For more than a decade, Attorney Lee Glassman has been one of the premier Real Estate Attorneys in South Florida and a leader in the Title Insurance Industry. Providing clients with an unmatched combination of professional expertise, exemplary client service and rock-solid security is the foundation of our business.

From the simplest to the most complex residential or commercial real estate transactions, let Attorney Lee Glassman show you why clients continually turn to us for the reliability, responsiveness and security they need.

Who We Are 

WHO WE ARE is today’s law firm. We are SKILLED, RESPONSIVE, CREATIVE, PASSIONATE AND DEDICATED attorneys whose goal is to make your experience with the Law Firm of Lee D. Glassman, P.A.(“Firm”) an excellent one.

We are a Fort Lauderdale, Florida based law firm whose services emphasize the needs and demands of today’s, and tomorrow’s, clients. We offer our clients the quality and sophistication of a large organization, while providing the individual attention of a small law practice.

Our origins can be traced back to 1997 when Lee D. Glassman opened his own law office after having previously practiced law with other South Florida firms. Through experience and inquiry, Mr. Glassman identified the skills and attributes a client most desires from its attorney: knowledge, expertise, creativity, detail, passion, confidence, vision and, perhaps most importantly, communication. Mr. Glassman's goal was to use these skills and attributes, combined with the latest equipment, technology and resources, to provide the best legal representation possible.

Today, the Firm has increased its number of lawyers and staff, yet it continues its tradition of applying the skills most desired by its clients and of exceeding client expectations by offering high-quality, cost-effective legal representation. The Firm operates itself under a dynamic and entrepreneurial plan that emphasizes the “team approach”. Its lawyers and staff use their expertise and vision to develop creative strategies that emphasize making rather than breaking a deal, and by working closely with each client to understand their business culture and overall needs and goals. In this way the Firm is best able to provide the most effective and valuable legal services. At  the Law Firm of Lee D. Glassman, P.A., we make it our goal to see the “BIG picture”.

The Firms’ attorneys and staff use their knowledge and training to identify and resolve those pitfalls that can delay or terminate a transaction, or otherwise adversely affect a client. We assist our clients in developing and implementing innovative solutions to legal issues and problems. While doing so, the Firm maintains strict standards of quality control to ensure that each client receives the best representation possible regardless of the size of the matter or the client. This is a fundamental principle of the Firm’s founder.

While the majority of the Firm’s clients are based in Florida, the Firm also represents several national and international businesses, institutions, and individuals. Additionally, the Firm has established an excellent reputation with many out-of-state law firms whose clients require representation in Florida.

Matters handled by attorneys in the Firm represent virtually every industry and trade. The Firm’s clients include local and national financial institutions, mortgage brokers, landowners, developers, entrepreneurs, small and mid-size companies of all types, business investors and financiers, high net worth individuals, landlords and tenants in a wide array of commercial and residential real estate matters, restaurants and hotels, business and corporate transactions, and Internet and eCommerce issues.

If you have experienced any of these circumstances, or if you are contemplating conducting any real estate or business transactions, we encourage you to read further in our brochure to learn more about each discipline of law in which the Firm provides its services and to find out more about our attorneys. We look forward to the opportunity to assist you with your legal needs.

About Lee Glassman 

Welcome To The Law Firm of Lee D. Glassman, P.A.

The beginnings of the law firm of The Law Firm of Lee D. Glassman, P.A.("Firm") can be traced to Lee D. Glassman's desire to provide his clients with the best of both worlds - the quality and sophistication of a large firm and the individual attention of a small practice. Shortly after leaving  Sidney Z. Brodie and Associates in 1994, founding partner, Lee D. Glassman, opened his own law firm in Ft. Lauderdale, Florida, where he focused his practice on real estate, business, personal injury, civil litigation and corporate law.   Mr. Glassman created the Firm to achieve his vision of providing high quality, cost effective legal representation that exceeds each client's expectations. He is passionate about his work and takes great pride in his creativity to "make the deal" rather than to "break the deal".  He isdedicated to achieving clients' goals in a timely and efficient manner.

