:root{
  --black:#0e0e0e; --char:#1a1a1a; --char-2:#242424; --gold:#f5c400; --gold-2:#ffd633;
  --ink:#161616; --muted:#666; --bg:#ffffff; --soft:#f5f5f3; --line:#e5e5e2; --dline:#2e2e2e;
  --radius:4px; --max:1160px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;color:var(--ink);background:var(--bg);line-height:1.65;font-size:17px;-webkit-font-smoothing:antialiased}
h1,h2,h3{font-family:"League Spartan","Inter",sans-serif;font-weight:600;line-height:1.08;color:var(--black);letter-spacing:-.015em}
h1{font-size:clamp(2.4rem,5.6vw,4.2rem)}
h2{font-size:clamp(1.8rem,3.6vw,2.7rem);max-width:760px}
h3{font-size:1.25rem}
a{color:inherit}
img{max-width:100%;display:block}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.y{color:var(--gold)}
.center{text-align:center} .center h2{margin-left:auto;margin-right:auto}
.kicker{display:inline-flex;align-items:center;gap:10px;font-size:.78rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:16px}
.kicker::before{content:"";width:28px;height:2px;background:var(--gold)}
.dark .kicker,.hero .kicker{color:#bdbdbd}

/* Top bar + header */
.top{background:var(--black);color:#9a9a9a;font-size:.84rem;border-bottom:1px solid var(--dline)}
.top .wrap{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;padding-top:8px;padding-bottom:8px}
.top a{text-decoration:none;color:#ddd} .top a:hover{color:var(--gold)}
header.nav{background:var(--black);position:sticky;top:0;z-index:10}
header.nav .wrap{display:flex;align-items:center;justify-content:space-between;height:82px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:#fff}
.brand img{width:58px;height:58px}
.brand span{font-family:"League Spartan",sans-serif;font-weight:600;font-size:1.05rem;line-height:1.05;text-transform:uppercase;letter-spacing:.12em}
.brand small{display:block;font-family:"Inter",sans-serif;font-weight:400;text-transform:none;letter-spacing:.02em;color:var(--gold);font-size:.8rem;margin-top:4px}
nav ul{list-style:none;display:flex;gap:30px;align-items:center}
nav a{text-decoration:none;color:#d6d6d6;font-size:.95rem;padding:6px 0;border-bottom:1px solid transparent}
nav a.active,nav a:hover{color:#fff;border-bottom-color:var(--gold)}
.menu-btn{display:none;background:none;color:#fff;border:1px solid #444;border-radius:var(--radius);padding:8px 12px;font-size:.95rem}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:6px;padding:14px 26px;border-radius:var(--radius);font-weight:600;font-size:.95rem;text-decoration:none;transition:.2s;border:1px solid transparent}
.btn-y{background:var(--gold);color:var(--black)} .btn-y:hover{background:var(--gold-2)}
.btn-line{border-color:rgba(255,255,255,.6);color:#fff} .btn-line:hover{background:#fff;color:var(--black)}
.btn-dark{background:var(--black);color:#fff} .btn-dark:hover{background:var(--char-2)}
.btn-wa{background:#25d366;color:#fff!important;border-bottom:none!important} .btn-wa:hover{background:#1ebe5a}
nav .btn{padding:10px 18px;font-size:.9rem}

/* Hero */
.hero{position:relative;color:#fff;padding:140px 0 130px;background:var(--black) center/cover no-repeat;overflow:hidden}
.hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(14,14,14,.92) 0%,rgba(14,14,14,.7) 50%,rgba(14,14,14,.25) 100%)}
.hero::after{content:"";position:absolute;left:0;bottom:0;width:100%;height:3px;background:var(--gold)}
.hero .wrap{position:relative;z-index:1}
.hero h1{color:#fff;max-width:760px}
.hero p.lead{font-size:1.15rem;color:#d4d4d4;max-width:560px;margin:24px 0 36px;font-weight:300}
.hero .ctas{display:flex;gap:12px;flex-wrap:wrap}
.page-hero{padding:110px 0 90px}
.page-hero h1{font-size:clamp(2.2rem,4.6vw,3.4rem)}

