanding allows them to determine possible warnings and advantages in properties that the average customer might neglect. Additionally, a proficient real estate professional can offer guidance on the suitability of a building based on a customer's needs, choices, and long-lasting objectives.




Franklin Lakes Nj RealtorRidgewood Nj Realtor
In significance, a real estate professional's home search experience is not practically discovering readily available listings but regarding matching clients with residential properties that align with their one-of-a-kind demands and investment objectives. Ridgewood NJ Realtor. This customized expertise simplifies the buying process and enhances the likelihood of safeguarding a property that meets or exceeds expectations




Lawful and Documents Guidance



Browsing the detailed world of legal requirements and paperwork in property transactions requires a experienced and careful method. A proficient realtor plays a crucial duty in guiding customers via the labyrinth of agreements, contracts, disclosures, and various legal documents entailed in acquiring a residential or commercial property. Understanding the implications of each record and making sure conformity with regional laws and laws is vital to an effective genuine town real estate estate purchase.




 


From drafting or examining acquisition contracts to clarifying complicated provisions, a skilled realtor offers vital help in streamlining the legal jargon for buyers. They aid clients understand their rights and obligations, in addition to any possible risks related to the transaction. Furthermore, a real estate professional can help with interaction in between all events included, consisting of lawyers, assessors, and lending institutions, to make certain a seamless procedure.




Paramus Nj Real EstateParamus Nj Real Estate
In addition, when unexpected lawful problems emerge, such as home title troubles or zoning restrictions, an educated real estate professional can supply advice on just how to attend to these difficulties effectively. By having a proficient real estate professional by their side, buyers can browse the legal elements of real estate deals with self-confidence and assurance.




Smooth Closing Refine



Ridgewood Nj Real EstateFranklin Lakes Nj Realtor
Having efficiently navigated the detailed lawful demands and paperwork included in genuine estate purchases, a competent real estate professional currently concentrates on making certain a effective and smooth closing process for buyers. The closing process is the last action in buying a residential or commercial property, where all the monetary and legal commitments are satisfied, and possession is transferred from the seller to the purchaser. A skilled realtor plays a vital function in coordinating this stage to make sure that all essential actions are completed accurately and in a timely manner.




 


Throughout the closing process, the real estate professional assists customers in understanding and signing the numerous records needed for the transfer of building civil liberties. They function very closely with the customer, vendor, lending institutions, and lawyers to attend to any kind of concerns Discover More Here that may occur and help with a smooth deal. In addition, a proficient real estate professional helps customers navigate potential challenges such as title issues, assessment issues, or financing hold-ups, making certain that the closing process proceeds without unnecessary missteps. By leveraging their expertise and experience, a proficient real estate professional simplifies the closing process, allowing customers to settle their actual estate purchase with self-confidence.




Verdict



In verdict, a competent real estate agent is vital for navigating the complicated property acquiring process. Their expert market expertise, arrangement skills, building search competence, lawful and documents support, and capacity to facilitate a smooth closing process all add to a successful deal (Christian Di Stasio). Trusting an expert realtor can conserve you time, stress, and money, making sure a smooth experience from begin to complete


Furthermore, a knowledgeable realtor's grasp of market data enables them to analyze property values properly. Whether it's determining forthcoming growths that might affect residential or commercial property values or acknowledging when a listing is overpriced, a knowledgeable realtor's market expertise is important in aiding clients make audio financial investment decisions.


With a deep understanding of market dynamics and residential or commercial property worths, a skilled real estate agent's proficiency prolongs flawlessly into the world of real estate investment companies negotiation abilities. A skilled realtor has a deep understanding of the local market fads, neighborhoods, and residential property values. A skilled real estate professional plays a critical function in assisting purchasers via the labyrinth of agreements, arrangements, disclosures, and various lawful records entailed in purchasing a building.

 

Rustic Resorts Await: Discover Your Dream Log Cabin

 



Uncover the Charm of Log Cabin Living: Surf Magnificent Log Cabin Homes



log cabinlog cabin
Are you prepared to discover the captivating globe of log cabin living? Prepare to be surprised as you check out a collection of spectacular log cabin homes, every one even more lovely than the last. Accept the appeal of log cabin design and submerse on your own in nature with these beautiful areas. From making the perfect resort to checking out the cozy interior design, this post will supply you with suggestions for a rustic and welcoming way of living. Get prepared to fall for log cabin living!




