getting #NAME? error but syntax looks OK to me - VLOOKUP & MATCH Issue

I have several sheets named as:
Sheet 1 – Choices
Sheet 2 – Extras
Sheet 3 – UpgradePriceToPurchaser
Sheet 4 – AllHouseTypes_LkUp

On the Choices sheet, I have a cell ($H$10) with the following formula
=IFNA(VLOOKUP($F$10,AllHouseTypes_LkUp!$A$3:$B$64,2,FALSE),"")
There are currently only three possible outcomes for this cell: blank, Detached or MewsSemi

On the Extras sheet, I have a cell with the following formula
=IF($N56<>"Extra", 0, IF(Choices!$H$10 = “MewsSemi”, 600, IFNA(VLOOKUP(H56,UpgradePriceToPurchaser!A$87:AZ$103, MATCH(Choices!$F$10,UpgradePriceToPurchaser!$A$1:$AZ$1,1),0),0)))

The IFNA(VL...) section, in my question, I believe is irrelevant since the result I am trying to test is where Choices!$H$10 = “MewsSemi”, but the result I get is #NAME? plus, the IFNA(VL...) bit works when not as part of this formula

The images show the part result when I evaluate the formula:

So, QUESTION: Why the hell won’t it work ☹? The result should be 600

thanks in advance

Screenshot (155).png

Screenshot (156).png

You appear to have the wrong type of quotes here
IF(Choices!$H$10 = “MewsSemi”, 600,

They should be " not “ and ”

Thanks for the response.

not sure how to change the quote type since it is evaluated...

Attachment 643511

It's in the formula you posted. Compare the quotes around the word Extra at the start of the formula & those around MewsSemi

OMG!

i would never have spotted that in a million years! Brilliant, thanks...it worked.

I had messed about with the formula in Word first, and then copied & pasted it in to Excel. Clearly Word messed up the quote types.

thanks again

Notepad is a much safer option than word!

Glad to help & thanks for the feedback