Making a Fashion Statement With Style | Fashion

Everyone has his or her individual style and fashion options make it possible for everyone to express their personality in style. Getting fashion items such as clothes, handbags and shoes among other different kind of accessories has been made easy. This is thanks to online stores which have eased shopping greatly for all fashion lovers. It is now possible to peruse through different online stores and what they have before making a purchase for the fashion items that you need.Branded fashion labels offers endless opportunities for fashion lovers to find what they need to make their style statements. They cover the latest fashion trends for both men and women with a collection of shoes, leather goods and handbags. The clothing line is comprehensive and so is the accessories line which has everything designed to fit into the varying styles from one individual to another. There is definitely something for everyone in the store as far as fashion is concerned.How to get the best fashion One of the easiest ways that you can make sure that you get the very best with your fashion purchases is to choose the right store. Branded stores can be trusted to deliver the best for all your fashion needs. Here are some of the considerations that can help you make the right choice.Variety: Does the store have a variety for you as far as the fashion items are concerned? The good thing about a store that has variety is that you can find everything that you need from clothes to shoes that match and other accessories and handbags to work out a look that is uniquely you.Accessibility: Is the fashion store accessible from where you are? A good fashion store will have local branches in different areas to make it easier for customers to find the items that they need. When a store goes online, then all the accessibility barriers are eliminated. There are so many benefits of shopping online among them the possibilities to shop for whatever you need from any place and at any given time. Always consider how accessible you fashion store is so that you can choose one that will come to your fashion aid when you need it the most.Product quality: If you want to make a fashion statement, then you will need to make sure that you go for quality products. A good trustworthy fashion store will have quality products which can be evaluated by the materials they are made of. For instance, leather products tend to be more of high quality and quite durable. There are however many other factors that can be considered to determine the quality of a product.Experience in design: The years of experience in design together with quality craftsmanship makes a store or design house that understands the business. This helps in coming up with the latest fashion trends and a huge variety of designs to suit the varying preferences. You are bound to find very unique fashion pieces from such a store.

Graphic Designing – Sell Your Skills to Become Rich | graphic multimedia

Despite being a rare skill, nowadays you will not find it hard to come across a graphic designer. In fact, wherever you go you meet a few, and this fact indicates that graphic designing is very popular, and that many people are using these skills successfully to earn money.Graphic Designing can be simply defined as the art of conveying a message or information through visuals and graphics. This is a field which involves immense creativity and an active imagination, so that the designer can convey a unique and touching message through typography. Some of the skills which are the pride of every graphic designer are visual arts, creating layouts of WebPages and playing with the typography to create dynamic images. Like any kind of designing, graphic designers also use their skills to create a design to transfer a message across the people, while this finished product is in itself a remarkable design.Evolution of Tools in Graphic Designing:The biggest and most handy tool that graphic designers have been relying from the beginning is a creative and imaginative mind through which original ideas can be generated. Having a clear mindset allows a graphic designer to work more efficiently and come up with a better finished product. Those designers, who just follow the instructions given to them, do not deserve to be called the creators of that design.The choice of the right materials and tools in graphic designing also influence the quality of designs you produce. Through the employment of conventional as well as modern digital tools for the purpose of editing, you can ensure that you convey the right message in the most effective manner.During 1980s, desktop publishing has streamed in the use of graphic design software applications. Introduction of these digital tools, new designers found it a lot easier to create and edit 3-D images, which enhanced their abilities in graphic designing. Computers eased the designers in recognizing the effects made by typographic editing, without needing any ink, whereas they could produce several copies of their works without needing any physical space to store them. Even in the present day, the conventional tools of designing like pencil are being used to draw out the initial sketch, but the final output is being produced on the computer.In general most designers believe that use of computers has given a new dimension to graphic designing, and prefer its use over the old tools. But despite all the advantages of computer designing, some continue to employ the traditional designing tools.Scope for graphic designers:The need for a graphic designer is felt, when a message containing images and texts has to be presented in a colorful and attractive manner. Modern design tools through the use of computers have introduced the WHAT-YOU-SEE-IS-WHAT-YOU-GET or WYSIWYG approach or Multimedia, in which users get to see the end product during its creation. Whenever, there is a need to convey a message through visuals, creativity turns our attention to adding graphics which can enhance the effects on the audience.In the Internet:The scope for graphic designers in the internet is so vast that it cannot be described in words. The primary use of graphics is done in creation of websites, and as more and more companies are opening their online businesses through their websites, web developers and graphic designers join hands to create stylish but complex website designs according to the specifications of the client.In the business sector:As businesses have turned their attention towards the online market, nowadays, the skills of a graphic designers and a web developer are being sought out in one individual. This overlapping of skills has given rise to some controversy as many are of the view that this is not a healthy trend.Undoubtedly, this has given employment to thousands if not more, but it has also flooded the market with web developers who know little about graphic designing.One fundamental which every graphic designer should realize is that there is no point in entering the designing field, unless he has the aesthetics and the talent to create unique and original ideas. Giving importance to the technical aspects, rather than the artistic perspective is not the right approach. Graphic designing is a wide arena, and unless a designer combats with every challenge he faces, he is not an expert. Therefore, to achieve success a designer must look to improve continuously and go deeper into this field.In the field of advertising:As the basic theme behind designing is to present a message in a more attractive manner; therefore, its uses in the advertising field are immense. Through the proper use of colors and images, a graphic designer gives a separate identity to a product or a company. This skill is known as branding, which is one of the most important services offered by a graphic designer.

