I think you are right on all counts. However I don't believe that those are the only reasons. It is my thinking that we are so low because we have no control. I suspect that if Teck announced tomorrow that they were going ahead with this project or were looking for another partner to advance it then or price would jump to somewhere between $.80 and $1.00 immediately. JMHO however and I have no justification for those numbers other than my uneducated opinion.