...Well, good morning, ladies and gentlemen, and welcome to the Schroder Real Estate Investment Trust annual results presentation. My name is James Lowe, I work in the Schroder's Capital Business Development team. Very pleased to be joined in the studio here this morning by our two portfolio managers. That's Bradley Biggins and Nick Montgomery. But just a couple of things before we get into the presentation. If you do want to ask us a question, please do so via the Q&A tab on your screen. That will come through to me on the iPad, and I will ask the guys at the end of the presentation. You also can now download a copy of the annual results presentation and also the reports. So if you want to follow along in a bit more detail, please do download that as well. With that, I'll hand you over to Nick to start the presentation. Nick. Nick Montgomery ...
