Expired Listing Scripts (2026): The Calls, the Law, and the Real Numbers
Feb 24, 2026
An expired listing script is only worth having once you have answered the question it cannot answer for you, which is whether you are allowed to dial that number at all. The scripts below are written for an agent who has scrubbed the list against the National Do Not Call Registry, is dialing by hand, and is calling inside the legal window. What happens before the first word is the part that gets agents sued, and the part almost every expired listing guide skips.
I have sold in Northern Virginia since 2013, closed more than 900 homes and over $500 million, and I still list houses. Below is the pre call check, the full call, the objection handlers, the channels that work on numbers you cannot phone, and the market numbers with sources attached. If you want this as a programme rather than a page, that is what my real estate coaching is for.
Where I stand
I am licensed in Virginia, DC, Maryland and West Virginia, and I run Jamil Academy, a paid coaching programme, so I compete for the same budget line as the vendors named below.
I have no affiliate link, no commission, no sponsorship and no free account with REDX, Vulcan7, Landvoice, Espresso Agent or any company named here. Nothing on this page pays me whichever way you decide. This is educational content, not legal advice, and everything below names its source and the date I read it.
The short answer
Scrub the list against the National Do Not Call Registry using data pulled in the last 31 days, check your own internal do not call list, dial by hand between 8 a.m. and 9 p.m. in the homeowner's local time, and open by giving your name, your brokerage and the honest reason you are calling. Then go for a conversation rather than the listing.
The correction that matters most: a home having been listed on the MLS does not give you an established business relationship with that homeowner. Both the FTC and the FCC define that relationship as one built on a transaction or inquiry involving the person placing the call.
In this guide
- Why the standard expired listing pitch does not match reality
- The pre call check that keeps you legal
- The expired listing call, word for word
- The five objections you will actually hear
- How to reach the numbers you cannot call
- The follow up cadence, and the second call problem
- What the numbers really say about expired listings
- The ethics and MLS rules vendors leave out
- Frequently asked questions
Why the standard expired listing pitch does not match reality
The standard pitch runs like this. Forty four percent of expired listings relist with a new agent. Sixty four thousand fresh expireds every week. They convert twenty to forty times better than portal leads. I repeated those numbers on this page myself. Then I went looking for where they came from, and the answer is REDX, a company that sells expired listing data, citing nobody.
The 64,000 figure is not a measurement of the market. It is REDX describing its own inventory, and it runs about three times the independently measured rate.
Here is the number nobody selling a dialer prints. In NAR's 2025 Profile of Home Buyers and Sellers, 5 percent of sellers found their listing agent through direct personal contact from that agent. Sixty six percent used someone referred to them or worked with before.
So this is not a numbers game with a 44 percent ceiling. It is a race to be the one agent a rattled seller talks to, in a category where 19 out of 20 listings are won some other way. Being useful early beats reading a closing script at somebody on the second ring.
One more inconvenient finding. The premise of the expired pitch is that the seller needs a different agent. The only peer reviewed study I could find says the opposite: Smith, Gibler and Zahirovic Herbert (2016) concluded that to maximise price a seller should relist with the same agent within 30 days.
Sources: REDX product pages; Redfin News, 25 November 2025; NAR 2025 Profile of Home Buyers and Sellers; Smith, Gibler and Zahirovic Herbert, JREFE 52:176 to 195 (2016). Read 1 September 2026.
The pre call check that keeps you legal
The version of this page that stood here until today said calling an expired listing owner could not violate the Do Not Call rules, because an MLS listing counts as a prior business relationship. That was wrong, and it was the only compliance sentence in the article.
An MLS listing is not a business relationship with you
The FTC defines an established business relationship at 16 CFR 310.2(q) as one between a seller and a person based on that person's purchase or transaction with the seller, or an inquiry about something offered by the seller. The FCC version at 47 CFR 64.1200(f)(5) requires a transaction or inquiry with that entity, and adds that it must be one that "has not been previously terminated by either party."
Every limb requires something the homeowner did toward the person placing the call. Listing a house is a contract with their own broker and a data feed to everyone else. The FCC rule adds that the relationship does not automatically extend even to corporate affiliates, so it will not stretch to a stranger.
