Find the Best Reverse Mortgage Lenders
Compare Top Reverse Mortgage Lenders
Finance of America Reverse
Read 2,208 Reviews
Specializes in senior reverse mortgage services. Provides HECM loans, HomeSafe loans, second mortgages, refinancing and retirement planning services. Connects seniors with potential housemates with Silvernest program.
|Learn More Call Now Toll Free (218) 282-4772|
Liberty Reverse Mortgage
Read 1,499 Reviews
Provides HECM and HECM for Purchase loans. Properties must meet FHA’s minimum requirements to be eligible. Guarantees competitive pricing and loan closing within 60 days. Offers financing for processing and loan fees.
|Learn More Call Now Toll Free (866) 268-5369|
American Advisors Group (AAG)
Read 993 Reviews
Offers HECM, HECM for Purchase, jumbo loans and refinancing programs. Handles proprietary reverse mortgage loans up to $4 million. Lump-sum payouts and growing lines of credit available. Provides free reverse mortgage calculator.
|Learn More Call Now Toll Free (800) 485-9418|
|InterContinental Capital Group|
Read 152 Reviews
Offers reverse mortgages, FHA loans, mortgage refinancing and conventional mortgages. Focuses on providing good customer service through mortgage loan specialists and its electronic loan center.
|Champion Mortgage||Read 64 Reviews|
Provides reverse mortgage loan options to eligible homeowners. Offers direct deposit disbursement payments. Closes typical reverse mortgages within 30 days.
|One Reverse Mortgage|
Read 19 Reviews
Specializes in reverse mortgages. Adjustable- and fixed-rate HECM, HECM for Purchase and HELO programs are available. Licensed loan specialists help guide borrowers through each step of the process.
|All Reverse Mortgage Company||Read Reviews|
Offers HECM and HECM for Purchase reverse mortgage programs. Handles jumbo and proprietary loans up to $4 million. Provides accurate online quotes that let you compare reverse mortgage rates and loan terms.
Provides a sale-leaseback option for homeowners that eliminates the need for banks and loans. Sellers can rent, buy the house back or move. Quickly provides sellers with funds.
|Open Mortgage||Read Author Review|
Provides traditional and reverse mortgages plus refinancing. Mortgage programs include FHA, USDA, VA, DPA, conventional, rehab, HECM and HECM for Purchase. Licensed in 46 states and Washington, D.C.
|Reverse Mortgage Funding||Read Author Review|
Offers senior reverse mortgage services, including solutions for refinancing, HECM for Purchase, paying off debt and retirement planning. Provides a price-match guarantee.
What to know about reverse mortgages
To understand the basics of how a reverse mortgage works, you need to grasp the concept of home equity. Equity is the difference between your home's fair market value and the balance of your loan on the property. In other words, your home equity is the percentage of your home that you own. With a reverse mortgage, you get a one-time cash payout or regularly recurring disbursements in exchange for reduced equity.
Most people access about
60% of a home’s value
through a reverse mortgage
The title of your house stays in your name, and your lender uses the property as collateral against the reverse mortgage loan. Each reverse mortgage payment you receive reduces your overall equity. Your mortgage loan balance increases over time through a process called negative amortization. If you’re considering a reverse mortgage, here are some key takeaways about reverse mortgages to keep in mind:
- Talk to your family: A reverse mortgage is a big decision. Since your primary residence is collateral against a reverse mortgage loan, it’s crucial to talk to your spouse, children or other heirs about whether they plan to live in your house after you die. If you want to keep the house in your family, your children can potentially refinance your mortgage loan and maintain the title.
- Interest accumulates: With a reverse mortgage, interest payments on the loan are deferred but still accumulate. Just like traditional mortgages, reverse mortgages can have fixed or adjustable interest rates. Adjustable interest rates are sometimes called variable interest rates because they change over time. Furthermore, interest on reverse mortgages is not tax-deductible.
- Know when the loan is due: As long as the terms of the reverse mortgage are met, the loan only has to be repaid when the borrower dies or permanently moves from the residence. Reverse mortgages are nonrecourse loans, meaning that the lender can seize the collateral if the borrower defaults. However, the borrower (or heir) is not obligated to pay compensation, even if the collateral doesn’t cover the full balance of the debt. Heirs have the option to pay back the reverse mortgage, usually through refinancing. Otherwise, the lender puts a lien on the property to settle the loan.