The Charm of Log Cabin Style



You'll enjoy the rustic allure and relaxing atmosphere that log cabin style brings to your home. The durable and strong nature of log cabin architecture guarantees that your home will certainly stand the test of time, supplying you with a risk-free and protected haven. Whether you're looking for a cozy retreat or a charming vacation home, log cabin architecture is the best option to create a welcoming and inviting room that you'll never desire to leave.




Embracing Nature: Log Cabin Homes in Breathtaking Locations



Immerse yourself in the impressive landscapes surrounding rustic homes nestled in stunning areas (log cabin). Log cabin homes have actually constantly been revered for their capacity to seamlessly blend right into their natural environments. These homes, built with strong logs, provide a special and enchanting living experience that permits you to totally accept nature


Think of waking up to the sound of birds tweeting and the gentle rustling of fallen leaves outside your home window. Step outside onto your deck, and you are welcomed by panoramic views of looming hills or calm lakes. The appeal of log cabin homes exists not just in their rustic appeal yet likewise in their capacity to attach you with the natural world.


Whether you choose to reside in the mountains, by a lake, or deep in the timbers, log cabin homes supply a feeling of peace and peacefulness that is difficult to find elsewhere. The bordering landscapes come to be an extension of your home, inviting you to explore, hike, fish, or simply unwind and soak in the appeal around you.




log cabinlog cabin
From comfy cabins tucked away in snowy hill ranges to waterside hideaways with sensational sunsets, log cabin homes in scenic areas offer an unique means to experience nature's wonders. So, if you're yearning for a way of living that welcomes the outdoors, think about making a log cabin home your shelter and allow nature be your constant buddy.




Creating the Perfect Log Cabin Resort



When intending your optimal log cabin hideaway, it's important to think about the format and capability of the space. Take into consideration the flow of the cabin and exactly how you will move from one area to one more. A properly designed design will make your log cabin feel comfy and roomy.


Following, think concerning the performance of the area. Will the kitchen have sufficient counter room for preparing dishes? Think about the dimension and placement of home windows to make the most of natural light and views of the surrounding nature.




Discovering the Inside Style of Log Cabin Homes



Take a moment to envision just how the interior design of a log cabin home can produce a warm and inviting visit the site ambience. As you move via the cabin, imagine the kitchen with its handmade closets, rock countertops, and a farmhouse sink. The interior layout of a log cabin home welcomes the all-natural elements, creating a room that feels warm, inviting, and attached to the surrounding environment.




Log Cabin Living: Tips for a Rustic and comfortable Way of living



To develop a cozy and rustic way of life in your log cabin, begin by integrating cozy earth tones and all-natural products into your design. Natural light is key in log cabin living, so opt for large curtains or blinds that allow sunlight to filter with. Creating a relaxing and rustic way of life in your log cabin is all concerning accepting warmth, nature, and comfort.




Conclusion



From the charming design to the awesome areas, log cabin homes use a rustic and unique getaway. Start discovering the comfortable and welcoming lifestyle that log cabin living has to supply. Welcome nature, surround on your own with heat, and discover the real elegance of log cabin homes.


You'll like the rustic charm and cozy environment that log cabin style brings to your home. The durable and sturdy nature of log cabin design ensures that your home will certainly stand the test of time, offering you with a secure and protected haven. Whether you're looking for a captivating getaway or a comfy resort home, log cabin architecture is the ideal option to create a welcoming and welcoming space that you'll never ever go now want to leave.


The elegance of log cabin homes exists not just in their rustic charm but also in great post to read their capability to attach you with the all-natural world.


Embrace nature, surround on your own with warmth, and uncover the true appeal of log cabin homes.

 

The 5-Second Trick For Studio Apartments In Downtown San Francisco

Examine This Report about Studio Apartments In Downtown San Francisco


Checking Out Time: (Word Count:) When it comes to choosing a home, whether it's your very first apartment or condo or your fourth, you ought to always have a fictional (or real) list with you to guarantee you're obtaining exactly what you desire. You don't intend to sign a year-long lease for a house and after that figure out you forgot something.




Apartments For Rent In Downtown San FranciscoStudio Apartments For Rent In Downtown San Francisco
Below is a checklist you can use to assist ensure absolutely nothing is forgotten or overlooked when choosing your following house. Make sure you recognize all of the prices connected with a specific house as well as sum them up so you can establish the overall bring cost. This technique likewise enables you to contrast one apartment to another.


Locate out what energies you are needed to pay for, and what energies, if any type of, the property manager pays. Common utilities are heat, hot water, cooking, electricity, wire TV/internet, and phone.




What Does Studio Apartments For Rent In Downtown San Francisco Mean?