NAR tells its own members the same thing: Realtors may not call a person whose listing with another Realtor has expired where the number is on the registry and the purpose is to offer to list the property. In fairness this is a reading of the rule text, not a decided question. I could find no FTC guidance, FCC ruling or court decision on whether an MLS listing counts as an inquiry. The definitions are the best evidence there is, and they point one way.
Sources: eCFR 16 CFR 310.2 and 47 CFR 64.1200; nar.realtor telemarketing page, which publishes that passage as a quotation from an outside article. Read 1 September 2026.
Scrub, and hold the receipt yourself
There were 258.5 million numbers on the registry as of 30 September 2025, which is the ceiling on how much of any expired list you can phone. The first five area codes are free under 16 CFR 310.8, which for most agents is the whole footprint.
The safe harbour at 16 CFR 310.4(b)(3) and 47 CFR 64.1200(c)(2)(i)(D) protects you only if you used registry data pulled within 31 days of the call and kept records showing it. A vendor saying the list is clean is not the same as you holding the scrub record. The FTC ceiling is $53,088 per violation.
Keep your own list, in writing
47 CFR 64.1200(d) requires a written do not call policy available on demand, training for anyone on your team who touches telemarketing, and requests recorded within ten business days and honoured for five years. There is no solo agent exception, and that list is a precondition of the safe harbour.
Calling hours run on their clock
47 CFR 64.1200(c)(1) and 16 CFR 310.4(c) set the window at 8 a.m. to 9 p.m. local time at the called party's location. Not your time zone, and not the area code.
| Homeowner is in | Window | What else applies |
|---|---|---|
| Federal floor | 8 a.m. to 9 p.m. their time | 47 CFR 64.1200(c)(1); 16 CFR 310.4(c) |
| Virginia | 8 a.m. to 9 p.m. | Va. Code 59.1-514 bans calls to registry numbers and 59.1-515 gives the homeowner $500, then $1,000, then $5,000 per later violation plus fees. The Act reaches any Virginia area code wherever the person now lives. |
| Maryland | 8 a.m. to 8 p.m. | Three calls maximum in 24 hours on the same subject. The Stop the Spam Calls Act reaches any automated system for the selection or dialing of numbers. |
| District of Columbia | Federal window | D.C. Code 34-1701 names real property but bans automated dialers with a prerecorded message, not live calls. |
| West Virginia | Federal window | W. Va. Code 46A-6F-216 exempts licensed brokers from the state Act, not from federal law. |
| Oregon | 8 a.m. to 8 p.m. | ORS 646.563 as amended by HB 3865 names real estate in its definition of telephone solicitation and caps you at three solicitations in 24 hours. |
| Florida, Oklahoma | 8 a.m. to 8 p.m. | Both have their own consent triggers for automated systems. |
| Texas | No narrower state rule found | A seller needs a registration certificate under Business and Commerce Code chapter 302. The exemption list at 302.053 is closed and real estate is not on it. |
Read from eCFR, Virginia LIS, the Maryland and Texas codes, D.C. Code and W. Va. Code on 1 September 2026.
Dial by hand, and know why that is not enough
After Facebook v. Duguid in 2021 and Borden v. eFinancial in 2022, a dialer working through an uploaded list is generally not an automatic telephone dialing system, because it does not generate the numbers randomly or sequentially. Coaching material treats that as the end of the argument. It is the end of one argument only, because the rules below have no equipment element at all.
The abandoned call rules do not either. 47 CFR 64.1200(a)(7) holds abandoned calls to three percent, 16 CFR 310.4(b)(1)(iv) prohibits abandoning a call with a three percent tolerance at 310.4(b)(4), and anyone who answers has to reach a live human within two seconds. A multi line dialer that leaves people saying hello into silence is exposed there too.
Prerecorded messages, ringless voicemail and AI voices are stricter again. The FCC held in FCC 22-85 that ringless voicemail to a mobile is a call requiring consent, and in FCC 24-17 that AI voices count as artificial voices. A skip traced number never carries that consent. More on the phone generally in my guide to real estate cold calling scripts.
Pre dial gate
Six answers. It tells you whether the published rules let this call happen, and which one stops it if they do not. Educational only, not legal advice.
Answer the six above
The verdict updates as you change any answer.
Built from 47 CFR 64.1200, 16 CFR 310.4 and 310.8, Va. Code 59.1-510 and following, Md. Code Com. Law 14-4501 and following, D.C. Code 34-1701, Tex. Bus. and Com. Code chapter 302, Fla. Stat. 501.616, 15 O.S. 775C.4, ORS 646.563, and FCC rulings 22-85 and 24-17, read 1 September 2026. It does not know your facts and does not replace your broker or your attorney.
