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Happy birthday Jolan, have an extra-special birthday tea. Thanks once again for the challenging clues.

Andy

Very Happy Birthday Jolan, and if it's any comfort, you are some distance behind me.

Enjoy the rest of your day.

Many happy returns, Jolan.
Love Llanberis Pass
So Hittite was right? 2 out of 5 about my limit. Thanks, Jolan, very enjoyable.
Hope your broadband continues to function.

Many happy returns of the day John. x

All the best, Jolan! Coincidentally, I just heard a radio ad inviting listeners to attend a "house-flipping seminar". Isn't that lovely? You learn how to buy houses on the cheap and sell them for a lot more- without using your own money! It must be so spiritually satisfying.

Bet those who run the seminars are the only ones who make money, aristo!

Many Happy Returns of the Day Jolan

btw Mr A - British politicians must have an eye on the USA as they have been 'house flipping' for many years here at the taxpayer's expense!

Happy birthday, Jolan. Great clues again.

Happy birthday, John. Great clues as always.

MANY thanks you lovely people. I wish you all well. Gosh Tony! And here was I, thinking you were a young blade.

Ari. When I look around my extremely untidy study, I often say; "Golly! look at the state of this flipping house!
Good night all. Have a good week

John