Ca can I just say one thing, though, if you me nip out, it's not that I don't want to listen to this, er, it's in connection with the property er worries that er, Geoffrey said, I've got to sign a lot of er, arm twisting letters, which I, they want me to sign today, so if I can take five minutes out to sign those, I hope you will not feel I'm trying to er skive off, as it were.