The expired listing call, word for word
The goal is not the listing. It is fifteen minutes at the kitchen table. Try to close on the phone and you will lose to the agent who asked better questions and then asked to come over.
Why the coy opener is the violation
Almost every expired opener taught online is built to hide what the call is. "I was just driving through the neighbourhood." The theory is that a soft question is not a solicitation, so the rules do not attach. It is exactly backwards. 16 CFR 310.4(d)(2) requires you to disclose promptly and truthfully that the purpose is to sell goods or services, and 47 CFR 64.1200(d)(4) requires your name, your brokerage and a contact number or address. A script built to avoid saying so is the violation.
In Coffey v. Fast Easy Offer, decided 4 June 2026, the Ninth Circuit held that the relevant purpose is the purpose of initiating the communication, and that a court weighs not only the content of the message but the context that reveals why it was sent. Two limits: it did not decide whether an offer to buy a home is a solicitation, and as a Ninth Circuit ruling reversing a dismissal it is persuasive rather than binding here.
Sources: eCFR 16 CFR 310.4 and 47 CFR 64.1200; Coffey v. Fast Easy Offer, LLC, No. 25-4066 (9th Cir. 4 June 2026). Read 1 September 2026.
Part one · permission and the real story
Hi, is this Mr Alvarez? My name is Saad Jamil, I am an agent with Samson Properties in Chantilly, my number is 703 555 0148. I am calling because the listing on Cannon Ridge came off the market and I would like the chance to earn it. Is now a bad time?
Them: Go ahead, but I have heard from about nine of you today.
I believe it. I will be quicker than the other eight. Can I ask you something the others probably did not? What did you like about how it was marketed?
Them: Honestly? Not much happened.
That gives your name, your brokerage, a number and the purpose, which is what both disclosure rules require. Asking what they liked gets a different conversation, because they have been asked what went wrong nine times today.
Part two · the two questions that matter
Two more and I am out of your evening. If the house had sold at the price you wanted, where were you going to go?
Them: My daughter is in Richmond. That was the plan.
So the move is still on, the house is just in the way. Second one. When it goes back on, what has to be different for you to feel it is being handled properly?
The first tells you inside ninety seconds whether this seller still has a reason to move. The second hands you the standard you will be measured against.
Notice what has not happened. I have not told him the house was overpriced, quoted a number, or said the words "market analysis." All three belong at the table. The language I use for that is in my guide to price reduction conversations.
Part three · asking for the meeting
Here is what I would like to do. I will pull the showing history, what sold on your street in the last ninety days, and what the three houses competing with you did differently. It is yours whether you hire me or not. Can I bring it Thursday at six thirty, or is Saturday easier?
Them: Send it over and I will look at it.
I will. The reason I would rather sit down is that half of it is in the photographs and the feedback, and that does not read well in an email.
Alternative close on the day, not the hour. "Six thirty or seven" tells the seller you are reading a script.
Log the call with the date and time. If they ask you not to ring again, that goes on the internal list the same day, for five years.
The five objections you will actually hear
Five come up again and again, and none is handled by being clever. Agree with the true part first.
1. Everybody has called me today
Them: You are the ninth agent since eight this morning.
Then you know what all nine of us want. Let me be the only one who says something useful before asking for anything. Your listing photographs were taken on an overcast afternoon and the back garden never appears. That alone costs you showings. Fix it before it goes back on, whether you hire me or not.
If you cannot see anything specific to give away, you did not prepare.
2. We are relisting with our same agent
Them: We are just going to give Karen another shot.
She may well deserve it, and I am not going to spend your evening running her down. There is research saying sellers who relist quickly with the same agent do well on price. One question. Have you and Karen agreed in writing what will be different this time? If not, that is the conversation to have before you sign again.
Saying so costs nothing and buys the only thing you want, which is to be second in line.
3. What do you charge?
Them: What is your commission?
I will give you a straight number when I have seen the house, and I will not be the cheapest. First I will show you where the last four months of marketing money went. If the answer is nothing, the rate was never the problem.
A number given blind gets compared against other numbers given blind, which is the one competition the cheapest agent wins.
