Raising awareness of jobs in the rural sector

Like most of the rural sector, rural land management and in particular rural surveying is experiencing a serious skills shortage.

As one of the UK’s leading firms of rural business specialists, Bell Ingram knows the issue all too well and is taking steps to promote the fantastic work on offer within the sector.

With five offices across Scotland the firm employs 30 professional staff involved in rural land management, forestry, renewables, utilities, valuations, and AMC work. For many the hugely varied role of a Land Agent is one of the main attractions to the job as it allows for a real mixture of experiences as well as office and on site working.

To help address the skills shortage Bell Ingram has developed strong connections with SRUC and regularly welcomes students from the Rural Business Management course on site for practical valuation experience.

A key piece of the puzzle, however, is promoting the sector to those who don’t know the work exists. To help, Bell Ingram has partnered with Countryside Learning Scotland, a charitable organisation founded to help promote rural jobs to all young people across the country, not just those from rural communities.

As part of this project a panel of young people from a cross section of the population were tasked with producing a video about rural work, interviewing those in the sector about their career pathway, which premiered at the Highland Show last year.

This year the firm is producing social media campaigns promoting the careers available within the sector and profiling the varied work and backgrounds of those in the business.   

Head of Rural Land Management at Bell Ingram, Rob Whitson, said: “At Bell Ingram we have a robust training programme in place that has successfully guided trainee Land Agents through their APC exams to become Chartered Rural Surveyors.

“But as an industry we must do better at promoting the brilliant work on offer within rural surveying. Whether that is developing stronger relationships with schools and universities or supporting national projects such as Countryside Learning Scotland, it is imperative we have the people with the right skills available to carry out the vital work we do to keep the rural economy thriving.” 

Bell Ingram is recruiting for a variety of positions across Scotland including Senior Chartered Surveyor in Beauly, Land Agent in Perth & Ayr, Forester in Aberdeen & Perth. For more information visit bellingram.co.uk/work-with-us/vacancies

Our people

Rob Whitson

Rob Whitson

Partner, MRICS
Rural Land Management, Valuations
Tel: 01463 717 799

About: Rob is Bell Ingram’s partner in charge of the Beauly office. He specialises in the management of rural properties for a range of private clients across the Highlands. This has included a number of significant and high profile sporting estates. For Land Management clients, Rob has worked on the negotiation of purchase/sale, servitude rights and renewable energy developments. He provides specialist management advice over a wide range of sporting estates particularly in relation to red deer stalking and salmon fisheries. Rob has enjoyed a long involvement with a number of district salmon fishery boards across the Highlands, and is a trustee of the Cromarty Firth Fishery Trust. He is Chair of the Highland Region for Scottish Land & Estates and also leads on valuations of commercial and rural property throughout Scotland in accordance with the RICS appraisal and valuation standards. Interests: Private Estate Management, Rural Land Management, Sporting Management, Valuations.

Get in touch

We'd love to hear from you, use the form below to email me direct

    Optimism Returns to Farm Sales Market

    Our Head of Farm Sales, Malcolm Taylor looks at the current landscape and the opportunities to be had in this year’s farm sales market.

    Snapshot of the market

    As we look forward to the 2023 farm sales market it seems only right to take time to reflect on the year that has gone. We all remember the highs of the spring and early months of 2022, which seen interest from new buyers looking for forestry and natural capital opportunities pushing land way beyond traditional values and some exceptional outcomes for our clients.

    In 2023 the landscape looks different again. Stock levels remain low as rising interest rates, and the cost of money from the lending institutions increasing both act as deterrents. But there is no shortage of individuals looking to purchase good quality farmland.

    Following the disastrous minibudget, we are starting to see confidence from investors return, particularly from down south. This is fuelled by growing awareness around how precious land is as a resource, be it for food production, natural capital solutions, renewable energy sources and the contribution to the wellbeing economy. 

    An increase in the cost of inputs continues to impact the viability of some farming businesses and with a lack of any detail around Government grant schemes both sides of the border, it is inevitable that more farms will come to the market in 2023.  

    What can you expect for your farmland?

    Average arable land and the best pasture-land values have been relatively steady but there is still limited supply and continuing demand, especially where neighbours have the chance to buy. Private transactions remain popular particularly where speed and privacy are key, or if there’s likely to be a limited market.

