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A recent report found that the average 20% deposit in London is approaching six figures, up £30,000 in ten years. It takes nearly 10 years for the typical buyer to raise the money, increasingly difficult as real earnings are falling for young people and savings rates are low. The picture is slightly better outside London, but not much.
Which begs an important question, one which more and more under 40 are asking: why bother?
It may have seemed like a sensible move when you had a decent chance of making chunky returns from your home. But after 20 years of rising property prices – which now sit at 7.6x average salaries - that is a bit more of a gamble. ONS data shows that the median price paid for a home rose 259% between 1997 and 2016, while earnings rose only 68%.
Today, in certain parts of London, prices are falling. Average agreed discount to asking prices has grown from 0.5% in 2014 to 4% today, with discounts of up to 10% registered in inner London. This does not seem the most opportune moment to make such a huge financial commitment.
The maths
Global citizens and an alternative view of work
The next generation are global citizens. They want to go where their work takes them, having the freedom and flexibility to begin a new life in a new country. Property ownership is fundamentally in conflict with this. Houses take time to sell, or rent; they are difficult to manage, things need mending, costs can be unpredictable and high.
Real Life Story: Mikhail, London:
“My friends and I graduated into the 2008 recession, we have developed alongside the rise of the UKs start up scene, and the gig economy. Our outlook to work is quite different from previous generations, with many of my peers seeking the flexibility to go wherever the work is. The concept of being a corporate lifer is very foreign to most of us. Many of my friends say that the idea of surrendering their savings to a huge deposit and being encumbered to the cash flow demands of a mortgage actually feels like a compromise on their freedom to follow employment demand in their field.”
What else could you do with that deposit, even while you're saving?
Invest it to create an income
If you put your savings into collective investment funds that pay dividends, you can create an additional income stream for yourself. Equity income funds pay around 4% (though the income is not guaranteed), giving you an extra income of around £3,200 per year. You may even get some capital growth if the stock market rises. If you keep this in an Isa, it is all tax free. See our recommendations here.
Put it in your pension
Increasingly it is becoming clear that millennials may have to make a choice between saving for retirement or saving for a property. Failure to prioritise one over the other may compromise both goals. Maxing out a pension pot may be a more realistic option. You are incentivised by the government to do so with decent tax breaks on offer. First thing to check is whether you have a workplace pension (you should have) and to max out savings into that. Then consider opening a personal pension – here are the ones we like.
Other investment options
The past decade and technological developments have brought a lot of alternative investment options more in tune with the average millennial mindset than some tedious belt-and-braces guy in a suit telling them to invest in BP:
Given low interest rates, having the flexibility to invest in a broad range of investment options is distinctly more appealing than throwing it all into an inflated house deposit.
Parents’ dilemmas
Imagine buying a house near a good school, only to find that the catchment area has shrunk and suddenly your house isn’t worth what it was because it no longer has the ‘good school premium’. How much easier is it to rent a place and ensure that you are in the right area for schools?
Real Life Story: Amaya, Bristol:
“There is this idea that you’re somehow a failure if you rent. I don’t see that – we’re in our late 30s. Most of our friends are renting and for everyone else, owning a home seems to bring nothing but stress.
“As renters we are completely free. We are just in the process of moving to a beautiful spot, just near a fantastic school for my son. Imagine if we owned a place – we’d have to sell up, go through all the buying process, pay stamp duty. It would be a nightmare.
Maybe we will buy one day, but scrimping and saving for a deposit on a crappy house somewhere we don’t want to live? I prefer it our way.”
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I have a cash ISA that is maturing next week. Can I transfer a cash ISA to a Stocks and Shares ISA with another provider? Will I still keep my £20,000 annual allowances?
Shreekant | UK | 18/10/2020 | 3
Hi! All going well I will be selling my flat next month and will be left with a large sum. Do you have a recommendation as to where I could put this money to best use during that time?
Matt | MLN | 18/09/2020 | 6
How much income will I need in retirement?
Rory | Ham | 28/08/2020 | 7
As a retiree with spare cash, how can I invest outside of my pension?
Wilson | ARL | 19/08/2020 | 1
I am looking for a new home for my SIPP. I am looking for a SIPP with low charges and which is easy to set up & run, as I am 75 now and keep forgetting I have dementia. Or do you think I should just leave it where it is?
