It's the most wonderful time of the year.

I've nearly started singing and that was worrying.

But before I kick off into some type of song or carol that nobody needs to listen to,

let's do this as we normally do.

Hi, I'm Rob.

And I'm Rob.

And this is Ask Rob and Rob.

And while this is Ask Rob and Rob.

And while this is our last Ask Rob and Rob of 2024, how did that happen? God, it's gone fast.

Even though it is our last of the year, you can still send in your questions for next year.

Or you can just phone up and sing a carol at us. That's fine too. If you want to do that,

you can go to Propertyh hub.net slash ask. Well, Rob, let's get all first.

And this week only question in, I believe it's a very special guest.

I've got my mince pie here.

I'm going to have a little nibble of that while we have a listen.

Oh, ho!

Hello, Rob, and hello, Rob.

Santa here, calling in from the North Pole.

First of all, I want to say thank you very much for being such good boys this year,

making such helpful podcasts and videos.

You've taught me so much.

My portfolio is growing nicely, and Mrs. Claus couldn't be happier. Now there'll definitely be something extra nice for each of you under the tree this year. Now then, my question is,

...