OK, where to begin... My parants have a neighbor in chatham who recently went through a divorce, had a nervous breakdown and started drinking a fair amount. Long story short he stopped paying the mortgage on his house and it got forclosed and sold. He asked my father if he could stay for a night after the close of his house and as a good neighbor my father says sure and the neighbor says he'll be out the next day. My fater is 73 and just a good man that doesn't ever get mad and always wants to help people.

Yesterday my father decides to head down to the cape to check on the house and spend the weekend. When he arrives the place is an absolute mess, there is a kitty litter box in the living room for his cat and he has his little poodle there. The basement is filled with boxes and apparantly he is living in my bedroom in the basement (where all my fishing stuff is). Outside is a dump with boxes and furniture in the lawn.

My father said he walked around the house and got in his car to drive around and regain his calm. He was so distraut he was shaking. He came back and told the neighbor that if everything wasn't out by Thursday then he would have it taken to the dump. It was a hard thing to do since this guy has no place to go but its not our problem.

He called me this morning asking for advice. I'm in california so i can't be of much help but if i was there i'd want to kill the guy for taking advantage of my father. First off i'm worried that this guy has no place to go and no money so he could do well hauking a bunch of our stuff and taking off. Second i know he won't be gone by thursday and this is going to get ugly, no question about it. We are going to have to use force to get him out and that is something my dad just doesn't have in him...

Can we get the police involved? What would you do? A lawyers advice would be great...

call the police.

I would call the Police as well......

Call the cops.

call the police ASAP. the longer he's there, the harder it'll be to get him out. also, you want to get it on record as early as possible that he was not invited and that you do not want him there

geez, this sounds horrible. I agree, call the cops ASAP

I know how you could get the local HAs to give him a visit......

I would get a lawyer involved before going to the police. My reasoning for this is you are going to need a plan of action to first bar him from the house and then remove his gear. You want him out of the house with the locks changed to deny him access. What you do not want him to do is to have him in the house knowing that you have taken some kind of action against him. Worst case scenario this could lead to a situation where he causes all kinds of damage to the house.
Once you know legally what you can do if you have any male family members in the area it may be a good idea to have them go with your dad so he does not get to stressed or threatened.

Assume he's going to claim that your father said he could live there and that now it's his shelter. Good advice on speaking with an attorney before going to the PD, although I'd make sure this was all done ASAP.

Not sure if you can but I'd see if you could sue the man for back rent :hee:

-spence

I wouldn't call an attorney. I would call the cops asap. The attorney will just cost you alot of money and the cops are already getting paid to do their job. He's trespassing.Plain and simple.

1st thing I would do is get a plane ticket on the next flight and get here asap. then I would get my brother and beat the f'n crap out of him and teach him a good lesson on how not to take advantage of the elderly.

okay back to the real world, I would wait for him to leave change the locks and move all his stuff out side, then in a week if it's not gone I would have it hauled to the dump

the cops will be little help, got any gangsta friends?

I hope your father has called the police in Chatham. They can't physically throw him out but they can keep the peace while your father and his friends do. I wouldn't give him until sundown. I'd start moving his chit outside on the lawn five minutes ago.

I would think though that after your father tells him he is tressapssing in the presence of an officer he is arrestable if he doesn't beat it. He has no rights to be there whatsoever. None, nada.........

Steve I will send my brother over! Then he will leave:wave: The police in Chatham won't do anything. That is a fact. I watched a fight where one women smashed this other girls face off a boat trailer and they said they couldn't do anything b/c they didn't see it. The thing is that there were witnesses and they just left. They say the same thing for theft. If they don't catch someone in the act they won't arrest them.

So here's an update. My father went to the police on friday and the said they would patrol the area and keep an eye on things. They also said they would be present when he kicks him out. They also got in touch with is sister and had a talk with her. Her remark "Its too bad that this couldn't have worked out". Personally i would have wanted to slap the b**ch... but again they remained calm and wrote her off.

I still can not believe he let the guy stay until thursday and have presented every situation possible ie he could commit suicide, burn the house down etc. Anyway, i think my father is going to stay down in the cape until he is out.

I'll keep you posted of any updates. This sucks being 3K miles away b/c if i was still in boston i would have been there this weekend and taken his stuff to the dump.

Thanks for the advice.

