Thank you and Chappy for the replies, I agree it's nice we are not in limbo anymore. I was hoping for just a back in not give away our lands. This will be positive in the long run I believe but short term I see us drifting back down, exploration of 10,000 meters isn't going to unlock very much It now seems it may take a few years at this pace to unlock the district. Don't take me wrong at least we have a firm commitment from Teck, problem is I thought we had a firm option agreement, but things do get changed.