- You have rights: You have the right to cancel without any penalties within three business days after your reverse mortgage closing date — this is known as the rescission period. The Truth in Lending Act (TILA) requires lenders to provide a Good Faith Estimate (GFE) that itemizes all reverse mortgage service fees. Lenders must disclose your total annual loan cost (TALC), which is similar to how standard mortgage lenders must disclose the annual percentage rate (APR).
Reverse mortgage information
Before you can know if a reverse mortgage is right for you, it helps to understand your options and the typical fees. Keep in mind that the real cost of your reverse mortgage is determined by several factors, including your lender, loan terms, interest rates changes and the timing of payout distributions.
Types of reverse mortgages
The three types of reverse mortgage products are home equity conversion mortgages (HECMs), single-purpose reverse mortgages and proprietary reverse mortgages. The kind that is right for you will depend on your financial needs and retirement goals.
- Single-purpose reverse mortgage: Single-purpose reverse mortgage proceeds can be used for lender-approved purposes, which can include property taxes or crucial home repairs. A single-purpose reverse mortgage is sometimes referred to as a property-tax deferral program or deferred payment loan. Local governments and nonprofits that offer these don’t charge origination fees, and the closing costs are minimal. According to the Federal Trade Commission, single-purpose reverse mortgages are the least expensive type, but they aren’t available everywhere.
- Proprietary reverse mortgage: Wholesale reverse mortgage lenders offer proprietary reverse mortgage loan amounts up to $4 million. Proprietary reverse mortgages, sometimes called jumbo reverse mortgages, aren’t insured by the government. Since they are not as heavily regulated by the federal government, proprietary reverse mortgages have different rules regarding nonborrowing spouses by state, and funds might affect some government assistance programs.
- Home equity conversion mortgage: A home equity conversion mortgage, or HECM (pronounced “heck-um”), is offered through FHA reverse mortgage lenders and backed by HUD. Unlike a single-purpose reverse mortgage, HECM proceeds can be used for whatever purposes the borrower wants, including living expenses or home repairs. The FHA capped the maximum HECM lending limit at $765,600 in 2020. HECM loans have a 95% market share of the reverse mortgage industry.
Reverse mortgage payout options
Reverse mortgage borrowers can select how frequently they receive their proceeds. Depending on the type of reverse mortgage you choose, you can get funds in a lump sum, fixed monthly installments or through a line of credit. The older the borrower is, the more of your equity they can access, which makes reverse mortgages popular among older retirees.
- Lump-sum payments: Lump-sum payments are received all at once in a single disbursement. Most commonly, lump-sum amounts are used in HECM for purchase reverse mortgages.
- Fixed monthly payments: Fixed monthly payments are disbursed regularly each month. If you opt into fixed monthly payments, you can select from term or tenure payments.
- Term payments are received over a specific amount of time, typically between five and 10 years.
- Tenure payments are received as long as the borrower resides in the home as their primary residence.
- Lines of credit: A line of credit lets borrowers access funds as needed. The line of credit grows over time, but borrowers do not earn interest.
Upfront reverse mortgage fees
The upfront costs associated with a reverse mortgage include fees, charges for services and your initial mortgage insurance premium.
- Counseling fee: Mandatory counseling with a HUD-approved third-party HECM counselor typically costs around $125.
- Appraisal fee: Average home appraisal costs range from $300 to $500. Professional home appraisals are required for HECMs.
- Loan origination fee: Reverse mortgage lenders can charge up to $6,000 in loan origination fees. Reverse mortgage loan origination fees are based on your current home value.
- Closing costs: Closing costs include fees for credit checks, document preparation, loan recording, couriers, inspections and title insurance. Reverse mortgage closing costs average between $600 and $2,000 but vary depending on the type of loan and your state of residence. Eligible homeowners have the option to pay closing fees upfront or bundle closing costs into their reverse mortgage loan.
- Mortgage insurance premium: Initial mortgage insurance premiums (MIP) cost up to 2% of the loan amount and are due at loan closing.
Ongoing reverse mortgage costs
Even though you receive payments after you close on a reverse mortgage loan, there are still additional costs to consider. Annual mortgage insurance premium payments are typically between 0.5% and 1% of the outstanding mortgage balance. Homeowner’s insurance is also required, and companies require flood insurance in some areas.