/* Sections */
section{padding:100px 0}
.soft{background:var(--soft)}
.dark{background:var(--black);color:#cfcfcf}
.dark h2,.dark h3{color:#fff}
.intro{max-width:640px;margin:14px auto 0;color:var(--muted)}
.dark .intro{color:#aaa}
.grid{display:grid;gap:28px;margin-top:48px}
.g3{grid-template-columns:repeat(3,1fr)} .g4{grid-template-columns:repeat(4,1fr)} .g2{grid-template-columns:repeat(2,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:32px}
.card p{color:var(--muted);margin-top:8px}

/* Steps */
.steps .step{border-top:1px solid var(--line);padding-top:22px}
.step .num{display:block;font-family:"League Spartan",sans-serif;font-weight:600;font-size:.95rem;color:var(--gold);letter-spacing:.1em;margin-bottom:10px}
.step p{color:var(--muted);margin-top:8px;font-size:.96rem}

/* Services grid (line list) */
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);margin-top:48px;border-top:1px solid var(--dline)}
.svc{padding:30px 28px 30px 0;border-bottom:1px solid var(--dline)}
.svc h3{display:flex;align-items:center;gap:12px}
.svc h3::before{content:"";width:8px;height:8px;background:var(--gold);flex:0 0 8px}
.svc p{color:#a8a8a8;margin-top:10px;font-size:.95rem}
.svc-grid.light{border-top-color:var(--line);margin-top:0}
.svc-grid.light .svc{border-bottom-color:var(--line)}
.svc-grid.light .svc p{color:var(--muted)}

/* Ticks */
.ticks{list-style:none;margin-top:20px}
.ticks li{padding-left:26px;position:relative;margin:12px 0}
.ticks li::before{content:"";position:absolute;left:0;top:11px;width:14px;height:2px;background:var(--gold)}

/* Photos */
.split{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}
.photo{overflow:hidden;position:relative;border-radius:var(--radius)}
.photo img{width:100%;height:100%;object-fit:cover;filter:grayscale(100%) contrast(1.05);transition:transform .6s}
.photo:hover img{transform:scale(1.03)}
.photo.tall{aspect-ratio:4/5}
.office-strip{padding:0;background:var(--black)}
.office-strip .gallery{margin:0;gap:3px}
.office-strip .photo{border-radius:0;aspect-ratio:1/1}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:44px}
.gallery .photo{aspect-ratio:3/4}

/* Mortgage in principle */
.mip{border-top:1px solid var(--dline)}
.mip .wrap{display:grid;grid-template-columns:1.3fr 1fr;gap:56px;align-items:center}
.mip p{margin:18px 0 30px;color:#bdbdbd;max-width:520px}
.mip .phone{font-family:"League Spartan",sans-serif;font-weight:600;font-size:clamp(2.2rem,4.6vw,3.4rem);color:var(--gold);text-decoration:none;display:block;line-height:1}
.mip small{display:block;margin-top:14px;font-size:.84rem;color:#8a8a8a}

/* CTA band */
.band{background:var(--black);color:#fff;padding:52px;display:flex;justify-content:space-between;align-items:center;gap:28px;flex-wrap:wrap;border-radius:var(--radius);border-bottom:3px solid var(--gold)}
.band h2{color:#fff}
.band p{color:#aaa;margin-top:8px}