Steve let me know what is up. I'll be down on Wednesday and can help remove him. Peacefully or forcefully. I am sure Alans brother will take care of it before I get down. Get my number from Alan.:deadhorse:

Jingle your keys and lure him into the car for "a ride"! Then drive about 200 miles away, toss a milk bone onto the side of the road and when he gives chase......burn rubber......thus leaving him there.:tooth: Just hope he does not have one of those chips hidden inside his skin!:jester:

Kick him out tommorow get the police there and throw his ass out.

Is this bum out yet?

would you believe that he conned my dad into staying until sunday... I'm trying to remain calm here. My father just doesn't have the heart to thow the guy out on the street.

I'm so tempted to pick up the phone and tell the guy how i feel but we'll see. What a mess...

doesnt sound like its getting better. I understand he is your neighbor but pet odors and junk. He is abusing your dads good nature.

Sunday will turn into next week. Get him the f out asap! Have somebody get over to your dad's house and force him out....

Sunday will turn into next week. Get him the f out asap! Have somebody get over to your dad's house and force him out....

He's right :realmad:
hell, I'll do it for you tomorrow if you want:exp:
Let me know.

That guy needs to go and the locks changed ASAP

I feel bad for your father, at his age he should not have to deal with that guy.

If it gets past sunday... then i'm going to step in and give the guy a call and make things happen. I agree with asap but my father is also set in his ways and he owns the house so he can make those decisions...

as your friend i have to tell you this....

having your DAD deal with this situation is completely wrong...

for one reason... the stress factor

so what you do is authorize other people to do your JOB
of getting him out since you cannot just leave cali on the spot.

thats understandable to me because i've been in that same scenario many times

you can command an S_B army to go over there with just a few strokes of
your keyboard ..so quit stalling and jusy say the magic words

i know that sounds over simplified but i'm thinking about your DAD's health above all else

Sunday will turn into next week. Get him the f out asap! Have somebody get over to your dad's house and force him out....

This is not looking good,,, the longer he stays the longer he has to get out,,,,, If he stays to long it is going to take MONTHS to get him out and will most likely cost a fortune with attorneys,,,,

Now since your dad said he can stay it is looking more like he does actually live there,,,, and the police will no longer have jurisdiction and will not be able to escort him away for trespassing.

Unfortunately it is in your best interest to send the guy packing ASAP

Sunday will turn into next week. Get him the f out asap! Have somebody get over to your dad's house and force him out....

except it should be a big bunch of somebodies all at once
and after all the stuff is out ...we can all crack some beers and have a good belly laugh

This is not looking good,,, the longer he stays the longer he has to get out,,,,, If he stays to long it is going to take MONTHS to get him out and will most likely cost a fortune with attorneys,,,,

Now since your dad said he can stay it is looking more like he does actually live there,,,, and the police will no longer have jurisdiction and will not be able to escort him away for trespassing.

Unfortunately it is in your best interest to send the guy packing ASAP

i highly doubt it. when you are ready to get him out of there, you tell him nicely to leave, if he doesn't go, you call the cops, tell em he's trespassing, end of story.

What would possibly make you think the police would no longer have jurisdiction? Its his house, there is no lease, and the guy is trespassing. Even if you let him stay today, if you ask him to leave tomorrow he is trespassing.

Wait until monday and then go kick the guy out. End of story.

I work in real estate so i am familiar with the laws. As soon as my father accepts money from him he becomes a tenant and then things fall into a gray area and removing him will be difficult.

Trust me, i've tried to take this into my hands and begged them to let me just do it from out here but they are stubborn. After sunday if he is still there then we'll take it up a notch.

THe worst part is this guy is sleeping in my bed and my wife doesn't even want to be in the room anymore after that. what a pain in the a$$.

yeah i can dig it...so we'll gut that friggan room, re-rock it ,mud it paint it and it'll be virginal

who's been sleeping in my bed?.

oh man oh man....sounds just like goldilox and the three bears

balboa island hmmm sounds familiar,,,

i must be thinkin of balboa park and or other San diegan islands tho

do you have a short little guy in a tux
that says boss boss the plane

.......................................the plane :tooth:

balboa island hmmm sounds familiar,,,

i must be thinkin of balboa park and or other San diegan islands tho

its in newport beach south of LA. Its just a little island in the harbor. the bridge is about 100 yards...

http://maps.google.com/maps?rls=com.microsoft:en-us:IE-SearchBox&ie=UTF-8&oe=UTF-8&sourceid=ie7&rlz=1I7GGLR&q=Balboa+Island,+Newport+Beach,+CA,+USA&um=1&sa=X&oi=geocode_result&resnum=1&ct=title

yeah i can dig it...so we'll gut that friggan room, re-rock it ,mud it paint it and it'll be virginal

Right on Raven!