Reverse mortgage lenders charge monthly fees for administering the loan. Servicing fees are a fixed amount, usually less than $40, and are due each month.
You also must continue to pay property taxes when you take out a reverse mortgage and keep your property in good condition, so plan on paying regular costs for maintenance. A reverse mortgage loan can wind up in default if a borrower violates their terms by neglecting the collateral property or not keeping the property in good condition.
You can opt into a lifetime expectancy set aside (LESA), which dedicates a portion of your reverse mortgage proceeds to pay for future taxes and premiums for a period of time. According to the National Reverse Mortgage Lenders Association (NRMLA), a LESA can fund property taxes, homeowners insurance and flood insurance, but it can’t fund homeowners association dues or condominium fees.
How to get a reverse mortgage
If you’re eligible for a reverse mortgage, the next thing to do is determine exactly how much equity you have in your home. An appraisal is required to determine your home’s current fair market value, and you can see how much you owe on your house on your monthly mortgage statement.
After you complete the initial application and submit a signed certificate, you must pay for an independent HUD-approved appraisal. An underwriter then reviews your application and sets a closing date if everything is in order.
- 1. Confirm your eligibility
- Not just anyone can get a reverse mortgage, so you must make sure that you meet all the criteria. To be eligible for a reverse mortgage, you must be at least 62 years old and own a substantial part of your home. Some financial institutions offer proprietary reverse mortgage products to homeowners as young as 60, but those fees aren’t as regulated or capped by a government agency.
There’s no minimum credit score or income requirements, but you probably won’t qualify with outstanding federal debts. The property you take a reverse mortgage out against must be your primary residence. To meet HECM property requirements, you must live in a single-family home or two- to four-unit property.
- 2. Find the right reverse mortgage lender
- You can find reverse mortgage products through direct lending companies and brokers. Reverse mortgage wholesale lenders can work with banks and brokers to originate proprietary loans. If you’re interested in a HECM, you should only look at FHA-approved reverse mortgage lenders.
It’s a good idea to talk to at least three different lenders to be sure you get the best reverse mortgage rates available. As you compare reverse mortgage rates, keep in mind that a lower interest rate means a higher calculation of your principal limit and will decrease the total amount added to the balance of the loan.
Ask each lender how much you can qualify for, what your payment options are, if there are any restrictions on the proceeds and what kind of fees you should expect to pay. Look for a national reverse mortgage lender that walks you through the entire process and doesn’t resort to high-pressure sales tactics.
- 3. Get HUD-approved counseling
- You are required to meet with a counselor that is approved by the U.S. Department of Housing and Urban Development before applying for a reverse mortgage. Your counselor sends you information before your session so you can prepare.
During the counseling session, you learn more about how a reverse mortgage affects you and your family. Your counselor also helps you compare alternatives to reverse mortgages, like cash-out refinancing or a home equity loan.
After the counseling session, you receive a Certificate of HECM Counseling stating that you understand the basics of a reverse mortgage loan.
- 4. Complete application
- The 1009 form is required to apply for most reverse mortgages. The application will be easier to complete if you have all the right documentation in order. You need a valid government-issued identification (driver’s license or passport), verification that the property is your primary residence (bank statements or voter registration), proof of income (W-2, Social Security award letter or pay stubs) and your counseling certificate. Altogether, the reverse mortgage application process takes between 30 and 45 days.
- 5. Close on the reverse mortgage loan
- At closing, your loan officer meets with you, an attorney and a notary to sign the documents to finalize your reverse mortgage loan. After the three-day rescission period, you start receiving payment disbursements according to the terms of your reverse mortgage. Funds from HECM and proprietary reverse mortgages can be used for living expenses or whatever else you like.
Once you close on a reverse mortgage, you have certain obligations to maintain the property and avoid going into default. This includes making any necessary home repairs and keeping up with property taxes, homeowners insurance and homeowners association fees. Reverse mortgage loans are due when the borrower sells the property, permanently leaves the residence or breaks the loan terms in some way (for example, not paying property taxes).
Reverse mortgage questions
- How much money do you get from a reverse mortgage?