One Bedroom Apartments In Downtown San FranciscoStudio Apartments For Rent In Downtown San Francisco
Probably you have an existing gym subscription, and also dream to proceed that subscription. Possibly, you like your morning coffee at Starbucks, as well as can not picture going elsewhere. If you frequent a specific residence of worship, you should inquire where the local holy place, church or mosque lies. We all need to go to work as well as the distance of roads and/or trains should go to the top of your list for top priorities when it comes to choosing a home.


Ask if the wall surfaces between apartment or condos are built with a fire rated wall. Great apartment or condos are in demand, and occasionally the home that best fits your demands is still occupied or hasn't been prepared.


Exactly how does the property manager manage these circumstances? You must likewise make sure you understand what you are accountable for, and what the landlord is responsible for.




The Best Strategy To Use For Studio Apartments For Rent In Downtown San Francisco


How lots of steps are there to the apartment? Is the range from the car park great deal to your residence appropriate (do not forget you have to bring bundles from anywhere you require to park).


Ask concerning any costs connected with garbage. An increasing number of building owners are charging a separate garbage charge.


If you're eager to pay a high price for a certain location, then you'll need to find various other means to reduce on expenditures. Or you might need to locate roomies to aid cover the costs. Keep in mind that if an apartment or condo's rental fee is unusually reduced (read: too great to be real) contrasted to various other rentals in the area, then this may be a large red flag.




Apartments For Rent In Downtown San Francisco Things To Know Before You Get This


Don't trust those lovely photos you see online. Prior to you lease a home, you ought to arrange to see the place in-person. Bear in mind that aesthetic problems, such as damaged blinds or scratches on the wall surface, can be dealt with possibly by your proprietor. Deeper problems may be an indication that the apartment hasn't been appropriately taken treatment of.


Your property manager can make or break your renting out experience. If you have a bad property manager one with a negative principles or an absence of limits you may wind up in your own blog rental headache (or even worse a court room). To avoid this from taking this contact form place, try to consult with your property owner or (at least) conversation with him or her on the phone. studio apartments in downtown san francisco.


Prior to moving into a house with overall strangers, I suggest learning more about them beforehand. Opportunities are, they'll want to screen you also. You don't have to be best friends with your roomies, but you do have to appreciate one an additional. Ensure that, essentially, your way of lives are an excellent match.




Top Guidelines Of One Bedroom Apartments In Downtown San Francisco


Studio Apartments In Downtown San FranciscoDowntown San Francisco Waterfront Apartments
In enhancement to your flatmates, carefully consider the prospective next-door neighbors. If meeting prospective roomies, ask them about their experience with their next-door neighbors.


In addition to demographics as well as security, check out whether the area has any type of specific policies. If you're relocating to a rental with an HOA, you'll require to have a clear understanding of their expectations as well as rules prior to authorizing a lease. You should additionally check out any kind of certain traffic or car parking policies in the area.




Read over the lease to Bonuses make certain it fits your requirements. As an example, if you intend on subletting your apartment in the future, does this lease allow you to do this? Be certain to also check: whether the lease is a 6-month, one year or month-to-month kind of lease; what date the rental fee schedules each month; whether flatmates are permitted; that is liable for the maintenance; any type of vehicle parking rules; and whether your down payment is refundable.




One Bedroom Apartments In Downtown San Francisco Fundamentals Explained


 


If you have a pet dog or strategy on obtaining a family pet, this little information is extremely essential. Ensure to inspect: whether the property manager bills a family pet deposit; if the deposit is refundable; sort of pet dogs permitted; as well as weight constraints on the animal. If you live in a home or apartment building, you may only be allowed to have a dog or feline up to 20 extra pounds.


Your lease should clearly lay out what utilities you are responsible for covering. If you have any kind of questions about that pays for what, make certain to ascertain with your proprietor before signing the lease.

 

The 8-Minute Rule for Yellow Card Properties

8 Easy Facts About Yellow Card Properties Explained


Consequently, there might be no such point as a typical day in the life of a property agentan facet of the job that numerous representatives find attractive. For Kaderabek, it's all concerning functioning with clients. "Many rewarding is seeing purchasers in their new homeno concern. Also, vendors beaming when they're handed a check at closing.


They can additionally use your preferences in order to locate houses with access to public transport, a pool, a wonderful college area whatever is most vital to you. Whether you're a buyer or vendor, your genuine estate representative can aid.


