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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

Just too late to catch you, Jolan -- but Happy Birthday all the same!
I had the first 4 right; for 5 I had LENGTHSMAN ,defined by Chambers as "the person responsible for a particular stretch of ... railway", which I thought was very appropriate for the "tailcopat" bit of your clue! What do you think (if you ever look here again)?