    The value of grazing and hill land, which has been fuelled by unprecedented demand from investors looking for commercial tree planting is perhaps steadying a little but is further bolstered by interest in natural capital, including peatland restoration and rewilding projects, although values are very site specific making it difficult to apply averages.

    Price Per Acre

    Best Arable £8,000 – £15,000

    Commercial planting £5,000 – £8,000

    If you are thinking of putting your farmland on the market, our Head of Farm Sales, Malcolm Taylor will be pleased to discuss your requirement. Email malcol.taylor@bellingram.co.uk or call 01307 462516.

    Our people

    Malcolm Taylor

    Malcolm Taylor

    Senior Partner, FRICS ACIArb
    Rural Land Management, Valuations
    Tel: 01307 462 516

    About: Malcolm is Bell Ingram's Senior Partner and heads up the company's Forfar office, where he specialises in farm and estate management, including the provision of agricultural rental advice and acting as an expert witness. He is the immediate past chairman of the RICS in Scotland and remains actively involved with the Institution. Malcolm is also head of Lettings within Bell Ingram. Interests: AMC Agent, Corporate Estate Management, Rural Land Management, SRDP Applications, FRICS Registered Valuer.

    Get in touch

    We'd love to hear from you, use the form below to email me direct

      Bell Ingram Support Farming Podcast Showcasing Scotland’s Rural Communities

      Rural property and business specialists, Bell Ingram has signed up to support the OnFARM podcast on a one-year sponsorship deal.

      Launched in January 2020, OnFARM showcases enterprise, community, creativity, charity and history of rural Scotland.

      The podcast gives rural areas a stronger voice and a new platform from which to share their wonderful and inspiring stories. As the weeks, months and years go on, OnFARM will be speaking with individuals, businesses and organisations, telling their story and raising the profile of rural Scotland and the people, ingenuity and businesses which make it so special.

      As part of the sponsorship, listeners will have the chance to hear from Bell Ingram’s rural land management experts and the exciting projects they are working on across the country.

      Rob Whitson, Head of Rural Land Management at Bell Ingram says: “We are delighted to announce our partnership with OnFARM. With our roots in rural estate management, we mange some of UK’s finest agricultural and sporting estates and currently oversee hundreds of thousands of hectares of private and corporate estates across the UK.

      “Supporting the Scottish farming community is integral to Bell Ingram’s Rural Land Management work and, with many of our team members from agricultural backgrounds, our partnership with OnFARM only further cements this close relationship.

      “We look forward to hearing the fascinating stories from guests on the podcast throughout the year and getting involved in important discussions on the topics of the day with Monty and the OnFARM team.”

      OnFARM Presenter, Ross Montague (Monty) added: “We are delighted, and grateful to welcome Bell Ingram on board as a sponsor of OnFARM. Their sponsorship will give us the resource to support rural charities, events and other rural voices who may otherwise struggle to have their story heard.

      “We are also hugely grateful to law firm, Gillespie Macandrew for agreeing a renewal of their sponsorship with OnFARM and auctioneers, Lawrie & Symington, for coming on board too.

      “This is an exciting time for OnFARM, our listener numbers continue to grow and we are performing in the top 2% of global podcasts as monitored by the respected benchmarking platform, Listen Notes.”

      Recent episodes of the OnFARM podcast have covered subjects as varied as an interview with farmer and best-selling crime fiction author, James Oswald, to a look at the history and excitement of horse racing in the Scottish Borders.

      The OnFARM podcast can be found via Google or on most podcast hosting apps.

      Our people

      Rob Whitson

      Rob Whitson

      Partner, MRICS
      Rural Land Management, Valuations
      Tel: 01463 717 799

      About: Rob is Bell Ingram’s partner in charge of the Beauly office. He specialises in the management of rural properties for a range of private clients across the Highlands. This has included a number of significant and high profile sporting estates. For Land Management clients, Rob has worked on the negotiation of purchase/sale, servitude rights and renewable energy developments. He provides specialist management advice over a wide range of sporting estates particularly in relation to red deer stalking and salmon fisheries. Rob has enjoyed a long involvement with a number of district salmon fishery boards across the Highlands, and is a trustee of the Cromarty Firth Fishery Trust. He is Chair of the Highland Region for Scottish Land & Estates and also leads on valuations of commercial and rural property throughout Scotland in accordance with the RICS appraisal and valuation standards. Interests: Private Estate Management, Rural Land Management, Sporting Management, Valuations.