The worst part is this guy is sleeping in my bed and my wife doesn't even want to be in the room anymore after that. what a pain in the a$$.

This is your biggest problem,,,,, and the most frustrating one,,, and I really see where she is coming from,,,,

i highly doubt it. when you are ready to get him out of there, you tell him nicely to leave, if he doesn't go, you call the cops, tell em he's trespassing, end of story.

What would possibly make you think the police would no longer have jurisdiction? Its his house, there is no lease, and the guy is trespassing. Even if you let him stay today, if you ask him to leave tomorrow he is trespassing.

Wait until monday and then go kick the guy out. End of story.

Careful.....Its not the end of story anymore.

Lets just hope he leaves and does not put up a stink,,,,, which I think will be the case,,,, BUT, if not

Just so you know you do not need a lease to be a tenant. Nor is there a min time frame for living as one. How long has this guy been LIVING there? couple weeks now ?

And since his dad said he could stay longer the guy now has been granted an At Will Oral Tenancy and has a right to LIVE there, in the house alone, not stay with them, until Sunday. Unfortunately this house does become this other guys shelter until Sunday. If he pushes it he could possibly make his dad follow the laws of eviction. I think all he has to do is claim it as his shelter. It would depend on the Mass Laws.

He was trespassing,,, not anymore... Now he is living in the house.

It really depends on what the guy says (claims) and how the police want to handle it,,,, if he does not leave.. If they say he has to have him evicted then they only have jurisdiction to follow the eviction, not just go in and drag the guy out because it is the right thing to do.

Unfortunately Slinger's father has a heart of gold and this guy has already taken advantage of it,,,, It is a shame,, the right thing of kicking the guy out on the street ASAP may not be the legal thing anymore.

i'll knock him out and carry him outta the house...

wrecked ankle and all....

the police can arrest me if they want to...afterwards...

man this thread boils ............my Scottish blood...:whackin:



hidden note below
_ err sorry ...i've been under allot of stress lately
and i'm ready to explode on somebody or some thing...

Raven.......

I totally agree,,,,, I like your style too,,,,,:D and no question if he does not leave on Sunday this is the right thing to do,,,,, hmmmmm,,,,ok,, well maybe the carrying the guy out part will have to be enough,,,

funny note,,,, just try to go fishing ASAP,,,, It should help,,,

I am pretty sure this will work out ok,,, I think the guy is honestly just stuck,,, It sure is frustrating to hear in the mean time though,,, and its not even my family,,, If it was I might just lose my mind,,, So Slinger is handling it better than I would....

I am also not trying to be the devils advocate, only trying to let people know that when the law gets involved sometimes it has a weird way of making things tougher and costing lots of $$$...

I would very firmly ask him to leave by Monday morning and if he asks for a few more days, tell him that you are going to get the authorities involved. If he doesn't respond to the threat, call the cops. Your dad doesn't need the stress of trying to forcefully remove the guy. Let someone else do it.

This whole thing reminds me of the saying "No good deed goes unpunished".

are their any lawyers here who know what type of rights he could be getting by staying? I'm pretty sure we can just kick him out but not 100% is he now living here?

are their any lawyers here who know what type of rights he could be getting by staying? I'm pretty sure we can just kick him out but not 100% is he now living here?
While not an attorney, I'd wager that he has less rights if he's not physically on the property.

-spence

At Will Oral Tenancy : I didn't know that it would be binding unless there was a witness. I would think that any kind of "oral" contract would fall into the grey area because without a witness, or "recorded" statement it is just his word against yours.
(Remember that Mickael Keaton movie where he was "the tenant from hell?)

I think Monday morning there should be a S-B.com "meeting" at your fathers house and escort this clown out. I'l provide the first 30 pack of beer and a couple of pizzas for anyone that shows. I'm serious so just say the word and i'll be there.