Geoffrey | South Yorkshire | 08/08/2020 | 0
The charges for my SIPP are around 1.5% per annum. When I look at other SIPP fees they are a lot lower than this. Am I paying over the top in charges?
Andrew | Greater Manchester | 04/08/2020 | 1
I'm 50 now and hope to retire at 60. I have been paying into Vanguard Lifestrategy for a few months now. I have just 9.5 years to pay in and grow, do you think this is a long enough period to invest in or should I stick with cash if shares and bonds are likely to take a hit in a few years?
Richard | Hull | 25/06/2020 | 41
Due to COVID-19, is now a good entry point in the market for someone who's never invested before? I am 24 and investing to buy a property in 5-10 years.
Ben | London | 30/03/2020 | 12
It seems like a good time to invest during the coronavirus. Would it be a better idea to drip feed from cash into funds/stocks in case COVID-19 coupled with a hard Brexit means the markets drop further?
Malti | London | 29/03/2020 | 8
I really don’t like this market meltdown during the coronavirus outbreak. Should I sell and just get out?
| 19/03/2020 | 18
During the coronavirus market crash, my deposit for a flat is shrinking in my Stocks & Shares Lifetime ISA - what can I do?
Sarah | UK | 18/03/2020 | 0
Should I still make regular ISA and pension investments in the current COVID-19 turmoil? Or is it better saving to cash?
Andrew | UK | 17/03/2020 | 5
I am confused about financial services compensation: I have a SIPP and an ISA with AJ Bell Youinvest, and am about to inherit a sizeable sum. I am already over the £85,000 financial services compensation limit. Should I be worried? Should I set up accounts with multiple platforms, to be covered by the compensation scheme?
Emma | London | 22/07/2019 | 3
My brother is 17 and I have instilled in him to save. He puts £40 a month in and 10% of what he earns. I want him to save for short term and long term. What are the best accounts for him?
Christine | Birmingham | 19/07/2019 | 2
I am torn between investing in my ISA, and putting money into a personal pension. I know about pension grossing up, and the 25% tax free cash. However I will inevitably pay tax on the 75% which is not tax free. Whereas with the ISA, I don't get the grossing up benefit, but won't pay any tax. What do you think?
Christopher | Staffordshire | 18/07/2019 | 1
I'm thinking of moving into a drawdown SIPP, taking my 25% and leaving the rest invested until I need a regular income in my mid 60s. I am trying to find a financial adviser willing to review my plans, but they all want an ongoing relationship. Where can I find an adviser who will do a one off review? Also I am unsure whether financial investment protection is per fund or per SIPP.
Susan | London | 16/07/2019 | 16
I have a small pension which I have not drawn on yet, and I am seriously thinking about cashing it in, as I’m worried Brexit will mean substantial losses. Would I be better off just leaving it where it is?
Anne | South Yorkshire | 19/06/2019 | 0
I have opened my first Stocks and Shares ISA, and have a company pension on the new standard 5%/3% contributions. I have enough easy access savings to cover emergencies so I was wondering what would be a next good step, add to S&S ISA or open a SIPP for retirement?
Kevin | Strathclyde | 14/06/2019 | 10
I have been putting £50/month for each of my two children into a pension with Hargreaves Lansdown. In light of the costs of investing highlighted on this website, should I move to somewhere with lower charges, or stay-put? Alternatively, would I be better to put money into a Lifetime ISA for each of them instead?
Stuart | Cambridgeshire | 06/06/2019 | 4
I’m in my 30s and live in London. I have savings in cash but I’ve never tried any ISAs, stocks etc. before. I am looking for some suggestions as to the types of products I should use to begin investing. Instinct is telling me to keep 50% of my savings in a safe investment, 30% in a medium risk investment, 10% in higher risk, and keep 10% for emergencies. I’m making nothing keeping the cash in the bank!
Lisle | London | 30/05/2019 | 5
How can I find out how my Aviva SIPP pension is performing against the competition? I'm 51. The fund value is £161K and it was opened a year ago. Appreciate any tips.