4. We are taking it off until spring
Them: We are done for now. We will try again in the spring.
Reasonable, and plenty of people do it. The only thing I would check is the spring competition. In Northern Virginia active listings were up nearly twenty percent year on year this July, so more sellers waiting for spring means more competition then, not less. Can I send you the inventory numbers for your zip code?
NVAR July 2026 market report: active listings up 19.6 percent year over year. Use your own market number.
5. Why did it not sell?
Them: You tell me. Why did it not sell?
From outside I can see three possibilities. The price against what actually closed nearby, how the house presented in the first ten photographs, or something in the showing feedback that never got acted on. I would need forty minutes with the data to tell you which. What I will not do is guess on the phone and be wrong in front of you.
The temptation is to say "it was overpriced" because it usually was. That does not tell you which house this is.
How to reach the numbers you cannot call
On a real expired list a large share of the numbers come back registered, and no script fixes that. What does exist is a set of channels the telemarketing rules do not reach.
Post and doorstep sit outside both rulebooks
The FTC rule works on an "outbound telephone call" and defines telemarketing as a campaign to induce purchases by use of telephones. The FCC rule turns on the initiation of a call or message. A letter through a door and a knock on it are neither.
Two cautions. Outside the telephone rules is not the same as unregulated: local no soliciting ordinances, state advertising rules and your MLS rules still apply. And the inbound call your mailer produces is a telephone call again. 16 CFR 310.6(b)(6) exempts it only where the mailing disclosed the material information at 310.3(a)(1), so a vague postcard can cost you that exemption.
The expired letter · one page, posted
Mr Alvarez, your house on Cannon Ridge came off the market last week and I expect your phone has not stopped. I am not going to add to that. Enclosed is what I would have shown you if you had hired me: the six homes that competed with yours this spring, what each did on price and photography, and the two things I would change first. It is yours to use with any agent, including the one you had. My mobile is 703 555 0148. If you would rather I left you alone, put a line through this and post it back.
Sending the analysis rather than offering it is the whole difference, and it lets a registered number opt in on their own terms.
The doorstep version is shorter. Name, brokerage, say you are not there to ask for the listing tonight, hand over the envelope, and then actually leave. The agent who leaves is the one they remember when the spring plan falls apart. The full approach is in my guide to door knocking scripts.
Texting is not the loophole
A marketing text to a mobile needs prior express written consent, and a skip traced number does not carry it. Neither does a number published in the listing. The texting rules are stricter than the calling rules, not looser, and I set out what consent has to look like in my guide to real estate follow up texts.
Two more routes to a registered number
A genuine call on behalf of a specific buyer about that specific property is not a call to sell the homeowner your services. I would not build a campaign on it, for two reasons: NAR states no general exemption for calling on behalf of a buyer, and Coffey says a court can look at the campaign behind the call rather than the sentence you read out. Standard of Practice 16-2 is the safer route. It allows general announcements describing your services, so a monthly zip code market letter reaches everybody and cares nothing about the registry.
Sources: eCFR 16 CFR 310.2, 310.6 and 47 CFR 64.1200; NAR 2026 Code of Ethics, SOP 16-2. Read 1 September 2026.
The follow up cadence, and the second call problem
This should change how you build a cadence. The federal do not call private right of action at 47 U.S.C. 227(c)(5) requires the person to have received more than one call within any twelve month period from the same entity. One cold call to a registered number is a rule violation, but it does not on its own hand the homeowner a federal claim. The second one does. Virginia and Maryland are different: both give a state claim on the first call.
Every expired cadence taught online is built on repetition. Day one, day three, day seven, day fourteen. Run that against an unscrubbed number and you have manufactured the claim and logged it in your CRM.
What it costs when it goes wrong
Bumpus v. Realogy Holdings Corp., No. 3:19-cv-03309-JD in the Northern District of California, received final approval on 18 March 2026 for $20 million. The class was built from people who received two or more calls made by Coldwell Banker affiliated agents using Mojo, PhoneBurner or Storm dialers to numbers that had been on the registry at least 31 days. Individual agents, off the shelf products, liability landing on the brokerage and its parent. A separate filed class action, DeClements v. RE/MAX LLC in the District of Arizona, alleges agents mined numbers from expired listings using Landvoice. I could not verify how that one ended, so treat it as an allegation.
The cadence I would defend in front of a broker
- Day one. One call if the number is clear. If it is registered, the analysis goes in the post that afternoon.