- The maximum loan amount anyone can access through a HECM is $765,600 in 2020 (up from $726,525 in 2019). Since proprietary reverse mortgages are issued by private lenders, they are not capped. Many private reverse mortgage lending companies offer proprietary jumbo reverse mortgages up to $4 million. The largest loan amount you can receive depends on how much equity you have built up and other factors.
The initial principal limit or the total amount that you can borrow against your home through a reverse mortgage is determined by three factors: the value of your home, your age and the current interest rates. The more your home is currently worth, the more funds you can get through a reverse mortgage. Older homeowners, especially those over 75, tend to get much higher loan disbursements. Current interest rates also affect how much you can take out with a reverse mortgage — the lower interest rates are, the more funds you have available to you through a mortgage loan.
- What is the interest rate on a reverse mortgage?
- Interest rates for reverse mortgages fluctuate based on the economic climate. Historically, reverse mortgage interest rates have been between 3% and 6%. Similar to traditional mortgages, reverse mortgages are available as fixed or variable rate loans. Reverse mortgage lenders typically add a margin between 1% and 3% to the base interest rate.
As you compare reverse mortgage interest rates, remember that fixed-rate reverse mortgages are typically considered less risky. The disadvantage of a fixed-rate loan is that proceeds must be awarded as a lump sum. If you’re more interested in regular reverse mortgage loan payments to supplement your monthly income, you may have to get a variable rate reverse mortgage.
For HECM loans, variable interest rates are calculated using index and margin. The starting point of your interest rate is calculated based on the index, and the margin is a percentage added on top. The index base rate is determined by the market and the margin is defined by your lender. The standard financial index in the U.S. is LIBOR, which stands for London Interbank Offered Rate.
- How do you pay back a reverse mortgage?
- Most of the time, a reverse mortgage is paid back by selling the property. The borrower (or their estate) has the option of selling the house and turning over proceeds to the reverse mortgage lender. The borrower can also refinance or repay the loan with other funds if they want to keep the house.
Reverse mortgage loans are due after a maturity event occurs, such as a change of residency, title transfer, failure to pay property charges or death. Only then is the reverse mortgage borrower (or their heir) liable for the outstanding loan balance.
Reverse mortgages are nonrecourse loans, and lenders cannot demand more than the home is worth. If the debt limit is less than the total home value at the time the borrower pays it off, the borrower gets to keep the surplus.
- Who should get a reverse mortgage?
- Eligible homeowners should use a reverse mortgage if it helps them retire more comfortably. A reverse mortgage isn’t right for everybody, but it can be a good financial tool in the following situations:
- If you don't plan to move: Since a change of permanent residency triggers the reverse mortgage repayment obligations, reverse mortgages are generally only a good idea if you plan to age in place.
- If you’re on a fixed income: Many seniors who depend on a fixed income from Social Security or other retirement programs use reverse mortgages to supplement their income. People often get reverse mortgages to pay off their existing mortgages and use the savings for extra cash every month.
- If you can afford to maintain ongoing costs: Reverse mortgages require you to pay expenses associated with property taxes, insurance and maintaining the residence. Reverse mortgage borrowers must also pay a servicing fee to the lender, which is typically due monthly. Otherwise, they’re at risk for default and foreclosure on the home.
- If you expect your home value to increase: If your heirs sell your house after you die to pay off the reverse mortgage loan, they can keep the surplus of the sale. If your property value rises in the last several years of your life, your heirs might see an increase in their inheritance.
- What happens when you die with a reverse mortgage?
- When you die, your family or estate inherits your remaining equity and is responsible for repaying the reverse mortgage debt. Generally, they have about six months to repay the loan outright or sell the property to recoup the balance. If the house is sold for more than the loan balance, your family keeps the difference. Alternatively, if the home sells for less than is needed to repay the loan, your family isn’t held financially responsible — mortgage insurance covers the difference.
If you’re married, your spouse can continue to live in the house only if you were married before you took out the reverse mortgage and they were listed as a nonborrowing spouse on the reverse mortgage application. If your spouse turns 62 after your death, they will likely have to refinance the reverse mortgage to continue living on the property.
- Is a reverse mortgage a ripoff?
- Many people think of reverse mortgages as a last-resort source of income, but reverse mortgages can also be a smart financial tool for eligible homeowners in retirement. Reverse mortgages provide seniors and retirees with an alternative way to access their equity without refinancing or selling their homes.
