Before we get started, please note that certain statements during today's presentation that are not statements of historical facts, including statements concerning such items as our outlook, business strategy, future plans, financial condition, allowance for credit losses, the impact -- the potential impacts of COVID-19, stock repurchases and dividends, as well as other items referenced in the preface of our presentation are forward-looking statements. Although, average mortgage interest rates declined year-over-year, refinance volumes decreased to 32% of total origination compared to 47% in Q2 2020.