10 Things Every Buyer Needs – To Close A Commercial Real Estate Loan | Real estate

For nearly 30 years, I have represented borrowers and lenders in commercial real estate transactions. During this time it has become apparent that many Buyers do not have a clear understanding of what is required to document a commercial real estate loan. Unless the basics are understood, the likelihood of success in closing a commercial real estate transaction is greatly reduced.Throughout the process of negotiating the sale contract, all parties must keep their eye on what the Buyer’s lender will reasonably require as a condition to financing the purchase. This may not be what the parties want to focus on, but if this aspect of the transaction is ignored, the deal may not close at all.Sellers and their agents often express the attitude that the Buyer’s financing is the Buyer’s problem, not theirs. Perhaps, but facilitating Buyer’s financing should certainly be of interest to Sellers. How many sale transactions will close if the Buyer cannot get financing?This is not to suggest that Sellers should intrude upon the relationship between the Buyer and its lender, or become actively involved in obtaining Buyer’s financing. It does mean, however, that the Seller should understand what information concerning the property the Buyer will need to produce to its lender to obtain financing, and that Seller should be prepared to fully cooperate with the Buyer in all reasonable respects to produce that information.Basic Lending CriteriaLenders actively involved in making loans secured by commercial real estate typically have the same or similar documentation requirements. Unless these requirements can be satisfied, the loan will not be funded. If the loan is not funded, the sale transaction will not likely close.For Lenders, the object, always, is to establish two basic lending criteria:1. The ability of the borrower to repay the loan; and2. The ability of the lender to recover the full amount of the loan, including outstanding principal, accrued and unpaid interest, and all reasonable costs of collection, in the event the borrower fails to repay the loan.In nearly every loan of every type, these two lending criteria form the basis of the lender’s willingness to make the loan. Virtually all documentation in the loan closing process points to satisfying these two criteria. There are other legal requirements and regulations requiring lender compliance, but these two basic lending criteria represent, for the lender, what the loan closing process seeks to establish. They are also a primary focus of bank regulators, such as the FDIC, in verifying that the lender is following safe and sound lending practices.Few lenders engaged in commercial real estate lending are interested in making loans without collateral sufficient to assure repayment of the entire loan, including outstanding principal, accrued and unpaid interest, and all reasonable costs of collection, even where the borrower’s independent ability to repay is substantial. As we have seen time and again, changes in economic conditions, whether occurring from ordinary economic cycles, changes in technology, natural disasters, divorce, death, and even terrorist attack or war, can change the “ability” of a borrower to pay. Prudent lending practices require adequate security for any loan of substance.Documenting The LoanThere is no magic to documenting a commercial real estate loan. There are issues to resolve and documents to draft, but all can be managed efficiently and effectively if all parties to the transaction recognize the legitimate needs of the lender and plan the transaction and the contract requirements with a view toward satisfying those needs within the framework of the sale transaction.While the credit decision to issue a loan commitment focuses primarily on the ability of the borrower to repay the loan; the loan closing process focuses primarily on verification and documentation of the second stated criteria: confirmation that the collateral is sufficient to assure repayment of the loan, including all principal, accrued and unpaid interest, late fees, attorneys fees and other costs of collection, in the event the borrower fails to voluntarily repay the loan.With this in mind, most commercial real estate lenders approach commercial real estate closings by viewing themselves as potential “back-up buyers”. They are always testing their collateral position against the possibility that the Buyer/Borrower will default, with the lender being forced to foreclose and become the owner of the property. Their documentation requirements are designed to place the lender, after foreclosure, in as good a position as they would require at closing if they were a sophisticated direct buyer of the property; with the expectation that the lender may need to sell the property to a future sophisticated buyer to recover repayment of their loan.Top 10 Lender DeliveriesIn documenting a commercial real estate loan, the parties must recognize that virtually all commercial real estate lenders will require, among other things, delivery of the following “property documents”:1. Operating Statements for the past 3 years reflecting income and expenses of operations, including cost and timing of scheduled capital improvements;2. Certified copies of all Leases;3. A Certified Rent Roll as of the date of the Purchase Contract, and again as of a date within 2 or 3 days prior to closing;4. Estoppel Certificates