Some quick law searches resulted this

There is under Massachusetts law (MGL ch.
260, sec.21), a way that you could acquire a property by
moving into it and “squatting”. Squatter’s Rights are
legally known as Adverse Possession. Under the law of
adverse possession, one can lose their real property to
another. The doctrine of this law is one that discourages
disuse of property, thus, if property was abandoned, and
someone else “squatted” on it for a number of years, the
squatter could gain ownership over the land
--------------------------------------------------------------

But I think this has more to do with long time use


This really isn't squatting or a rental issue


this would be viewed by most law officials as an unwanted house guest that refuses to leave....

The facts are simple
A) Your father did invite him.... and it wouldn't be a he said she said thing he most likely has a key...

B) He hasn't broken any laws (being rude isn't illegal but man i wish it was)

Its not illegal to not leave after being invited... It would probably be easier to get rid of him if he was renting.... The system has firm laws for that....

luckily for your father since he isn't renting. He can simply wait till the guy leaves and change the locks..... Its a pain and costly but prob the simplest way to end this.....

But if you wanted to taking him to small claims court you could for damages and us of utilities but all and all you would only be able to sue for a few hundred and you would be better off saving a days pays because the guy sounds like a loser and most likely wouldn’t’ show up….

I wouldn’t recommend a violent means to remove him…. It would probably just cost you more in the end

The most sensible way is to wait till he goes and change the locks……

Some quick law searches resulted this

There is under Massachusetts law (MGL ch.
260, sec.21), a way that you could acquire a property by
moving into it and “squatting”. Squatter’s Rights are
legally known as Adverse Possession. Under the law of
adverse possession, one can lose their real property to
another. The doctrine of this law is one that discourages
disuse of property, thus, if property was abandoned, and
someone else “squatted” on it for a number of years, the
squatter could gain ownership over the land
--------------------------------------------------------------

But I think this has more to do with long time use


……


Yeah--like 20 years or so worth of use. Continuous, open and under a claim of some right. It usually applies to things like fences that are 6" on the wrong side of the property line, not to a squatter living in someone else's house and not paying a dime in taxes on it.

Here's a question: Who has been paying the utility bills?
What if you had the gas/power/phone all discontinued?
Since there is no "rental agreement", are you required to provide these utilities for "non-rental" properties?
One other option, although it may be difficult to arrange, would be to have members of the S-B community suddenly "move in" and take up additional residence. The presence of (many) responsible people might be enough to "flush" this turd out.

maybe out to dinner to discuss how to help him get back on his feet.

While you are gone with him have family and friends pack up his things in some storage bins. Change the locks while you are out.

Drop him off at the local flea bag hotel, along with all his things, in a prepaid room.

While a definite jerk, he is still a human in need of help, not more hurt.

J M $.02,

Woody

get that friggen sister involved....and Woodys plan sound good...Im sure the guy needs help, not a beatin'.....except I'd drop him at the sisters with his cat & dog....

Seven days or less all you have to do is tell them to get out, and then move them if they don't.

Thirty days or less give them written notice they have to leave and then move them if they don't.