Danny | London | 30/05/2019 | 1
I'm in my late 30s, have a mortgage, a baby, no outstanding loans or credit cards, three pensions, and two Cash ISAs. I’d like to invest to renovate our house, help fund our children’s education and help them onto the property ladder, and retire as soon as possible! I considered a LISA but thought I might be better paying off more of the mortgage. I'm also confused about using a platform for a Stocks and Shares ISA. Any advice would be appreciated! Keep up the good work, I’m impressed with how refreshingly approachable your website is.
Nick | Berkshire | 29/05/2019 | 5
Hello, I already have a workplace pension. Can I also have a private pension? If so, I have a LISA as well. Can I have all three in place?
Precious | Surrey | 23/05/2019 | 0
I am a self-employed 55 year old, with only a state pension. What can I do to increase my money for retirement?
Sandra | Dumfries and Galloway | 21/05/2019 | 1
I'm 52 and want to retire at 55. I have a mortgage, but the interest rate is very low, and a Stock & Shares ISA into which I invest each month. The performance of the Stocks & Shares ISA has been mixed, and I'm nervous about Brexit/Trump/China. Should I pay off my mortgage or keep paying into the Stocks & Shares ISA?
Paul | Glamorgan | 21/05/2019 | 1
We have just retired to France. Our pensions cover our expenses but we also have £230k which we would like to invest for a monthly income. Could you please explain the low-risk options we might want to consider?
Keith | France | 10/05/2019 | 2
I want to invest £10,000. I cannot see on your website how to do this. Please explain.
Clive | Carmarthenshire | 29/04/2019 | 0
I've been reading about Beaufort Securities, and how they potentially didn't ring-fence investor money properly. What is the best way to avoid this happening to my money?
Jenny | Greater Manchester | 29/04/2019 | 4
I've a Cash ISA with about £80k in it, so I'm considering moving £50k into a Stocks & Shares ISA. I'm 73, retired, married, a house-owner and would like to utilise my savings better. What would you recommend?
Barry | Berkshire | 18/04/2019 | 1
I am 52 with money languishing in a low savings account. Now I'm neurotic about entering into Stocks and Shares, due to seeing how many investors have exited the stock market thanks to Brexit, and with companies going bust etc. But I need to make my money work for me as my pension pot is low. Can I put the money into an Instant Access ISA and drip feed this into a Stocks and Shares ISA?
Helen | London | 09/04/2019 | 2
I'm in my very early 20s, and earning well. I have no debts or dependants. I have a Stocks and Shares ISA, and am weighing up the pros and cons of a General Investment Account vs a Private Pension. What should I keep in mind?
Cecily | Berkshire | 08/04/2019 | 3
We have £100,000 in Premium Bonds to invest. We need it as serious illness has changed our lives completely. We have been advised to invest in a Capital Investment Bond, but fees seem high to me - 0.3% and 1.7% management and on-going advice. I'm considering Wealthify or other online funds. Can you help?
Melanie | London | 25/03/2019 | 3
When I retired in 2018, I considered consolidating my pensions for income drawdown. Recently I spoke to an advisers aligned to the investment philosophy of Albion Strategic Consulting, but was scared off again. I understand the basics, but am now totally unsettled as to the direction I should take and if, at such a critical stage, I should invest in an IFA on a regular basis.
Rob | Hertfordshire | 20/03/2019 | 3
I am 25 years old and just starting to manage my money like an adult! I attended university from 2012-2015, and as such I have a full student loan on repayment plan 2. The value of my loan at present is £43k, and at the current rates of interest, I pay back less than the interest each month. Having undertaken some cash flow analysis, I know I will be one who repays their loan in full and estimate it will take 15-18 years to fully pay back. Over this period I am likely to incur over £30k of interest. If I could pay the loan off in full, is that worth doing? Or is that £43k better put to work elsewhere in investments?
Tom | London | 15/03/2019 | 0
Can I use a Lifetime ISA if I am a first time buyer, but I will be getting a joint mortgage with someone who is not a first time buyer?
Katie | Kent | 14/03/2019 | 10
I recently received an inheritance and it is currently sat in Premium Bonds. I'm looking to hopefully use the money to put down on a house in the next couple of years, but I'm currently going through a divorce which does affect my ability at the moment to get on the housing market. Is there any way I can make my money work harder for me, yet still ensure I have access to it in a couple of years?