      Get in touch

      We'd love to hear from you, use the form below to email me direct

        Cautious positivity defines the Highland residential market

        Now that the dust has settled on the turbulent conditions we’ve seen in recent years, the Highland residential market appears to be transitioning towards a more normal level of activity in what is traditionally the busiest time of the year for sellers.

        Joanne Stennett, who leads the Bell Ingram’s agency team in Beauly, says: “Last year was a successful one for the Highland team with 92% of the 52 properties we sold achieving the asking price or more.

        “Although the fluctuating mortgage rates and the cost-of-living crisis will inevitably impact 2023’s market conditions, we are seeing plenty of requests for market appraisals, at a level similar to the same period in 2019’s more normal market.

        “There is definitely a feeling of cautious positivity, and it appears that buyers have more confidence and more choice albeit with revised budgets to accommodate higher mortgage rates.

        “Pricing, particularly at the upper end of the market, is definitely looking more realistic which would suggest that sellers are heeding their agents’ advice that over-priced property is not attracting interest in this under-supplied market.”

        New instructions in the traditionally popular Highland villages are still generating a lot of interest.

        Joanne adds: “Getting your presentation and marketing right is hugely important if you want your property to stand out. Once you have made the decision to sell with Bell Ingram, we will arrange for one of our professional photographers to showcase your property at its best. As well as producing a high quality brochure we offer a  number of online platforms to allow your property to be viewed by the right buyers.

        “With a wealth of experience in the local residential market, speak to me, or any member of the agency team at Bell Ingram for professional advice and expert guidance to selling your home.

        Currently for sale through Bell Ingram Highland are:

        Borlum House, Thurso, o/o £975,000 – An impressive, extensively refurbished country house dating from circa 1700, together with two recently completed self-catering cottages, excellent equestrian facilities and approximately 78 acres of land.

        Ceol Na Mara and Bayview, Benbecula, o/o £400,000 – Two-bedroom bungalow together with one-bedroom self-catering cottage set in the most amazing waterside location on the Island of Benbecula.

        South Boisdale, South Uist, o/o £325,000 – A rare opportunity to create a unique new home in an outstanding prime island location.

        Ty Cymro, Berneray, o/o £225,000 – B listed one-bedroom black house situated in a conservation area in a waterside location on the island of Berneray with stunning sea views.

        Lilac Cottage, Struy, Beauly, o/o £225,000 – Four-bedroom detached cottage set in a quiet location in the popular hamlet of Struy.

        1 Redwood Crescent, Inverness, o/o £400,000 – Spacious five-bedroom detached bungalow situated in the desirable area of Milton of Leys, Inverness.

        Our people

        Joanne Stennett

        Joanne Stennett

        Associate
        Estate Agency
        Tel: 01463 717 799

        About: Joanne heads up the Estate Agency team in our Beauly office and is focused on ensuring her clients have a positive experience when they list their property with Bell Ingram. From country houses to farms and estates, she has been marketing prime residential property in the Highlands and Islands for over 17 years. Joanne is well known in the local area, having developed excellent relationships with buyers and sellers. Interests: Residential Estate Agency, Rural Property Sales.

        Get in touch

        We'd love to hear from you, use the form below to email me direct

          Quality of life drives Argyll & Bute property market

          Bell Ingram Oban began the year with a healthy crop of prime residential listings across Argyll & Bute. Ranging from lifestyle opportunities, coastal cottages, farmhouses, lodges and villas, the quality of the portfolio indicates that the appetite for quality rural property remains strong in this area.

          Andrew Fuller, who leads the Bell Ingram’s agency team in Oban, says: “We are coming off the back of a successful year in 2022 which saw 58 properties sold with the majority achieving the asking price or more, including two notable sales of over £1 million.

          “Argyll & Bute is not immune from the scarcity of supply affecting other parts of the country, but our stock levels remain good at present, and I remain positive that we will see a steady increase in activity as the year progresses and the weather improves allowing viewings in the more remote island locations.

          “Oban is already seeing an encouraging number of requests for market appraisals and I’m hopeful these will convert into instructions. Despite the economic uncertainty, properties in this region are attracting a good deal of interest and selling reasonably quickly.”