If you're marketing your home, your realty representative will certainly see to it that only preapproved buyers take rate of interest in your home. If your home examination or house appraisal exposes covert concerns with the property, your agent can assist you bargain repair work and substitutes. The very best realty representatives know just how to work out with potential purchasers or home owners, and also they can assist assist in a compromise before a sale is wrapped up.




7 Easy Facts About Yellow Card Properties Explained


Realty representatives can additionally see to it that there's nobody working with the house without authorization, which a home proprietor has all the required licenses as well as allowances for recurring tasks. Your agent might also recommend a various building for you if the homeowner is hiding a significant long-term concern.


Your agent can make certain that you finish your paperwork promptly, that everything you load out is proper and also that you address any type of superior concerns as promptly as feasible. The closing procedure can be perplexing for both buyers and vendors, yet having a real estate agent to guide you through the procedure can make it a smooth and also easy procedure.


If you still have questions about what all realty representatives do, you could profit from reviewing this listing of typically asked inquiries. Here are a few of the major tasks a real estate representative has after their client has closed on a home: Reach out to customers after 1 month to see to it they've cleared up in without issues Responding to any kind of concerns about the agreement Providing a list of local utility firms to make use of Giving recommendations for specialists, landscaping firms, and so on. https://yellowcardprop.blog.ss-blog.jp/.




Facts About Yellow Card Properties Uncovered


We Buy Houses In JacksonvilleJacksonville Home Buyers
An industrial real estate agent specializes in purchasing or marketing industrial residential or commercial property. They market different types of properties, the day-to-day tasks of a commercial genuine estate agent are similar to what household representatives do.


Closing agents are realty specialists who help residence purchasers as well as help them proceed with the closing procedure (we buy houses jacksonville fl). They guarantee that the residential property has a clear title as well as there is a smooth transfer of ownership. Closing agents do have some one-of-a-kind duties as well as can aid speed up the buying procedure - https://grizzle-cheetah-f4nx68.mystrikingly.com/blog/we-buy-houses-in-jacksonville-the-ultimate-guide.


You will have to complete your pre-license enrollment and also pass your real estate permit exam., you may ask yourself if functioning with an actual estate agent is worth it.




Examine This Report on Yellow Card Properties


And also genuine estate agents obtain a payment in between 5% and 6% of the list price. That implies if you market your house for $250,000, your representative can get up to $15,000 of the profits. The majority of individuals locate that actual estate agents are well worth the small commission charge. Below are a few of the means real estate agents can assist you: Study residences and also communities that match your budget and way of life.




 



If you're acquiring, your representative will discuss a deal with the vendor as well as assist you obtain the finest deal feasible. If you're offering, your representative will detail your house and market it, so it reaches many possible buyers. Analyze the legal documents as well as aid you understand what whatever implies. There are a number of routes you can take if you're attempting to locate the appropriate property agent.




 



Once you've received a few recommendations, see to it to examine their resumes. When you have actually tightened your search down to a couple of prospects, you may wish to arrange a meeting where you can ask the representative some questions. It's additional hints a great idea to ask if they have any recommendations from previous customers.




Yellow Card Properties Can Be Fun For Everyone


So primarily, every REALTOR is a property representative, yet a realty representative may or may not be a REAL ESTATE AGENT. If you're attempting to select a REALTOR or realty agent, you need to think about that individual's experience, qualifications as well as skills most importantly else.




Prepare for a smooth sale and also learn exactly how to market your residence for the greatest cost feasible with these ideas.


Numerous individuals would like to know how to offer a home for sale by owner. https://www.viki.com/users/yellowcardprop/about. Signing up to market a home by owner requires a major dedication of time and also persistent effort. cash for houses jacksonville. All of this is meant to make you extra knowledgeable about the dedication of selling a residence FSBO as well as just how to offer your residence by owner with a special emphasis on for sale by proprietor in Indiana.




Yellow Card Properties Fundamentals Explained


Sell My House Fast JacksonvilleJacksonville Home Buyers
The buyer of your home need to function within the guidelines set out by his or her lending institution - sell my house jacksonville. This will likewise need you to function within those standards, as well. At the end of the day offering a home in Indiana without a Real estate agent is simply a process. If you are figured out and also focus selling your house FSBO is a procedure you can finish.

 

Some Known Questions About Condominiums.

Our Condominiums Ideas


They work marvels when you need to obtain work done in full silence. Or else, have the right assumptions before relocating into your apartment.


That's because frequently what you're paying for with an apartment is benefit, location, and a couple of top-tier services. Your home loan payment can raise when all points are considered. A lot of condominium neighborhoods have actually added Homeowners Organization Fees. As mentioned, these charges cover regular upkeep as well as expenses like yard cutting, pool cleansing, etc.