Ben | Avon | 12/03/2019 | 0
I am in my mid 20s & earning a regular salary. I have decent savings and am toying with the idea of Wahed Invest (I am looking for shariah compliant funds). I am also dabbling with the idea of property. If I have no financial commitments (living at home for next 2 yrs), is it worth using 90% of my savings for a house deposit for buy-to-let purposes? I am thinking this would reduce my loan to value?
Zara | West Midlands | 12/03/2019 | 0
If my son increases his pension contribution, I have read it may affect the amount he can borrow on a mortgage. Is this correct? Should he take a SIPP out as well? Is there any advantage in maxing out his managed Nutmeg Lifetime ISA in the next financial year?
Richard | Hertfordshire | 06/03/2019 | 3
I am 65 and still working. I have a workplace pension, which was closed and replaced with a retirement saver pension. I contribute to this via salary sacrifice. I also have a personal pension serviced by an IFA. Should I move my personal pension fund to a SIPP provider at this late stage of my life? I would like to consolidate the workplace retirement saver and personal pension fund together and manage it myself.
Den | South Yorkshire | 27/02/2019 | 0
Trying to get a bit more pro-active with my pension. If my money had been in an online managed fund like Nutmeg for example, is it reasonable to assume that as the markets fell last year the funds would have been managed in real(ish) time to limit the damage? If so, is it therefore a no-brainer to transfer my pension to an online managed pension or is it not quite as simple as that?
David | London | 08/02/2019 | 3
I've been reading recently about how investment trusts are much the same as funds, but are cheaper to own. A: Is this true? and B: Do you have an article on Investment trusts on your site?
Nick | Surrey | 16/01/2019 | 11
Hello, I really enjoy your website and find it useful and concise. My question is, what is meant by long term savings? I am 54, so what should I consider to be an appropriate time frame for any investment I make, that could supply the best results?
Jennifer | Essex | 16/01/2019 | 11
I have an old pension and they have written to me saying that they are going to enhance my pension if I transfer it out. The company is also offering free independent advice. I have £117,000 in the pension at the moment, which would give me £6400 a year at 65. I am 61 in April and would like to finish work at that point. I am not sure how much extra they will give me. Have you any ideas or suggestions to help me decide? Thanks.
Nicholas | Carmarthenshire | 04/01/2019 | 3
From my retirement I received a lump sum of money and a monthly pension. I have £100,000 that I do not need for the foreseeable future... One of my main concerns with Financial Advisers are their costs... All I want is simply to see this money grow to its potential, sensibly and above inflation... Therefore my next thoughts are Stocks and Shares ISAs... My only concerns here are the current Brexit problems - I saw the FTSE drop this past week. I cannot find any information out there to assist with my decision making if this is certainly a good time to invest... I am aware that I can place £20,000 for this year. Come April 2019 I place another £20,000 and so on until the £100,000 has been utilised. Do I have to place it into the same fund or can I choose another different fund with a different company?... Please can you help to ease some of this burden, which has proved an awful part of my retirement and made me frightened to spend any money.
Katherine | Derbyshire | 02/01/2019 | 0
I'm the sole carer for my chronically ill and elderly mum, as well as a full-time police officer. I have no other family apart from her. Due to mum's condition, and the fact that I'm exhausted performing both roles, the only option is to go part-time, as mum won't accept help from anyone else. To allow me to go part-time, I will need about £25,000 until March 2020 when I will be retiring. I’m confident of getting another job shortly thereafter. In January 2021, I will receive a commutation lump sum of about £50,000. I have a sizeable fund portfolio under an ISA wrapper with Hargreaves Lansdown. That is doing very well, so I don't really want to sell any of these funds and 'lend myself money' from that. My ideal funding solution would be a bond-type IOU agreement, where 'someone' lends me the money. Are you aware of a peer-to-peer site that could assist? Thanks
Dave | Hertfordshire | 27/11/2018 | 1
Do you have any recommendations for books that I can buy my 18 year old daughter for Xmas on the subject of pensions and investments so she can start to understand the subjects? She's young I know but I would like to get her started. Many thanks!