          Coastal living has always held a powerful attraction for city dwellers looking for a change of pace, a sense of community and a chance to carve out their own patch of paradise.

          Andrew continues: “If you think that life in rural Scotland means enduring basic facilities and terrible weather, then it’s time to think again. As a resident of Mull myself, I can confirm that modern islanders enjoy excellent primary and secondary schools, reliable public transport and state-of-the-art medical centres. World class music and arts festivals regularly attract international names, and thanks to our incredible natural larder there is a tempting range of dining, drinking and shopping opportunities.”

          Currently for sale through Bell Ingram Oban are:

          Ardnamurchan Tearoom, Acharacle, o/o £495,000 – Thriving tearoom, visitor centre and a charming, detached two-bedroom owners’ residence.

          Achavaich, Connel, guide price £495,000 – Traditional farmhouse with converted barn, enefitting from far reaching views across the local countryside.

          Hawthorn House, Lismore, o/o £440,000 – Charming detached three-bedroom cottage, situated in a picturesque, rural setting on the Isle of Lismore.

          Harbour Vista, Tarbert, o/o £435,000 – Modern five-bedroom detached property sitting in an elevated position within the picturesque coastal village of Tarbert.

          Stirling Lodge (+ 3 others) Dalmally, o/o £395,000 – Beautifully presented wooden chalet, a popular property with views across Loch Awe.

          The Tassie, Tarbert, o/o £390,000 – Substantial detached five-bedroom villa, situated in a prominent seafront location.

          Tirlaggan House, Lismore, o/o £375,000 – Two-bedroom detached home with detached studio, set in a peaceful, rural location on the Isle of Lismore.

          Ash Cottage, Lismore, o/o £325,000 – Two-bedroom detached home on the Isle of Lismore, benefitting from open views across Loch Linnhe.

           

          Our people

          Andrew Fuller

          Andrew Fuller

          Senior Associate
          Estate Agency
          Tel: 01631 566 122

          About: Andrew heads up the Estate Agency team in our Oban office and is focused on ensuring his clients have a first-class experience when they list their property with Bell Ingram. A resident of the Isle of Mull, Andrew is very well known across the West Coast of Scotland and has developed an excellent reputation for marketing prime residential property, including plots, crofts, island homes and lifestyle opportunities. Andrew joined Bell Ingram following almost 15 years managing several high-level private and commercial development projects in the United Arab Emirates. Interests: Residential Estate Agency, Rural Property Sales.

          Get in touch

          We'd love to hear from you, use the form below to email me direct

            Reasons to be cheerful

            While the Scottish residential housing market continues to be affected by a scarcity of stock, new data released by the online property portals give sellers some reasons to be cheerful.

            While buyer demand is down by a third compared to last year’s buoyant market, it’s up 4% on this time in 2019. Plus, there’s been a bigger than usual New Year bounce-back in activity, making a much more encouraging start to the year than many anticipated.

            Although average asking prices are still £8,720 lower than their peak in October 2022, after two months of falls, they have increased by 0.9% (+£3,301) this month. This is the biggest increase at this time of year since 2020.

            January 5th saw the number of people sending a request to an estate agent to value their home – the third largest on record. In total the first week of 2023 was the busiest for home valuation requests since August 2022.

            Carl Warden, Head of Estate Agency at Bell Ingram reports: “These national figures just released mirror the picture I’m seeing across Perth & Kinross. Although the supply of stock remains well below what I would have historically expected to see at this time of year, there’s no shortage of enquiries from potential sellers looking for market appraisals.

            “Looking ahead I see no reason for house values to decrease in any significant way, but I think we are unlikely to see the big offers over the asking price that characterised the market in 2022. Instead, I predict the market will recalibrate and we’ll see a more realistically priced market emerging.

            “Despite uncertainty over mortgage rates, inflation and the cost-of-living crisis, people are still looking to move, and if you get the price and presentation correct then there’s no reason why your property won’t sell.

            “And for buyers, it is not always the ones with the deepest pockets who are coming out on top. Those who have all their ducks in a row, and who are chain-free, are often more successful than the highest bidder in securing their dream home.

            “If you are looking to sell, then there is no time like the present. Using a prestigious agency such as Bell Ingram, with our property teams embedded in communities throughout the country, means we know the suitable buyers for your property and can secure a premium private deal if you so choose.