Beyond thirty days it becomes more difficult. 34 years I have been dealing with this bull@$%t. We have many rooming houses in the town I work in. Dealt with this all the time, and still do almost daily. It came to a head years ago when the Willow Motel was still up and running. They used to rent to the alcohol addicted people who could make thier monthly kiss in the mail last about two weeks. Then it was adios from the manager/owner of the motel. I got called up there one sunday and they wanted me to throw this drunk out, because he was drunk and no other reason. Well the problem to the owner wasn't that the guy was an alcoholic (and a severe one at that), but that he had run out of money, (owner lied to me). Police officers cannot participate in civil issues only to keep the peace. If I started throwing out people who can't afford rent then I be nothing but a hried gun. And besides being a debtor is not a crime, in an d of itself. So I go and talk to the guy who is drunk. He has no feet. If you looked at the end of his leg, it was a straight shot down. No instep, toes, arch, nothing. He lost it to frostbite a couple of years before. He is drunk, no doubt about it. I asked him if he had anyplace to go and he says no. Oh by the way, he was a veteran. I asked him what the problem was with the owner. He says the owners wife is pissed because he ran out of money. I walk over to the office and inside there were four couples all having Sunday cocktails, it seemed maybe they were on about thier third drink themselves. I told the owner and his wife that I wasn't taking the guy anywhere. He is drunk as you reported, but that wasn't a problem as loong as he had money for the room. I told them you took his money for the fourteen days he was here in the filthy room, that they could let him stay until tomorrow when the weather clears. Across the room in the office living room area where all the people were, this beyotch starts with the, "I pay your salary, don't you know who I am, I'll have your ass in the morning, you'll take him somewhere or else". I said no I wasn't and walked out. Husband/owner follows me out the door and apologizes for his wife. Husband brought man to veteran's shelter. Moral of the story is, wife did complain about me, and I don't think she was sober when she did. But her complaint caused towns attorney to look at exactly what tenants and landlords could and couldn't do. The towns attorney confirmed what I did was right. At that time I had been following those rules for about twenty years, because like I said we have many flop houses in the town I work, and run into this all the time. Mant times landlords think they are going to get the local p.d. to do the eviction and that is completely illegal. Cops don't do civil process. That is done by constables in this state and many others. But like I said, seven days or under, say goodbye and throw him out. Thirty days or under, notify in writing, then throw him out. At least I received a letter from veterans group thinking me for looking out for the guy who ran out of money. The other point here is that if this guy didn't pay any money to stay there for a week or two or three, in Chatham, and is there in Chatham, because our fellow board member's father let him stay there out of the goodness of his heart then thier is no contract, hence he is an unwanted guest and tresspasser at this point. Nothing more, nothing less. Doesn't have a leg to stand on. You could throw him out and all the cops can do is stand there and watch and make sure no one beats up on each other. Keep the peace, thats all.

IT's Sunday,,,,, I hope this works out for the best today,,,

:nailem::nailem:Get him outta there is he gone yet????????

You know before you go calling the cops there is a little thing on Cape here that is called reasoning! A guy that has been forced to become homeless due to the rich people shoving the poor out of this place makes me wanna puke:yak5:I am not saying that I agree with what the guy is doing and I hate cats and despise poodles but I can imagine if I were in this dudes shoes, I would probably be tramatized
and adding cops and lawers to an already messy situation may cause dude to pop. Furthermore for the last few years I have seen people on the two more popular striper sites raise a bunch of money for people they don't even know, but they fish so that is okay, but this guy does not fish so the above party's think they should lynch him. Gimme a break simple resolve tell your father some communication skills will be key find out how much money this guy has got. Help him into a storage unit and then help him call a few of the churches in chatham they have helped many people before in crisis raise money to have a place to live even if it is a motel it is better than him messin with your stuff if you go playing hardball with the guy it may give him grounds to break a rod or god knows what I don't know the situation at hand 100% so don't be pissed if I am out of line just sounds to me like this guy has had it pretty rough and their is easier ways than to deal with the police just my $0.02

Point taken, but in this case it would appear as though the person is knowingly taking advantage of the situation. Pretty soon you're down the slippery slope where it's ok to steal because you don't have food for your kids.

-spence

the least amount of force as is necessary......... Always!

it is reasonably assured that the offer and IDEA of a one night Stay was incorrectly dis communicated.

Good idea's on the storage unit ...give pets to the sister. $50 -$75 a week...for a mid sized space.

You know before you go calling the cops there is a little thing on Cape here that is called reasoning! A guy that has been forced to become homeless due to the rich people shoving the poor out of this place makes me wanna puke:yak5:I am not saying that I agree with what the guy is doing and I hate cats and despise poodles but I can imagine if I were in this dudes shoes, I would probably be tramatized
and adding cops and lawers to an already messy situation may cause dude to pop. Furthermore for the last few years I have seen people on the two more popular striper sites raise a bunch of money for people they don't even know, but they fish so that is okay, but this guy does not fish so the above party's think they should lynch him. Gimme a break simple resolve tell your father some communication skills will be key find out how much money this guy has got. Help him into a storage unit and then help him call a few of the churches in chatham they have helped many people before in crisis raise money to have a place to live even if it is a motel it is better than him messin with your stuff if you go playing hardball with the guy it may give him grounds to break a rod or god knows what I don't know the situation at hand 100% so don't be pissed if I am out of line just sounds to me like this guy has had it pretty rough and their is easier ways than to deal with the police just my $0.02

Guy asks if he can stay for the night, THE NIGHT. He drank himself into his divorce it sounds like, and drank himself out of his house. So while you justify his failure to be rational and healthy, and blame his problems on unknown rich people I think you should invite the lawbreaker to your house for THE NIGHT. Nobody here takes any pleasure in beating up on anyone for any reason. Even Spence agrees.