However, scams do exist. Reverse mortgage fraud is a type of equity scam when a perpetrator convinces a senior to take out a reverse mortgage against their best interests for the perpetrator's personal financial gain.
In 2017, the U.S. Department of Housing and Urban Development (HUD) and the Federal Housing Administration (FHA) set more regulations and stricter requirements on HECM programs to protect high-risk borrowers from default. Since then, defaults on new reverse mortgage lending have decreased by almost 75%.
The victim is often already acquainted with the scammer in reverse mortgage scams, but some lenders purposely mislead prospective borrowers too, according to the National Reverse Mortgage Lenders Association (NRMLA).
- What is HECM for Purchase?
- A HECM for Purchase loan leverages a borrower’s existing equity to finance a new house, usually to downsize, move closer to family or transition into a retirement community. A HECM for Purchase doesn’t require monthly loan payments, but it does require that you keep up with mortgage insurance premiums and property taxes. Perhaps the most significant advantage of a HECM for Purchase is that you only have to pay one set of loan closing costs.
- What is the downside to a reverse mortgage?
- The biggest downside to a reverse mortgage is that the balance increases over time as interest on the loan accumulates. This process can eat up your home’s equity, which leaves fewer assets for your heirs, especially if your wealth is primarily tied up in your home.
Reverse mortgage residency requirements can also be challenging to uphold as you get older. For example, the loan becomes due if you unexpectedly have to move into a nursing home or assisted living facility. There’s also the chance that you outlive the loan terms on your reverse mortgage, which could lead to a significant financial struggle in your final years.
Another downside to a reverse mortgage is that the fees can get expensive. Plus, you are financially responsible for property taxes, insurance and maintenance charges. The extra income from disbursements can also affect your eligibility for needs-based government programs, including Medicare and SSI.
A reverse mortgage usually isn’t a good idea if you don’t plan on spending the rest of your life in the home. Remember, the loan becomes due when you die or permanently move out of the property.
- Can you get a reverse mortgage with a lien?
- Most lending companies require that your first lien is settled before disbursements begin. Liens are a claim against your property to secure a debt. You can get a reverse mortgage if you have mortgage debt, but your reverse mortgage must be in the first lien position.
- Do banks do reverse mortgages?
- Few national banks offer reverse mortgage programs anymore, but some smaller banks do. The reverse mortgage industry in 2020 is largely dominated by companies that focus exclusively on HECM loans.
- Can a reverse mortgage be refinanced?
- Yes. Just like a traditional mortgage, you can refinance a reverse mortgage to get a better rate, more favorable terms or a different lender. Reverse mortgage refinancing requirements vary based on the reverse mortgage type and whether you want to refinance into a conventional mortgage or refinance with another reverse mortgage. To refinance a reverse mortgage, you must submit a new application and possibly schedule another session with an FHA-approved reverse mortgage counselor.
What are the best reverse mortgage companies?
Our favorite proprietary lender
Finance of America Reverse is a wholesale reverse mortgage lender that offers reverse mortgages, second mortgages and loan refinancing to eligible borrowers nationwide. FAR specializes in proprietary reverse mortgages through the HomeSafe program. Available in 22 states, HomeSafe is a “second-lien” reverse mortgage that lets homeowners who already have low fixed rates keep their terms and still tap into their equity through a second mortgage.
The program has similar requirements to a government-backed reverse mortgage but with higher loan limits up to $4 million, which qualifies as a jumbo reverse loan. Also, FAR’s HomeSafe program doesn’t require you to pay mortgage insurance premiums.
Our favorite HECM lender
American Advisors Group offers a variety of reverse mortgage loan products and services, including home equity conversion mortgages (HECM), HECM for Purchase and refinancing loans. Each client is assigned a dedicated loan officer who helps them through the entire process, from scheduling an appraisal to submitting your application for underwriting review. You may have the option to roll upfront costs and fees into the principal, which is due when the rest of the loan is due.
All of AAG’s reverse mortgage professionals are required to pass federal and state tests to get their licenses through the National Mortgage Licensing System. AAG is licensed to provide reverse mortgages in almost every state, though it currently only has physical branch locations in California, Hawaii, New York, Georgia, Missouri and Texas.