signed by each tenant (or, typically, tenants representing 90% of the leased GLA in the project) dated within 15 days prior to closing;5. Subordination, Non-Disturbance and Attornment (“SNDA”) Agreements signed by each tenant;6. An ALTA lender’s title insurance policy with required endorsements, including, among others, an ALTA 3.1 Zoning Endorsement (modified to include parking), ALTA Endorsement No. 4 (Contiguity Endorsement insuring the mortgaged property constitutes a single parcel with no gaps or gores), and an Access Endorsement (insuring that the mortgaged property has access to public streets and ways for vehicular and pedestrian traffic);7. Copies of all documents of record which are to remain as encumbrances following closing, including all easements, restrictions, party wall agreements and other similar items;8. A current Plat of Survey prepared in accordance with 2011 Minimum Standard Detail for ALTA/ACSM Land Title Surveys, certified to the lender, Buyer and the title insurer;9. A satisfactory Environmental Site Assessment Report (Phase I Audit) and, if appropriate under the circumstances, a Phase 2 Audit, to demonstrate the property is not burdened with any recognized environmental defect; and10. A Site Improvements Inspection Report to evaluate the structural integrity of improvements.To be sure, there will be other requirements and deliveries the Buyer will be expected to satisfy as a condition to obtaining funding of the purchase money loan, but the items listed above are virtually universal. If the parties do not draft the purchase contract to accommodate timely delivery of these items to lender, the chances of closing the transaction are greatly reduced.Planning for Closing CostsThe closing process for commercial real estate transactions can be expensive. In addition to drafting the Purchase Contract to accommodate the documentary requirements of the Buyer’s lender, the Buyer and his advisors need to consider and adequately plan for the high cost of bringing a commercial real estate transaction from contract to closing.If competent Buyer’s counsel and competent lender’s counsel work together, each understanding what is required to be done to get the transaction closed, the cost of closing can be kept to a minimum, though it will undoubtedly remain substantial. It is not unusual for closing costs for a commercial real estate transaction with even typical closing issues to run thousands of dollars. Buyers must understand this and be prepared to accept it as a cost of doing business.Sophisticated Buyers understand the costs involved in documenting and closing a commercial real estate transaction and factor them into the overall cost of the transaction, just as they do costs such as the agreed upon purchase price, real estate brokerage commissions, loan brokerage fees, loan commitment fees and the like.Closing costs can constitute significant transaction expenses and must be factored into the Buyer’s business decision-making process in determining whether to proceed with a commercial real estate transaction. They are inescapable expenditures that add to Buyer’s cost of acquiring commercial real estate. They must be taken into account to determine the “true purchase price” to be paid by the Buyer to acquire any given project and to accurately calculate the anticipated yield on investment.Some closing costs may be shifted to the Seller through custom or effective contract negotiation, but many will unavoidably fall on the Buyer. These can easily total tens of thousands of dollars in an even moderately sized commercial real estate transaction in the $1,000,000 to $5,000,000 price range.Costs often overlooked, but ever present, include title insurance with required lender endorsements, an ALTA Survey, environmental audit(s), a Site Improvements Inspection Report and, somewhat surprisingly, Buyers attorney’s fees.For reasons that escape me, inexperienced Buyers of commercial real estate, and even some experienced Buyers, nearly always underestimate attorneys fees required in any given transaction. This is not because they are unpredictable, since the combined fees a Buyer must pay to its own attorney and to the Lender’s attorney typically aggregate around 1% of the Purchase Price. Perhaps it stems from wishful thinking associated with the customarily low attorneys fees charged by attorneys handling residential real estate closings. In reality, the level of sophistication and the amount of specialized work required to fully investigate and document a transaction for a Buyer of commercial real estate makes comparisons with residential real estate transactions inappropriate. Sophisticated commercial real estate investors understand this. Less sophisticated commercial real estate buyers must learn how to properly budget this cost.ConclusionConcluding negotiations for the sale/purchase of a substantial commercial real estate project is a thrilling experience but, until the transaction closes, it is only ink on paper. To get to closing, the contract must anticipate the documentation the Buyer will be required to deliver to its lender to obtain purchase money financing. The Buyer must also be aware of the substantial costs to be incurred in preparing for closing so that Buyer may reasonably plan its cash requirements for closing. With a clear understanding of what is required, and advanced planning to satisfy those requirements, the likelihood of successfully closing will be greatly enhanced.