Nicki | Devon | 15/11/2018 | 2
I am 25 and starting to seriously financially plan out my future. I would really welcome a 'sense check' on my thinking as well as some help on which investment choices to make. My goals are: To invest for 15 years - my risk appetite is very high (i.e. I could afford to lose all my money). Goal 1 - More Important: To have an investment pot of £1,500,000. Goal 2 - Less Important: To be mortgage free. My plan is: 1) Open an annual Stocks and Shares ISA each of the next 15 years. 2) Open Share trading/dealing account. 3) Reduce my mortgage term to 6 years by 2025. I appreciate the above is a lot to go though, but I'd welcome any help and guidance.
Mo | London | 15/10/2018 | 5
The recent Metro article which Holly participated in has really inspired me and made me think that investing in shares is something which I would like to do. Unfortunately I am completely thrown about where to start. I would be grateful for any advice you could pass my way. Realistically, I would only have about 2k to invest, so any tips would be gratefully received.
Sarah-Jane | London | 12/09/2018 | 3
Can I use the Help to Buy scheme to buy a house in Jamaica? Kind regards, Kishana
Kishana | London | 11/09/2018 | 1
My wife and I have recently separated. The equity in the house is going to be split 50/50. We don't have any other meaningful assets. We have agreed to co-parent the children equally. My wife is requesting that I pay child maintenance, child care and school expenses. A CMS document states that shared child care results in no child maintenance payments. However, I do agree with the child care and school expenses payments. Our daughter has Autism Spectrum Disorder, so my wife gets a Disability Living Allowance for her and also works full time. If I don't pay the child maintenance, child care and school expenses, my wife is threatening to claim spousal maintenance, and take half my pension. Should I pay the £350/month or take my chances in court?
D | Lincolnshire | 03/09/2018 | 1
Any advice for two young people trying to get themselves a home? My girlfriend and I are saving for a house together. Currently house prices in our area are a ridiculous £300k. The max we can get from banks is about £220k, meaning somehow saving up a whopping £80k deposit. This would take us about 8 years (and house prices are increasing faster than we're saving!) That's not to mention solicitors fees, stamp duty, the cost of moving, furnishing the house, white goods, and any repairs or renovations. It all just seems impossible!!
Joe | Buckinghamshire | 23/08/2018 | 0
How can I pimp my credit score?
Sonia | Greater London | 09/08/2018 | 2
I have cash saved in ISAs and savings accounts - probably a 30% deposit on a property - first time buyer. I am at least 12 months away from getting a permanent job, so at least 12 months away from buying a property. What can I do with the cash in the meantime? Best just to leave it in cash for now, or invest a portion in stocks and shares ISAs?
Malti | London | 25/07/2018 | 2
I am 73 and cautious. There are two areas that your advice would be helpful..what if you just spend thousands on buying the gold standard footsie companies like shell and the rest and keep them for five years and then cash them in ?
DB | UK | 24/07/2018 | 6
My wife needs to set up a SIPP with a good value, low cost, low maintenance underlying investment portfolio. We want a good mobile app from a well respected provider. Where can we see the options and directly compare historic returns so we can make a decision?
Guy | Hertfordshire | 17/07/2018 | 1
I was considering applying for Individual protection 2016, which I understand would give me an LTA of £1,021,390. However, following the inflation rise of the Lifetime Allowance, it seems the LTA is now at £1,030,000. It now seems pointless applying for Individual protection 2016. Have I got this right?
David | London | 12/06/2018 | 0
I have a Virgin Money stocks and shares ISA which I started in 2016 and pay £75 into a month. Can I take a new stocks and shares ISA with a new provider before the end of the tax year?
Balwant | 29/05/2018 | 2
Who offers the best Lifetime ISA for first time buyers?
Genevieve | Yorkshire | 23/05/2018 | 3
If I take a lump sum from my pension at age 55, what is the rate of tax after the first 25%?
Judy | UK | 17/05/2018 | 1
How long does it take to release money from your pension at 55 years old?
Diane | West Yorkshire | 01/05/2018 | 1
Do you have information on taking your pension pot before retirement? My husband is 62, on a final salary scheme & is trying to get clear information on it.
Jo | 17/04/2018 | 3
Hi, I've got an old D.B. pension, approximate value £12k. I would like to invest & top up each month. Who would you recommend? Also I would like to make an investment, & don't know where to start? Thanks
Eve | 04/04/2018 | 5
My question is about my wife's pension valuation in a divorce situation. She is on a final salary scheme working for a national charity organisation. I feel the CETV value is too low and certainly does not take into account the inbuilt benefits such as guranteed final salary, life insurance.