Our favorite HECM for Purchase lender
Liberty Reverse Mortgage offers HECM and HECM for Purchase loans. Liberty’s Pricing Promise guarantees fair and competitive prices — if you find a competitor with better rates or terms, Liberty matches them or sends you a $100 gift card if it can’t. HECM for Purchase origination fees are capped at 2% on the first $200,000 and 1% of any amount more than $200,000, up to a maximum of $6,000.
Liberty clients also get access to services like a free reverse mortgage calculator. You can find Liberty Reverse Mortgage in Arizona, Arkansas, California, Colorado, Florida, Massachusetts, Nevada, New Jersey, New York, North Carolina, Ohio, Oregon, Pennsylvania, Texas, Virginia and Washington.
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Compare reverse mortgage reviews
Finance of America Reverse provides homeowners aged 62 and older with financial independence for retirement through reverse mortgages. Eligible homeowners can get a free quote for FAR senior reverse mortgage services.
- HECM and HomeSafe: FAR offers conventional HECM loans and proprietary reverse mortgages through the HomeSafe program.
- Reverse for Purchase: With a HECM or HomeSafe for Purchase, your new down payment is typically between 45% and 62% of the purchase price.
- Silvernest: Silvernest is a program that helps seniors generate income through homesharing. The platform matches your personality profile with potential housemates.
- 24/7 support: Finance of America Reverse offers 24/7 customer service by phone and email. Consumers can easily resolve problems or get questions answered.
- Availability: FAR services are available in most states, and the company has offices in San Diego, New York, Indianapolis and Tulsa.
Liberty Reverse Mortgage, formerly known as Genworth Financial Home Equity Access, has been helping senior citizens gain financial independence and security through Home Equity Conversion Mortgages (HECMs) for almost a decade.
- Reverse mortgage loan options: Liberty Reverse Mortgage is a direct lender for HECM and HECM for Purchase loans. Repair set-asides are not available with the HECM for Purchase.
- Iron Clad Guarantee: Liberty’s Iron Clad Guarantee promises to deliver fair and competitive pricing and a loan closing within 60 days of the date the company receives your loan application and HUD Counseling Certificate. Liberty guarantees it will match or beat a competitor’s pricing, and it will give you a $100 gift card if it can’t.
- Reverse mortgage calculator: Use Liberty’s free reverse mortgage calculator for estimates and rate comparisons.
- Availability: Liberty is a direct lender licensed in all 50 states but does not currently offer consumer-direct retail reverse mortgage lending in Utah.
- Best for: Seniors who want a fast reverse mortgage process.
Intercontinental Capital Group Inc. is licensed by the U.S. Department of Housing and Urban Development as a Title II Mortgagee to offer government-insured Federal Housing Administration home loans and standard conventional financing.
American Advisors Group offers reverse mortgage loans and refinancing options. Dedicated loan specialists help you compare reverse mortgage interest rates.
- Loan options: The company offers reverse mortgages, HECM for Purchase, jumbo and refinance loans.
- Free reverse mortgage calculator: Use AAG’s free reverse mortgage calculator to figure out know much you could qualify for. Clients can also prequalify online.
- Customer service: Some consumer complaints indicate that it took months for AAG to close on a reverse mortgage.
- Comparison: Some consumers claim that they got less money once AAG closed on the mortgage than they would have from competing companies.
Champion Mortgage is a division of Nationstar Mortgage. The company has been providing seniors and others with a variety of mortgage products since 1997.
All Reverse Mortgage Company offers HECM and HECM for Purchase loan options. Choose from a line of credit, lump-sum and term or tenure disbursements.
Open Mortgage offers loan programs for traditional and reverse mortgages and refinancing options. The company provides mortgage products in 46 states and the District of Columbia.
Reverse Mortgage Funding’s loan products include Equity Elite Reverse Mortgage, adjustable-rate HECM, fixed-rate HECM and Reverse Mortgage for Purchase.
One Reverse Mortgage is the largest reverse mortgage lender in America. Licensed loan officers lead borrowers through each step of the process in all 50 states. This process and the company’s licensed specialists make it an easy option for those new to the concept of reverse mortgages.
Information in this guide is general in nature and is intended for informational purposes only; it is not legal, health, investment or tax advice. ConsumerAffairs.com makes no representation as to the accuracy of the information provided and assumes no liability for any damages or loss arising from its use.
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