Possible Remedy Determine what your top priorities are as well as budget appropriately. If you intend to be in an apartment precisely the beach, discover your leading buck budget and also search in locations with apartments priced within that range. Bear in mind, purchasing a condo is a financial investment. With the right genuine estate agent, you must have the ability to find a device that you will certainly appreciate throughout your remain.


Especially, you'll wish to do a deep dive right into your condo's Homeowners Organization (HOA) to ensure it's a great suit (CONDOMINIUMS). Here are a few of our finest pointers when you get on the marketplace for an apartment near you: Testimonial the funds of the apartment association to ensure it is economically healthy and balanced.




Condominiums Fundamentals Explained


Discover a condominium neighborhood that has HOA charges that include amenities you will make use of and also value. If one condominium neighborhood is a stickler regarding keeping the exterior freshly painted every year as well as you can care much less regarding outside looks, possibly pick a different community.


See to it the HOA is a well-managed fund that has enough book costs alloted for both long and temporary tasks in addition to emergency situation maintenance. Mismanaged funds can cause a special assessment fee that all condominium owners would be required to pay. When doing your spending plan, take into consideration that older apartments could set you back less in advance yet tend to have higher HOAs since there is even more maintenance.




CONDOMINIUMSCONDOMINIUMS

CONDOMINIUMSCONDOMINIUMS



Unlike apartment or condos or various other momentary living situations, you'll likely reside in your apartment for some time. That's why it's so essential to take your time, do your research study, and also select a place, a structure, as well as a neighborhood that suits your life. For more moving sources, take a look at these posts next: Editor's Note: Originally published on October look these up 13, 2017; updated March 10, 2021 and March 10, 2023 to supply even more detailed details on the subject of living in a condo.


Wondering if getting a condo is right for you? Buying a condominium can feature some terrific benefits, but there are likewise some downsides you might require to take into consideration. To help you make the very best option, here are several of the major advantages and disadvantages of buying a condo! One of the largest factors why individuals consider acquiring condominiums is that they can commonly be more budget visit site friendly than acquiring a residence.




Condominiums Things To Know Before You Buy


A smaller sized space provides extra flexibility for citizens who desire to hang out traveling or appreciating their city as opposed to constantly dealing with house improvement. In bigger cities or beachfront locations, an apartment can be far more inexpensive than similar houses, making it a much less intimidating purchase for novice property owners.


A residence, however, calls for insurance policy for inside as well as outdoors. This suggests your apartment insurance cost will certainly commonly be more affordable than the insurance coverage needed for a home.


Additionally, apartment communities usually hold fun occasions for citizens like motion picture evenings, game evenings, wine tastings, picnics, as well as a lot more. One significant benefit of condominium living is that apartment structures are generally discovered in or around midtown areas, so citizens have terrific access to nearby home entertainment as well as company districts. This suggests living within walking distance of companies, restaurants and bars, public transit, major attractions, and heaps of events.




 


The majority of condominiums have neighborhood rooms like a pool, roof terraces, or a gym, which you can make use of without bothering with the upkeep. Some apartments also have tennis courts or medical spas! Keep in mind that the a lot more amenities a condo facility has, the much more your important source HOA (property owners association) cost will certainly be monthly.




The 7-Minute Rule for Condominiums


Certainly, these appliances can be consisted of in the sale, but you'll need to update them in the future if you intend to sell your house. Most condominiums come pre-furnished with these appliances, as well as in many cases their fixings can be covered by developing maintenance, which is a major benefit.


Building corridors, entrances, and also area rooms are likewise dealt with by a cleaning or upkeep personnel, so you just have to fret about your home. Many condo structures have secure entryways as well as surveillance cameras, and also some also have security guards or concierges who keep an eye on the property.




 



 


Wondering what to know prior to getting a condominium!.?. !? While there are some excellent benefits of apartment living, there can be some disadvantages, too. Right here are some downsides to think about when considering condominiums! Along with mortgage as well as residential property taxes, condo proprietors pay homeowners organization fees (HOA charges), which are monthly dues that go toward area services, developing upkeep, cleaning solutions for common areas, upkeep of laundry centers, and a lot more.


There are a few reasons why your HOA fees can climb, such as a significant repair work needed in the building or a unique analysis is made in each occupied device. The majority of associations will take a part of your month-to-month repayment as well as placed them in a book fund, an interest-bearing account that can be used for future expenses or jobs.

 

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15