Even Spence agrees.
WTF? :bsod:

-spence

Apparently misunderstood! I am sure the guy has ears and is capable of listening, he is not the only one on cape being screwed by forclosures just so you know. All I tried to say is that there is help available to people in need that does'nt require losing all of your stuff and staying in the clink. Never once stated that the neighbor had any thing to do with the guys misfortunes just to maybee take a step back and re-evaluate the big picture rather than kicking him down in the dirt farther than he is already that's all be mad if you want to just a different approach

Point taken, but in this case it would appear as though the person is knowingly taking advantage of the situation. Pretty soon you're down the slippery slope where it's ok to steal because you don't have food for your kids.

-spence

WTF this is what I referred to Spence.

Apparently misunderstood! I am sure the guy has ears and is capable of listening, he is not the only one on cape being screwed by forclosures just so you know. All I tried to say is that there is help available to people in need that does'nt require losing all of your stuff and staying in the clink. Never once stated that the neighbor had any thing to do with the guys misfortunes just to maybee take a step back and re-evaluate the big picture rather than kicking him down in the dirt farther than he is already that's all be mad if you want to just a different approach

I didn't misunderstand you at all. Like I said invite him to your house.

I would but it is being forclosed so i am gonna stay at your house:thanks:

I would but it is being forclosed so i am gonna stay at your house:thanks:

:rotflmao::rotflmao::rotflmao::rotflmao:

Guys,,,, Lets just hope this works out well for Slinger's Dad.,.. Today is the day,,,

No one needs the crap this guy is pulling,,,, no matter what the situation is,,,,

I live in Mashpee and my brother lives in Falmouth.You can sic us on this guy anytime you want.And yes,our last name ends in a vowel.

I live in Mashpee and my brother lives in Falmouth.You can sic us on this guy anytime you want.And yes,our last name ends in a vowel.

I'll help also...Even tho my name starts with a vowel....:jump:

I'll help also...Even tho my name starts with a vowel....:jump:

My family comes from the land where last names have NO vowels. I will come as backup and nab his cat while everything goes down. Or, more realistically, if the guy really needs to get rid of his pets, I will find a place for them. Lemme know if that's the case, SS.

So what happened yesterday?

Sluggoslinger -

I hope it's all good!

And he is gone... He moped around the house in the basement and when my father reminded him he needed to get out on sunday he acted suprised. My father then reminded him that the keys were getting changed monday (today).

He left an air compressor behind and my father offered him $50 to help him on his way and sever the reason for him to back. The guy says its worth more than that and declined to sell it to him. Can you believe the balls on this guy. Needless to say he's never getting it back and the locks are changed...

What an A-Hole. Apparantly he left some stuff at a neighbors house and they are going to put it out on the street in front of his old place for the trash man...

I am so glad this worked out,,,, :jump:

just amazed that the guy really did not think you were serious with the deadline of sunday,,,,,

If the house is going to be vacant at any time soon, have your father request the PD to keep a real good eye on the place.....
bad pennies have a habit of returning.....

already done. The chatham PD were pretty understanding about it.

Remember the saying....."No Good Deed Goes Unpunished!".

So where the hell is this guy's own family to worry about this looser ???
You mentioned he got divorced, but no kids, sisters, brothers or other relatives ???

Awesome. Hope you and your family enjoy the summer.

that's good news that the guy is gone, but definitely get anything he owns, like the air compressor, out of the house so he can't say you "stole it" or anything like that.

So where the hell is this guy's own family to worry about this looser ???
You mentioned he got divorced, but no kids, sisters, brothers or other relatives ???

His sister stopped by and said it was too bad things couldn't have worked out.... My fathers answer was what do you mean worked out???? We never wanted him here in the first place. She then went on to say she wanted nothing to do with the situation.

Either way he's gone and over the summer that air compressor will end up at the gift shop at the chatham dump. I'll let you all know when its headed there.

I'm glad the jerk is gone.I don't like people who take advantage of someone who is 73 years of age.I would've liked to see this guy mouth off to my brother Tony though.That would have been really special.

Glad everything worked out...Lets hope it stays that way.:cheers: