Thank you very much for those questions and for the way in which we've already started working collaboratively and jointly on what is a really important shared endeavour. All of those points that you made at the very start of your contribution, in terms of how unfair council tax currently is and how regressive it is, just really give the context of this work and why it's so important that we take forward the agenda and make some good progress now in this Senedd term.

I'm also really pleased that the WLGA has welcomed this piece of work and the way in which, again, they've been so willing to engage on what is going to be a really big and important piece of work. They are absolutely key stakeholders. We're currently, as I mentioned in response to Sam Rowlands, putting in place those structures that will help us to ensure that we have access to the necessary expertise throughout this piece of work, and the WLGA obviously is a key partner in that. 

In terms of the land value tax, the Bangor University study did present us with the first ever detailed consideration of a local land value tax in Wales, and it had a real focus on the practicalities of implementation, rather than the conceptual ideas of a land value tax. There does need to be some further work now. I think what we had in the Bangor University study was really an initial feasibility report, due to the scope of it, but I think that if we do need to move forward further we should look to the key potential future considerations that would require us to outline the requirements for a comprehensive cadastral database. Obviously, we need that before we can even start to move forward on that agenda. We'd need to discuss the feasibility of that with partners and time frames, costings, and consider opportunities to link with the wider devolved taxes agenda.

We also need to understand the implications of land ownership and land use in Wales, and whether there would need to be any changes to the planning system as a result, and to undertake a statistical analysis of agricultural land, which of course would be part of our considerations in terms of how this may or may not include agricultural land. And then obviously we'd need to undertake a fuller analysis of the legislative and devolution requirements. Replacing council tax, non-domestic rates, or both, with a land value tax is really a fundamental departure from what's been a centuries-old statute and most likely would require several Acts of the Senedd, and obviously that would be a really complex, lengthy exercise, but of course, it could bring us opportunities then in terms of the modernisation of and consolidation of the law as well.

We'd have to look to how we overcame some of the constitutional obstacles. The Government of Wales Act confirms local taxes to fund council expenditure and local government finance as being devolved matters, however, the quasi-devolved nature of the valuation function means that the Welsh Government must seek permission from the UK Government to change the valuation function in any significant way, so obviously discussions to be had with UK Government on that as we move forward on this really important agenda.

I absolutely agree with the points that Llyr Gruffydd was making about having a more dynamic system, where we have more regular revaluations. I think there are some quite exciting opportunities for us here, because now, of course, we've got the Welsh Revenue Authority and we collect the land transaction tax, so we have a regular, live, updated and real-time picture of house prices here in Wales. So, we're looking at ways in which we can exploit that, and potentially create a system where we have access to data not just for the purposes of local taxation, but actually for helping us understand the picture in relation to second homes and what we can glean from that to help develop policy, and you could include information about the energy efficiency of properties, for example. So, a huge opportunity for us here in terms of using or creating a new database that would be part of this work going forward, and that applies to the revaluation work just as much as it does to any work that might need to be taken forward in future in terms of land value tax. But, obviously, lots of exciting opportunities for us to do things differently and to do things better, and I'm very much looking forward to working with Plaid Cymru on that.