The Firm is a boutique transactional law firm based in Fort Lauderdale, Florida and represents major commercial and financial institutions, individuals and entrepreneurs in a wide and diversified range of complex real estate, business and corporate transactions throughout the State of Florida. The Firm actively manages itself under a dynamic and entrepreneurial strategic plan and is committed to provide the sophisticated services of a large firm while maintaining the availability, responsiveness and operating efficiencies of a small firm. The Firm also provides services to several major national clients and out-of-state law firms needing local representation in Florida.

Consisting of highly skilled and qualified attorneys and staff, the Firm is dedicated to providing its clients with the highest level of legal service, counseling and professionalism in the areas of commercial and residential real estate, corporate matters and business transactions, as more particularly described below. The attorneys and staff are dedicated to using their expertise and training to assist each client with achieving its desired results promptly, effectively, and efficiently. The Firm is an agent for several national title insurance companies; counsels lenders and borrowers with respect to private, institutional and SBA financing; represents its clients in foreclosures and loan workouts; and provides its expertise to companies of all sizes regarding landlord-tenant issues, restaurants and franchises, entertainment issues and investment opportunities. The size of the firm and the wide range of experience of its attorneys and staff enable the Firm to handle significantly complex legal matters, yet also maintain the sense of individualized representation for its clientele. Large and complex matters are within the ability of the firm yet the smaller cases can also be handled appropriately. The firm has established strict standards of quality control to assure excellence of representation of its clients regardless of size.
 

Our Services

Initial Request for Title Insurance

An order for title insurance is opened with a title officer who produces the initial response promptly within 24 to 48 hours. A preliminary report can be issued with the minimum of information; without even identifying the buyer or the terms of the sale. It shows the record title as it presently exists and is only an offer to provide insurance.

On-Site Searching and Examining

Your title officer performs three searches: Property, Name, and Tax searches. From that information, a preliminary report is created. Our on-site customer service center expedites the process of obtaining hard copies of recorded documents. Imaging helps to expedite searches with the ability to obtain documents on-line.

Technical Review

The skill and expertise of our title officer is the key to providing you with a useful, accurate title report. Once the report is issued the review begins by making a technical analysis of the documents of record. An interpretive view of all recorded matters is made to evaluate their impact on the title to the property. Among the questions the examiner asks are: Would any of the recorded matters prevent the buyer from using the property for its intended purpose? Can antiquated leases be eliminated from the policy per a review of the current leases?

Inspection Analysis

In anticipation of ALTA coverage, a site inspection is ordered. From the inspection report, the initial title product is supplemented to show any encroachments or other off-record matters which would ultimately impact the title.

Co-Insurance, Re-Insurance, Other Details

If co-insurance or re-insurance is needed for a transaction, we expedite the confirmation of approval. You, the customer, are never bogged down or delayed by the action on the part of our title unit. To the contrary, as a resource and as a facilitator of the transaction, we assume the responsibility for as many details as possible and are able to direct you to other resources where necessary (such as for a lost instrument bond).

We Earn Your Respect with our Skills, Service and Solutions

We try not to point out impediments to the close of a transaction without also offering assistance and solutions. By understanding the sometimes delicate balance of the interests of the parties to a transaction, and by professionally and courteously handling issues as they arise, we can capably guide a transaction to a successful conclusion.

Documents in the Title Process

Preliminary Report

1. Commitment - Shows the condition of title in the way we are willing to issue it.
   
2. Pro Forma - Specimen of what the requested policy, as requested, will look like. Underwriting issues not completed. Not binding upon the company.
   
3. Policy - Final product. Contract of indemnity between named insureds and the company.
   

Residentail & Commercial Real Estate Info: 

Residential Real Estate

The attorneys at The Law Firm of Lee D. Glassman, P.A. represent buyers and sellers in connection with all types of residential property, from small condominiums to large singe family residences, including custom-built luxury estate, country club, and ocean front homes. A home is the most significant purchase most individuals make in their lifetime. Although one of life's most rewarding experiences, it can be a stressful process that often involves complicated legal issues and potential risks for both buyers and sellers. Utilizing our extensive experience, we assist and help our clients navigate through this process, explaining the major decisions that have to be made and addressing and avoiding the possible risks and pitfalls that can threaten the success of the transaction.

In providing our services, we counsel clients on the logistics of selecting a real estate agent, mortgage broker, or lender, and then work closely with each of these parties through all phases of the purchase or sale transaction. We assist our clients by preparing the sales contract; representing our client's interests with lending institutions, brokers and opposing counsel; evaluating and resolving title issues concerning the property; drafting the closing documents and closing statements; representing the client at the closing; and handling the post-closing matters that may arise. We are also agents for several national title insurance companies.