- Day three. The written analysis arrives. No second call, because nothing has changed.
- Day eight. Second call, only if you have something new: a comparable that closed, a price change on a competitor, a buyer who asked about the street.
- Day twenty one. Doorstep, envelope, twenty seconds, leave.
- Monthly after that. The general market letter that goes to the whole zip code, not addressed to them as an expired seller.
Three touches in three weeks where the standard cadence has ten. It converts more slowly and it survives being read out in a deposition. If they ask you to stop, everything ends.
No neutral organisation publishes contact or conversion benchmarks for real estate prospecting. Every figure in circulation comes from a company selling dialers, data or coaching, including mine. Track your own for ninety days. The language that works across every prospecting call is in my collection of real estate scripts for agents.
Sources: 47 U.S.C. 227(c)(5); Bumpus v. Realogy, No. 3:19-cv-03309-JD (N.D. Cal.), final approval 18 March 2026; DeClements v. RE/MAX LLC (D. Ariz.), allegations only. Read 1 September 2026.
What the numbers really say about expired listings
I went back through every statistic this page carried and looked for where it came from. Most do not have an origin. They have a vendor.
| The claim | Where it comes from | What a sourced number says |
|---|---|---|
| 44 percent of expireds relist with a new agent | REDX product pages, uncited, carrying 44, 43 and about 40 percent. | NAR publishes no relist rate. Redfin measures the related thing: 5.8 percent of all US listings were taken off the market in April 2026, tied with December 2025 for the highest share since March 2020. |
| Over 64,000 expired leads every week | REDX describing the size of its own inventory. | Redfin counted about 85,000 US homes delisted in all of September 2025, roughly 19,600 a week. |
| Expireds convert 20 to 40 times better than portal leads | A REDX blog post, uncited, which also publishes 20 to 60 times in the same article. | Nobody neutral publishes a lead source conversion comparison. |
| 54 percent higher chance | REDX, uncited. The real claim is a higher chance of the home selling if the owner switches agents, not of you converting. | The only peer reviewed study concludes the opposite: to maximise price, relist with the same agent within 30 days. |
| It takes 25 to 40 dials to reach an expired owner | Coaching material, including four incompatible versions previously on this site. | Nobody neutral publishes real estate contact rates. |
| Call between 8 and 10 a.m. and 4 and 6 p.m. | The MIT and InsideSales Lead Response Management Study, misquoted. This page carried the misquote until today. | That study found 4 to 6 p.m. best for contact and 8 to 9 a.m. for qualifying, across roughly fifteen thousand inbound web leads outside real estate, about two decades ago. |
The numbers I will stand behind
- The median US home spent 49 days on market in June 2026, and more than one listing in four carried a price cut.
- In the Washington DC metro, 6.0 percent of listings were delisted in April 2026 and 3.0 percent were relistings, both above the national rate.
- Northern Virginia homes sold in an average 21 days in July 2026, with active listings up 19.6 percent year over year and 2.13 months of supply.
On price, from the vendors' own pages on 1 September 2026: REDX publishes $60 per month per lead type, Landvoice publishes per product and bundle pricing with no setup fee, Espresso Agent bundles the dialer and CRM, and Vulcan7 does not publish prices.
Sources: Redfin News, 3 June 2026 and 25 November 2025; Zillow Research, 7 July 2026, for days on market and price cuts; NVAR July 2026 market report; vendor pricing pages. Read 1 September 2026.
The ethics and MLS rules vendors leave out
Two rulebooks sit on top of the federal ones, and both turn on a distinction the lead lists blur.
Expired, withdrawn and off market are three different things
Under the Bright MLS rules, which govern Chantilly, Fairfax, Loudoun and Prince William, an expired listing is one where the agreement passed its expiration date without an extension. A withdrawn listing is different: the home is off the market but "a contract still exists between the Seller and the Listing Broker." Temporarily off market is a third status.
That distinction is the whole ball game. NAR Standard of Practice 16-4 opens with a flat prohibition: "Realtors shall not solicit a listing which is currently listed exclusively with another broker." A withdrawn listing is still under a live listing contract, and if that contract is exclusive, 16-4 applies. A lead list that dumps all three statuses into one bucket called expireds can hand you Article 16 exposure with the data you paid for. Confirm the reading with your broker.