Jay | UK | 12/02/2018 | 1
I am a 59 yr old retired lady with no income but I have reasonable equity..is it worth starting a pension or is it too late?
LL | Norfolk | 06/02/2018 | 2
Hi, If I take a lump sum from my pension at age 55, what is the rate of tax after the first 25% ??
Gareth | Hampshire | 26/01/2018 | 0
I am very lucky to have just received a gift which I want to invest for our retirement. My husband and I aim to retire in around five years. We have 11 more years of school fees to fund, then hopefully university fees for two after that. I've put together a plan for us - can you have a look and see if it makes sense?
Fiona | UK | 18/01/2018 | 6
Can losses in a pension SIPP be offset against anything?
Henryk | Hampshire | 17/01/2018 | 1
We have four grandchildren (2 English living in UK, and 2 Irish living in Eire). We have decided to start savings plans for their futures. Their ages are 18yrs, 11yrs, 8yrs and 4yrs respectively. My age is 75yrs, and my wife is a little older. What should we do, please?
John | Buckinghamshire | 01/01/2018 | 1
Could you be kind enough to let me know what would be the best instant access savings account for me.?I would like any interest to be paid to me monthly. Thank you
Roy | Lancashire | 17/12/2017 | 2
How do I start investing, buy stocks, bitcoin, etc with £100?
Claudette | Bedfordshire | 18/11/2017 | 1
I am a 59 yr old retired lady with no income but I have reasonable equity..is it worth starting a pension or is it too late?
LL | Norfolk | 10/11/2017 | 2
If I were retired and drawing my pension, can I earn an income from doing some sports coaching too? If so, how much can I earn without it affecting my pension? Thanks
Charlotte | Devon | 07/11/2017 | 0
My mother is 84 and has around £35,000 in cash, realised when she moved to a smaller house. She would like to invest it and draw income that would be slightly higher than the natural yield - say around £2,000. What is the best vehicle for that please?
Ed | Sussex | 18/09/2017 | 4
I have a delightful 12 year old daughter and she has just opened her first bank account. I am dreadful with money but I would like to know what I should teach her so that she does not pick up my bad financial habits. Do you have some top tips of things to teach our children so they are wise and responsible with money please?
Louise | Greater London | 11/09/2017 | 1
Please help me. Choosing a pension from Aviva. It asks if I want growth or income? Which one do I choose ? I'm 46 .
Ria | Greater London | 11/09/2017 | 9
Is getting more money on a Mortgage a good way to raise some cash? I have a tiny tiny mortgage on a London property and could do with £50k to spend on other stuff. Would I be better to get the money by remortgaging or borrowing?
Louise | Greater London | 07/09/2017 | 1
I've got £20,000 from an endowment policy (astonishing, I know), and I'm looking into how best to invest to get a reasonable return without excessive risk. Any thoughts much appreciated!!
Penny | Peterborough | 09/08/2018 | 1
Could you be kind enough to let me know what would be the best instant access savings account for me? I would like any interest to be paid to me monthly. Thank you
Anon | UK | 29/05/2018 | 0
I use H&L and although they are a bit 'plumy' on the phone I quite like their website and the costs are OK. So I was thinking of H&L for [my son]. I would be telling him to open these two funds and regularly invest and forget about them for 10 years!
R | Greater London | 29/05/2018 | 1
Why should I bother with paying into a pension at my age of 55 years now when I have never had one?
Tee | Greater London | 07/09/2017 | 7
Can I sort a pension out myself online?
Sharon | Greater London | 07/09/2017 | 0
What is the Help to Buy ISA and how does it work?
Dylan | Greater London | 07/09/2017 | 0
What might a savings pot of £100,000 get me as a retirement income?
Aboodi | Greater London | 06/09/2017 | 2
What is a credit score and why do I need it?
Cameron | Greater London | 06/09/2017 | 1
How much does it cost to make a will?
Sedef | Greater London | 06/09/2017 | 1
Pensions vs ISA - which one is best?
Roderick | Greater London | 06/09/2017 | 0
What are the changes with pension annuities? My mother in law has asked as her retirement is looming. I've read in the press it's changing but it all feels confusing. I just need some simple clear advice. Thanks
Keith | Greater London | 06/09/2017 | 2
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