extirpation:- act of doing away with, abolition, cancellation, eradication. I fear PGC that there are many more in the coming months, who will savour similar taste during extirpation years 2009-14. My first teetering steps into property were a disaster, and took several (5) years to get back to zero debt, but I fortunately did not have dependents at that time in my life. One thing you can guarantee about life, it changes, and you eventually get back to normality within a few years of being in the 'wastelands of extirpationville'. But as you rightfully say PGC it leaves a lasting foul taste, plus the odour of burnt finger ends, and the remaining ordure in the mind. I have the greatest sympathy for all who have travelled this most miserable of life's routes.