16-4 also says what you may do before a listing expires: if the listing broker refuses to disclose the expiration date and nature of the listing when you ask, you may contact the owner for that information and discuss terms for a future listing.
Your MLS may forbid using its data to find prospects
Bright MLS Rule 2.1.4 is one sentence: "Subscribers may not use the Bright Database to identify prospective clients unless such use is authorized in writing by the listing broker." If your expired data derives from the MLS feed, that rule is in play, and your MLS can fine you long before anybody reaches a federal question.
Sources: NAR 2026 Code of Ethics, Article 16 and Standards of Practice 16-2, 16-3 and 16-4; Bright MLS Rules effective 14 August 2024, Rule 2.1.4 and Appendix B. Read 1 September 2026.
Frequently asked questions
Are expired listing calls legal in 2026?
Yes, with conditions, and the conditions are the whole answer. A live human dialing by hand, to a number not on the National Do Not Call Registry and not on your own internal list, inside the 8 a.m. to 9 p.m. window in the homeowner's local time, who gives his name and brokerage and states that the purpose is to sell his services, is making a lawful call. Change any one of those facts and you are outside the rules.
Does an expired MLS listing give me an established business relationship with the homeowner?
No, and this is the most common error in expired listing training. The FTC defines that relationship at 16 CFR 310.2(q) as one based on the person's purchase or transaction with the seller placing the call, or an inquiry to that seller, and the FCC definition at 47 CFR 64.1200(f)(5) requires a transaction or inquiry with that entity. A listing agreement with a different broker is not a transaction with you.
What time of day can I call an expired listing owner?
Between 8 a.m. and 9 p.m. local time at the homeowner's location, under 47 CFR 64.1200(c)(1) and 16 CFR 310.4(c). That is their clock, not yours and not the area code. Maryland, Florida, Oklahoma and Oregon cut off at 8 p.m. instead, and Maryland and Oregon cap you at three calls in 24 hours.
Can I text an expired listing owner or leave a ringless voicemail?
A marketing text to a mobile needs prior express written consent, and a skip traced number does not have it. Ringless voicemail is not a workaround: the FCC held in FCC 22-85 that a ringless voicemail to a wireless phone is a call made with an artificial or prerecorded voice and needs consent. An AI voice agent is in the same category after FCC 24-17.
How many times should I follow up with an expired listing?
Fewer times than the standard cadence says. The federal do not call private right of action at 47 U.S.C. 227(c)(5) requires the homeowner to have received more than one call within a twelve month period, so the second call is what hands them a federal lawsuit. Virginia and Maryland both give a state claim on the first one.
What do expired listing leads cost?
From the vendors' own pages on 1 September 2026: REDX publishes $60 per month per lead type, Landvoice publishes per product and bundle pricing with no setup fee, Espresso Agent bundles the dialer and CRM, and Vulcan7 does not publish prices. Whatever you pay, none of it buys a compliant call.
Do expired listings really relist 44 percent of the time?
There is no evidence for that number. It comes from REDX's own marketing pages, carries no citation, and the same product page also publishes 43 percent and about 40 percent over different windows. NAR publishes no relist rate at all. Redfin's measured figure for the related phenomenon is that 5.8 percent of US listings were taken off the market in April 2026.
About the author
Saad Jamil has been a licensed real estate agent since 2013 and is licensed in Virginia, DC, Maryland and West Virginia. He works out of Samson Properties in Chantilly, has closed more than 900 homes and over $500 million in career sales, and still lists and sells today. His client reviews and sales history are on his Zillow profile. He also runs Jamil Academy, where the same material is taught as structured real estate coaching.
Educational content only. Not brokerage, legal, tax, financial or investment advice. Jamil Academy is not affiliated with, endorsed by, or sponsored by any company named in this article. Company and product names are trademarks of their respective owners and are used here only to identify what is being discussed. This page carries no affiliate links, no commissions and no sponsored placements, and the author earns nothing whichever way you decide. Prices, rules, court decisions and market figures were read from the sources named on 1 September 2026 and change without notice. Telemarketing law changes frequently and varies by state, and nothing here substitutes for advice from your broker or your own attorney. Statements drawn from lawsuits and complaints are allegations by the people who made them, not findings of fact, and unresolved matters are described as unresolved. Views expressed are the author's own opinion. If you believe anything here is inaccurate, tell us and we will correct it.
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