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Yes Sqad I was just listening to someone who owns a property that almost sits on the river bank, I know it well. She says that shes only just finished re- vamping from last years floods. Bearing in mind this is a property that she rents out at £1800 per month, ie, a business in other words. She says she's only just re- rented it out, and now she's back to square one. Well sorry but thats just a bad business move. Tuf