Your interests are best served when you consult with an attorney before you execute any legally binding contract. At your convenience, we are available to meet with you to discuss any issues you may have regarding the purchase or sale of your home.

Residentail & Commercial Real Estate Info: 

Commercial Real Estate

Real estate is one of the most important, complex and evolving disciplines in all of law. Each deal is unique and has its own pitfalls and risks that, if not handled properly by the client and its skilled and creative attorney, may lead to an unintended and adverse result for the client. The attorneys at the Firm have considerable experience and knowledge in commercial real estate transactions. We counsel our clients in the due diligence investigation, acquisition, financing, construction, development, leasing and disposition of all types of commercial properties. The Firm’s commercial real estate clients include corporate and individual property owners and investors, developers, REITs, brokers, property management and construction companies, landlords, tenants, architects, general contractors, mortgage lenders, and local and national financial institutions.

The attorneys at the Firm also have the experience to identify when the services of another professional may be necessary or in the best interests of the client when working on a particular transaction. To better serve our clients, we have developed strong relationships with many financial institutions, investors, lending sources, surveyors, architects, engineers, land planners, accountants, and other third party vendors. We have found that this “team” approach often proves very beneficial to the client by furthering a project and accomplishing the client’s objectives.

The following are examples of commercial real estate transactions and related areas in which the Firm represents its clients:

The acquisition and sale, financing, construction, development, ownership, and operation of properties. These include large and small shopping center projects; office and apartment building transactions and conversions; industrial, warehouse and mixed-use projects; and timeshares facilities and condominiums.

Leasing involving retail, office and industrial properties. The Firm represents individual and corporate landlords and tenants assisting them in negotiating leases and subleases of all types. Our landlord and tenant clients include national as well as “mom and pop” businesses.

1. Zoning, land use planning and property variances.
2. Federal, State, and municipal code violations and compliance issues.
3. Formation of land trusts and other creative ownership vehicles.
4. IRC §1031 Like Kind and Reverse Exchanges
5. Title Insurance for several national title insurance companies.
6. Construction and Architectural contracts (A1A and custom forms).
7. Entity formation and structuring for ownership and operation of property.
8. Hospitality transactions.

We are available to meet with you to discuss any issues you may have regarding a commercial real estate transaction you may be considering, or in which you may already be involved. But remember, it is always better to consult with your attorney before you “sign on the dotted line”. Please call us at any time if we can be of service regarding any of these issues or transactions.

What is Title Insurance? 

A Word About Real Estate

Real estate has traditionally been a family's most valuable asset. It is a form of wealth that is protected by many laws. These laws have been enacted to protect one's ownership of real estate and the improvements located on the land. The owner, the owner's family, and the owner's heirs have extremely b rights or claims in and to the property that you are buying. Those who may have an interest in or lien upon the property could be governmental bodies, contractors, lenders, judgment creditors, the Internal Revenue Service, or various other individuals or corporations. The real estate may be sold to you without the knowledge of the party having a right or claim in and to the property. In addition, you may purchase the real estate without having any knowledge of these rights or claims. In either event, these rights or claims remain attached to the title to the property that you are buying until they are extinguished.

The Past Can Determine Your Future

Generally, a person thinks of insurance in terms of the payment of future loss due to the occurrence of some future event. For instance, a party obtains automobile insurance in order to pay for future loss occasioned by a future "fender bender" or for the future theft of the car. Title insurance is a unique form of insurance. It provides coverage for future claims or future losses due to title defects which are created by some past event (i.e., event prior to the acquisition of the property.) These risks are far less obvious than those protected against by automobile insurance, but can be just as devastating. The following information will answer some commonly asked questions about title insurance.

Will You Get Clear Title?

It is of utmost importance that you receive clear title to the property when you purchase real estate. In order to do so, you must first be informed of any existing rights or claims that may, in the future, threaten your title and possession to the property. Title insurance provides you with this twofold protection.

How Do You Find Out What Claims Exist?

In order to determine the status of title, we conduct a diligent search of the public records for those documents associated with the property. We then examines those recorded documents in order to determine if there are any rights or claims that may have an impact upon the title to the property. The title search may reveal the existence of recorded defects, liens or encumbrances upon the title such as unpaid taxes, unsatisfied mortgages, judgments and tax liens against the current or past owners, easements, restrictions and court actions. These recorded defects, liens and encumbrances are reported to you prior to your purchase of the property. Once reported, these matters can be accepted, resolved or extinguished prior to the closing of the transaction. In addition, you are protected against any recorded defects, liens or encumbrances upon the title that are unreported to you and which are within the coverage of the particular policy issued in the transaction. This is the first benefit you receive from title insurance.

What About Undiscovered Claims?

The title to the property that you have purchased could be seriously threatened or lost completely by hazards which are considered "hidden risks." "Hidden Risks" are those matters, rights or claims that are not shown by the public records and, therefore, are not discoverable by a search and examination of those public records. Matters such as forgery, incompetency or incapacity of the parties, fraudulent impersonation, and unknown errors in the records are examples of "hidden risks" which could provide a basis for a claim after you have purchased the property. In order to protect you against this possibility, We provide insurance coverage for such claims. This is the second benefit you receive from title insurance.

How Does a Title Insurance Policy Protect Against All These Claims?

If a claim is made against your insured title, We protect you by: (1) Defending your title, in court if necessary, at no cost to you, and (2) Bearing the cost of settling the case, if it proves valid, in order to protect your title and maintain your possession of your property.

Title Insurance Protects Your Asset

Title insurance gives you the assurance that possible clouds on title to the property you are purchasing - which can be discovered from the public records - have been called to your attention that such defects can be corrected before you buy. Additionally, it is insurance that if any undiscovered claims covered by your policy arises out of the past to threaten your ownership of real estate, it will be disposed of, or you will be reimbursed exactly as your title insurance policy provides.

Only One Premium

Unlike other forms of insurance, the original premium is your only cost as long as you or your heirs own the property. There are no annual payments to keep your Owner's Title Insurance Policy in force.

WHY DO YOU NEED TITLE INSURANCE?

To protect possibly the most important investment you'll ever make - the investment in your home.

With a title insurance policy, you as owner, have an indemnity contract that will reimburse you for loss in the event someone asserts a claim against your property that is covered by the policy.

How can there be a title defect if the title has been searched?

Title insurance is issued after a careful examination of copies of the public records. But even the most thorough search cannot absolutely assure that no title hazards are present, despite the knowledge and experience of professional title examiners. In addition to matters shown by public records, other title problems may exist that cannot be disclosed in a search.

What title insurance protects against

Here are just a few of the most common hidden risks that can cause a loss of title or create an encumbrance on title:

1. False impersonation of the true owner of the property
2. Forged deed, releases or wills, Instruments executed under invalid or expired power of attorney;
3. Undisclosed or missing heirs; Mistakes in recording legal documents
4. Misinterpretations of wills Deeds by persons of unsound mind
5. Deeds by minors
6. Deeds by persons supposedly single, but in fact married
7. Fraud
8. Liens for unpaid estate, inheritance, income or gift taxes

What protection does title insurance provide against defects and hidden risks?

Title insurance will pay for defending against any lawsuit attacking your title as insured, and will either clear up title problems or pay the insured's losses. For a one-time premium, an owner's title insurance policy remains in effect as long as you, or your heirs, retain an interest in the property.

What this means to you

The peace of mind in knowing that the investment you've made in your home is a safe one.

Call Lee Glassman

If you have any questions concerning title insurance coverage, please call us. We are here to assist you. 

Real Estate FAQ's

Question: Should the Seller and Buyer sign a contract prepared by the real estate agents?

Answer: It depends on whether you have had your attorney review it and discuss it with you first. It is easy to get caught up in the excitement of buying or selling a house and signing a contract on the spot. The problem is, however, that it often results in the parties signing a contract without having an attorney review it. Once a contract is signed by both parties, the Buyer and Seller are legally bound to its terms and it may be too late to use any of the good counsel and advice of your attorney. If time does not permit for this review before signing a contract, then at least include in the contract a provision that it is “subject to Buyer's / Seller's attorney review and approval” within some agreed time period. This will provide the parties with additional time to allow their respective attorneys to review the contract with their client's needs in mind and negotiate the terms if necessary.

Question: Does each party to a real estate transaction pay their own Realtor?

Answer: Usually not. Typically, it is the Seller's responsibility to pay both the listing agent as well as the selling agent, who may be the same party. Accordingly, pursuant to common agency law, both of these agents work for the Seller. There are occasions, however, in which a party will hire – and pay for – the services of a Realtor working exclusively for that party. Realtor commissions are usually 6% of the sales price, but may be negotiable. Also, Buyers and Sellers must review the contract carefully to determine whether the Realtor is charging either party an additional administrative or processing fee (which generally ranges between $150.00 to $400.00).

Question: Why hire a real estate attorney for a closing if the parties are represented by real estate agents and can use a title company instead?

Answer: The real questions ought to be: Why wouldn't I hire an attorney? Buying or selling a home is often the biggest transaction in a person's life, with much money involved and risks incurred. While it is true that a real estate agent often prepares a real estate contract and a title company can act as closing agent, the attorney is the only party that can advocate a position and give its client legal advice. Buying and selling real estate is an important transaction and to do so without legal representation can be dangerous. We always recommend hiring an attorney before signing a real estate contract (see above). Attorneys are trained, have the experience to know what issues can arise during a real estate transaction and can protect a Buyer or Seller by helping to negotiate the contract. Attorneys may also be able to advise their clients on issues ranging from title, zoning, financing, inspections, taxes, and other contract contingencies that title companies cannot.

Question: How early should a Buyer apply for a mortgage when looking for a house?

Answer: It doesn't hurt to meet with lenders, whether it is a bank, mortgage broker or mortgage banker, before you enter into a real estate contract. In fact, educating yourself about the costs of financing a home often may help you determine how much of a house you can afford. Pre-qualifying for a mortgage is also a good idea because (i) Seller's will be more comfortable entering into a contract with a pre-approved Buyer (which may be the “clincher” that “gets you the deal” over a competing buyer) and (ii) standard residential contracts only afford the Buyer approximately 5 days following the execution of the contract in which to apply for a loan and 30 days in which to receive final approval and/or loan commitment from the lender. Often your real estate attorney can refer to you lenders who can help meet your financial needs as well as the deadlines under the contract.

Question: Does a Seller have to make all the repairs listed under the Buyer's Inspection Report?

Answer: The terms of the Contract will provide the answer. The Buyer should employ a licensed inspection company to inspect the property and prepare a written inspection report for the parties, and such report must be delivered to the Seller under the time guidelines set in the Contract. Once the Seller receives the inspection report, they are customarily obligated to make non-cosmetic repairs as set forth under the contract. Also, depending on the contract, the Seller may only have to make repairs up to a specific monetary limit and, if the repairs exceed that amount, the Contract will control the parties' rights.

Question: How does a Buyer know if the Seller really has title to the property being sold?

Answer: A search in the public records of the title to the subject property is prepared and analyzed by the Buyer's attorney to determine who holds title. Often, the contract will provide for one party to prepare a title insurance commitment and, after the closing, a title insurance policy, on the subject property.

Question: What happens if the parties are not able to close by the closing date in the contract?

Answer: If the contract includes a “time is of the essence” provision, the contract's closing date is a firm one; if not, then a “reasonable” time will be applied. Of course, there are other contract terms that may affect the occurrence and timing of the closing date.

Question: How does a closing take place if any of the parties are out of town on the closing date?

Answer: Closing real estate transactions can be done either in person or by mail away. If either the Buyer or Seller will be out of town on the date of closing, they will need to notify the closing agent as soon as possible so that the closing agent can coordinate any of (i) a pre-closing signing, or (ii) a mail away of the closing documents (including the loan documents).

Question: How can the Seller protect itself and ensure that the Buyer is acting in good faith?

Answer: By taking certain measures at the time the contract is executed . If the Buyer does not need financing to close the transaction, then the contract should not provide a way for the Buyer to opt out for lack of financing. If the Buyer needs a loan, then the Contract should provide that Buyer make application for the loan promptly, provide Seller with proof of application immediately, and diligently pursue the financing. The Contract should require that Buyer place in Deposit an adequate amount of money, and that the Buyer conduct its inspections promptly.

Question: What exactly happens at closing?