/* Contact */
.contact-list{list-style:none}
.contact-list li{display:flex;gap:16px;padding:18px 0;border-bottom:1px solid var(--line);align-items:center}
.contact-list li:last-child{border-bottom:none}
.contact-list .icon{flex:0 0 44px;height:44px;border-radius:var(--radius);background:var(--black);color:var(--gold);display:grid;place-items:center;font-size:1.1rem;font-weight:600}
.contact-list strong{display:block;font-weight:600}
.contact-list a{text-decoration:none}
.wa-ic{background:#25d366!important;color:#fff!important}
.wa-ic svg{margin:0!important}
.map{border:0;width:100%;height:100%;min-height:380px;border-radius:var(--radius);filter:grayscale(100%)}

/* Fact find */
.ff-btn{font:inherit;color:inherit;cursor:pointer;text-align:left;width:100%;transition:.2s;display:flex;flex-direction:column;justify-content:flex-start;align-items:flex-start}
.ff-btn:hover{border-color:var(--black)}
.ff-btn.selected{border-color:var(--black);box-shadow:inset 0 -3px 0 var(--gold)}
.ff-btn .go{display:inline-block;margin-top:16px;font-weight:600;font-size:.9rem}
.ff-wrap{margin-top:56px;text-align:left;border-top:3px solid var(--gold);padding-top:36px}
.ff-wrap h2{margin-bottom:18px}
.ff-wrap iframe{border:0;min-height:600px}
.ff-alt{font-size:.9rem;color:var(--muted);margin-top:10px}
.ff-note{margin-top:40px;color:var(--muted)}
.ff-note a,.ff-alt a{color:var(--black);font-weight:600}

/* Footer */
footer{background:var(--black);color:#9a9a9a;padding:72px 0 30px;font-size:.92rem;border-top:3px solid var(--gold)}
footer h3{color:#fff;font-size:1rem;margin-bottom:14px;letter-spacing:.06em;text-transform:uppercase}
footer a{color:#d6d6d6;text-decoration:none} footer a:hover{color:var(--gold)}
footer .cols{display:grid;grid-template-columns:1.6fr 1fr 1fr;gap:40px}
footer .flogo{width:110px;margin-bottom:16px}
footer ul{list-style:none} footer li{margin:8px 0}
.legal{border-top:1px solid var(--dline);margin-top:44px;padding-top:24px;font-size:.82rem;color:#7d7d7d}
.legal p{margin:8px 0}
.warning{color:#fff;font-weight:600}

/* WhatsApp float */
.wa{position:fixed;right:18px;bottom:18px;background:#25d366;color:#fff;padding:12px 18px 12px 14px;border-radius:999px;display:flex;align-items:center;gap:8px;text-decoration:none;font-weight:600;font-size:.95rem;box-shadow:0 6px 20px rgba(0,0,0,.25);z-index:20}

@media (max-width:900px){
  .g3,.g4{grid-template-columns:1fr 1fr} .g2,.split,.mip .wrap{grid-template-columns:1fr}
  .svc-grid{grid-template-columns:1fr 1fr}
  .split{gap:40px}
  footer .cols{grid-template-columns:1fr}
  .menu-btn{display:block}
  nav ul{display:none;position:absolute;top:82px;left:0;right:0;background:var(--black);flex-direction:column;align-items:flex-start;padding:22px 24px;gap:18px;border-bottom:2px solid var(--gold)}
  nav ul.open{display:flex}
  .hero::before{background:rgba(14,14,14,.8)}
}
@media (max-width:600px){
  body{font-size:16px}
  .g3,.g4,.svc-grid{grid-template-columns:1fr}
  .office-strip .gallery{grid-template-columns:1fr 1fr 1fr}
  section{padding:68px 0}
  .hero{padding:90px 0 80px}
  .band{padding:32px 24px}
  .top .wrap{justify-content:center;text-align:center}
  .brand img{width:48px;height:48px}
  .brand span{font-size:.9rem;letter-spacing:.08em}
  .wa span{display:none} .wa{padding:14px}
}

/* Enquiry */
.enq-form iframe{border:0;min-height:900px}
.enq-side{position:sticky;top:110px}
@media (max-width:900px){.enq-side{position:static}}