            “Because we ask our buyers the right questions, we always secure the best outcome for our clients. We would therefore recommend that anyone who is thinking of buying or selling their rural property waste no time to get in touch with our agents to discuss your needs.”

            If you are considering selling you home, farm or estate, our dedicated team is on hand to provide professional advice and expert guidance. Contact Carl Warden on 01738 621121 or email carl.warden@bellingram.co.uk

            Our people

            Carl Warden

            Carl Warden

            Partner
            Estate Agency
            Tel: 01738 621 121

            About: Carl heads up the Residential Estate Agency division for the company and has a proven track record within the Scottish property sector. He has been marketing property in the Perth and Kinross area for over 35 years and has vast and detailed practical experience and knowledge of selling prime residential property: from period homes to contemporary developments. Carl is well known in the local area, having developed excellent relationships with buyers and sellers. His wider role involves looking after and supporting our Agency teams and colleagues in Oban, Beauly, Ayr and Forfar. Interests: Estate Agency, Market Valuation, Negotiation.

            Get in touch

            We'd love to hear from you, use the form below to email me direct

              The property market is still moving, are you?

              The decision to sell is never easy, so let our local property experts help. Bell Ingram’s free market appraisal service will give you the confidence that we can achieve the best result for your property’s sale or purchase.

              Drawing on over 120 years’ experience, we offer an extensive database which provides relevant, comparable evidence for market appraisals when marketing properties and matching buyers to suitable homes.

              Take advantage of the strong market in your area. Book your free market appraisal online now at bellingram.co.uk

              Our Team

              Based in key locations across Scotland our agents have an in-depth understanding of the regional and national markets.

              Carl Warden, Perth

              With over 30 years’ experience in the prime residential rural sector, Carl runs Bell Ingram’s Estate Agency service. He works from our Perth office and manages Agency teams in Perth, Beauly, Oban, Forfar, Ayr and Aberdeen. From period homes to contemporary developments, he has a wealth of experience selling high value property as well as plots, cottages, farmhouses and farmland.

              Carl is supported in Perth by Moira Webley and Johanna Wiseman. Well known in the local area, this expert team has developed excellent relationships with buyers and sellers and is able to offer a comprehensive and professional service.

              Andrew Fuller, Oban

              Andrew joined Bell Ingram following almost 15 years managing high-level private and commercial development projects in the United Arab Emirates. He brings a wealth of property management and investment experience to his role as Senior Associate Estate Agent managing Bell Ingram’s Oban office.

              He is supported by a dynamic team consisting of Laura MacCallum and Mairi Kennedy, and between them they cover Argyll and The Isles and the Morvern Peninsula, focusing on the sale of premium, rural properties.

              Joanne Stennett, Highland

              Joanne manages Bell Ingram’s Highland estate agency service from our Beauly office. She offers professional advice and expert guidance to sellers and buyers across the region and the Outer isles where she has strong connections with the local communities.

              Highly experienced in the assessment and sale of prime residential and other rural property, Joanne  is supported by Fiona Adam and Julie Connor preparing properties for sale and overseeing the marketing from launch to offer and negotiating property transactions.

               

              Our people

              Carl Warden

              Carl Warden

              Partner
              Estate Agency
              Tel: 01738 621 121

              About: Carl heads up the Residential Estate Agency division for the company and has a proven track record within the Scottish property sector. He has been marketing property in the Perth and Kinross area for over 35 years and has vast and detailed practical experience and knowledge of selling prime residential property: from period homes to contemporary developments. Carl is well known in the local area, having developed excellent relationships with buyers and sellers. His wider role involves looking after and supporting our Agency teams and colleagues in Oban, Beauly, Ayr and Forfar. Interests: Estate Agency, Market Valuation, Negotiation.

              Get in touch

              We'd love to hear from you, use the form below to email me direct

                ,

                Our people

                Andrew Fuller

                Andrew Fuller

                Senior Associate
                Estate Agency
                Tel: 01631 566 122

                About: Andrew heads up the Estate Agency team in our Oban office and is focused on ensuring his clients have a first-class experience when they list their property with Bell Ingram. A resident of the Isle of Mull, Andrew is very well known across the West Coast of Scotland and has developed an excellent reputation for marketing prime residential property, including plots, crofts, island homes and lifestyle opportunities. Andrew joined Bell Ingram following almost 15 years managing several high-level private and commercial development projects in the United Arab Emirates. Interests: Residential Estate Agency, Rural Property Sales.