Answer: Closing is the process in which title is actually transferred from Seller to Buyer. Seller executes all documents transferring title to the property to Buyer and Buyer signs loan documents, if applicable. Parties should always bring photo identification with them to the closing. Seller must bring all keys, garage door openers and other pertinent information for the Buyer. Buyer must bring the funds necessary to close the transaction, either in the form of a cashier's check or wire funds prior to closing.

Q: Who pays what at closing?

Answer: The Contract will control who pays costs at closing. However, typically, Buyer is responsible for all costs related to the loan, including bank fees, escrow, if applicable, title insurance for the lender and Buyer (depending on location of property), survey, recording fees for the mortgage and taxes on the mortgage/note, and attorney's fees. Seller is generally responsible for realtor commissions, title searches, transfer taxes on the deed, and its attorneys' fees. Who pays the Buyer's title insurance premiums is often determined by the county in which the property is located.

For answers to any other questions, or for more detailed answers to these questions, please contact our offices to schedule an appointment

Residentail & Commercial Real Estate Info: 

Residential Real Estate

The attorneys at The Law Firm of Lee D. Glassman, P.A. represent buyers and sellers in connection with all types of residential property, from small condominiums to large singe family residences, including custom-built luxury estate, country club, and ocean front homes. A home is the most significant purchase most individuals make in their lifetime. Although one of life's most rewarding experiences, it can be a stressful process that often involves complicated legal issues and potential risks for both buyers and sellers. Utilizing our extensive experience, we assist and help our clients navigate through this process, explaining the major decisions that have to be made and addressing and avoiding the possible risks and pitfalls that can threaten the success of the transaction.

In providing our services, we counsel clients on the logistics of selecting a real estate agent, mortgage broker, or lender, and then work closely with each of these parties through all phases of the purchase or sale transaction. We assist our clients by preparing the sales contract; representing our client's interests with lending institutions, brokers and opposing counsel; evaluating and resolving title issues concerning the property; drafting the closing documents and closing statements; representing the client at the closing; and handling the post-closing matters that may arise. We are also agents for several national title insurance companies.

Your interests are best served when you consult with an attorney before you execute any legally binding contract. At your convenience, we are available to meet with you to discuss any issues you may have regarding the purchase or sale of your home.

Commercial Real Estate

Real estate is one of the most important, complex and evolving disciplines in all of law. Each deal is unique and has its own pitfalls and risks that, if not handled properly by the client and its skilled and creative attorney, may lead to an unintended and adverse result for the client. The attorneys at the Firm have considerable experience and knowledge in commercial real estate transactions. We counsel our clients in the due diligence investigation, acquisition, financing, construction, development, leasing and disposition of all types of commercial properties. The Firm’s commercial real estate clients include corporate and individual property owners and investors, developers, REITs, brokers, property management and construction companies, landlords, tenants, architects, general contractors, mortgage lenders, and local and national financial institutions.

The attorneys at the Firm also have the experience to identify when the services of another professional may be necessary or in the best interests of the client when working on a particular transaction. To better serve our clients, we have developed strong relationships with many financial institutions, investors, lending sources, surveyors, architects, engineers, land planners, accountants, and other third party vendors. We have found that this “team” approach often proves very beneficial to the client by furthering a project and accomplishing the client’s objectives.

The following are examples of commercial real estate transactions and related areas in which the Firm represents its clients:

The acquisition and sale, financing, construction, development, ownership, and operation of properties. These include large and small shopping center projects; office and apartment building transactions and conversions; industrial, warehouse and mixed-use projects; and timeshares facilities and condominiums.

Leasing involving retail, office and industrial properties. The Firm represents individual and corporate landlords and tenants assisting them in negotiating leases and subleases of all types. Our landlord and tenant clients include national as well as “mom and pop” businesses.

1. Zoning, land use planning and property variances.
2. Federal, State, and municipal code violations and compliance issues.
3. Formation of land trusts and other creative ownership vehicles.
4. IRC §1031 Like Kind and Reverse Exchanges
5. Title Insurance for several national title insurance companies.
6. Construction and Architectural contracts (A1A and custom forms).
7. Entity formation and structuring for ownership and operation of property.
8. Hospitality transactions.

We are available to meet with you to discuss any issues you may have regarding a commercial real estate transaction you may be considering, or in which you may already be involved. But remember, it is always better to consult with your attorney before you “sign on the dotted line”. Please call us at any time if we can be of service regarding any of these issues or transactions.