                Get in touch

                We'd love to hear from you, use the form below to email me direct

                  ,

                  Our people

                  Joanne Stennett

                  Joanne Stennett

                  Associate
                  Estate Agency
                  Tel: 01463 717 799

                  About: Joanne heads up the Estate Agency team in our Beauly office and is focused on ensuring her clients have a positive experience when they list their property with Bell Ingram. From country houses to farms and estates, she has been marketing prime residential property in the Highlands and Islands for over 17 years. Joanne is well known in the local area, having developed excellent relationships with buyers and sellers. Interests: Residential Estate Agency, Rural Property Sales.

                  Get in touch

                  We'd love to hear from you, use the form below to email me direct

                    Scottish Hockey partnership goes from strength to strength

                    As proud property partners of Scottish Hockey, Bell Ingram’s Estate Agency team has been sponsoring the national women’s squad since 2022.

                    Our agents were delighted to be invited to the National Hockey Centre on Glasgow Green to see the new strips featuring the company logo on the collar and meet players across the age groups.

                    Joanne Stennett, head of Estate Agency at Bell Ingram’s Highland office, says: “There’s a real family atmosphere within the Scottish hockey community and that really appealed to us at Bell Ingram as we are a company which has a very similar ethos.

                    “Our partnership is a natural progression as we already have a close association with the sport through colleagues and family members playing hockey at various levels.

                    “It’s important to support women’s sport and our relationship with Scottish Hockey allows us to do this both at a national and grassroots level.

                    “We are looking forward to collaborating with Scottish Hockey and other partners on a number of exciting initiatives over the next few months so watch this space.”

                    Our people

                    Joanne Stennett

                    Joanne Stennett

                    Associate
                    Estate Agency
                    Tel: 01463 717 799

                    About: Joanne heads up the Estate Agency team in our Beauly office and is focused on ensuring her clients have a positive experience when they list their property with Bell Ingram. From country houses to farms and estates, she has been marketing prime residential property in the Highlands and Islands for over 17 years. Joanne is well known in the local area, having developed excellent relationships with buyers and sellers. Interests: Residential Estate Agency, Rural Property Sales.

                    Get in touch

                    We'd love to hear from you, use the form below to email me direct

                      Article posted on 12/09/2022

                      Beware of Revised Non-Domestic Rate for Sporting and Renewables

                      Landowners and occupiers have begun to receive letters regarding the draft rateable values for non-domestic rates as a result of the next round of revaluations.

                      Commenting on non-domestic rates, Partner and Head of Valuations at Bell Ingram, Sarah Tyson says: “Non-domestic rates in Scotland are being reviewed from spring 2023 and landowners/ occupiers will be getting letters giving them the draft revised rateable values for sporting and fishing rights, plus renewable energy installations like hydro schemes, on farms, estates, and forestry properties.

                      “Unless basic facts are wrong, when one should contact the local Scottish Assessor’s office to update them as soon as possible, there is no further action required by owners/occupiers at present. Details of how to formally appeal any proposed changes in rateable values will be confirmed when final letters are sent out in March/April 2023 and Bell Ingram will be delighted to assist at that point.

                      “It is likely that small business rates relief thresholds will be reduced from 1st April and the appeal system changed, so it will be even more important to get professional advice the year to avoid being stuck with high rates bill.”

                      For more information on Bell Ingram’s Land Management services click here or contact Sarah Tyson on 01738 621121 or email sarah.tyson@bellingram.co.uk

                      Our people

                      Sarah Tyson

                      Sarah Tyson

                      Partner, FRICS FAAV
                      Rural Land Management, Valuations
                      Tel: 01738 621 121

                      About: Sarah is an experienced rural property surveyor dealing with all types of valuations, renewable energy, estate management and property consultancy across Scotland . She is an Appointed Agent and Valuer for the Agricultural Mortgage Corporation providing competitive finance for farmers and landowners. Interests: AMC Services, Renewable Energy, Rural Land Management, Valuations, FRICS FAAV Registered Valuer.

                      Get in touch

                      We'd love to hear from you, use the form below to email me direct

                        Article posted on 12/09/2022