:root {
  --page: #f6f8f5;
  --surface: #ffffff;
  --surface-soft: #edf4f1;
  --ink: #102737;
  --muted: #64727a;
  --line: #dbe3df;
  --navy: #0d2d3a;
  --navy-light: #173f4e;
  --teal: #087d73;
  --teal-dark: #076960;
  --gold: #c39a46;
  --gold-light: #ebd6a7;
  --shadow: 0 24px 70px rgba(22, 50, 59, .12);
  --radius-lg: 28px;
  --radius-md: 18px;
  --container: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--page);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  font-size: 16px;
  line-height: 1.6;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; height: auto; }
a { color: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
button { font: inherit; }
.container { width: min(calc(100% - 40px), var(--container)); margin-inline: auto; }
.skip-link { position: fixed; left: 16px; top: -100px; z-index: 1000; padding: 10px 16px; color: #fff; background: var(--navy); border-radius: 8px; }
.skip-link:focus { top: 16px; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  border-bottom: 1px solid rgba(219, 227, 223, .86);
  background: rgba(246, 248, 245, .9);
  backdrop-filter: blur(16px);
}
.header-inner { min-height: 84px; display: flex; align-items: center; justify-content: space-between; gap: 28px; }
.brand { display: flex; align-items: center; gap: 16px; text-decoration: none; }
.brand img { width: 174px; display: block; }
.brand-person { padding-left: 16px; border-left: 1px solid var(--line); color: var(--ink); font-size: 13px; font-weight: 700; line-height: 1.2; }
.brand-person small { color: var(--muted); font-size: 11px; font-weight: 500; }
.desktop-nav { display: flex; align-items: center; gap: 28px; margin-left: auto; }
.desktop-nav a { color: var(--muted); font-size: 14px; font-weight: 650; text-decoration: none; }
.desktop-nav a:hover { color: var(--teal); }

.button {
  min-height: 50px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  padding: 0 22px;
  border: 0;
  border-radius: 13px;
  color: #fff;
  background: var(--navy);
  box-shadow: 0 10px 25px rgba(16, 39, 55, .14);
  font-weight: 750;
  text-decoration: none;
  cursor: pointer;
  transition: transform .2s ease, background .2s ease, box-shadow .2s ease;
}
.button:hover { transform: translateY(-2px); box-shadow: 0 16px 30px rgba(16, 39, 55, .2); }
.button:focus-visible, .topic-button:focus-visible, .card-action:focus-visible, summary:focus-visible { outline: 3px solid rgba(8, 125, 115, .28); outline-offset: 3px; }
.button svg { width: 20px; height: 20px; fill: none; stroke: currentColor; stroke-width: 1.8; stroke-linecap: round; stroke-linejoin: round; }
.button-small { min-height: 44px; padding-inline: 18px; font-size: 14px; }
.button-primary { background: var(--teal); }
.button-primary:hover { background: var(--teal-dark); }
.button-gold { color: var(--navy); background: var(--gold-light); box-shadow: none; }
.button-gold:hover { background: #f0ddb5; }
.button-full { width: 100%; margin-top: 18px; }
.text-link { display: inline-flex; align-items: center; gap: 8px; color: var(--ink); font-size: 14px; font-weight: 750; text-decoration: none; }
.text-link:hover { color: var(--teal); }

.hero { position: relative; overflow: hidden; padding: 78px 0 70px; }
.hero::before { content: ""; position: absolute; inset: 0; pointer-events: none; background-image: linear-gradient(rgba(16, 39, 55, .035) 1px, transparent 1px), linear-gradient(90deg, rgba(16, 39, 55, .035) 1px, transparent 1px); background-size: 46px 46px; mask-image: linear-gradient(to bottom, #000, transparent 82%); }
.hero-glow { position: absolute; border-radius: 50%; filter: blur(1px); pointer-events: none; }
.hero-glow-one { width: 430px; height: 430px; top: -240px; right: 6%; background: rgba(8, 125, 115, .09); }
.hero-glow-two { width: 300px; height: 300px; left: -180px; bottom: -130px; background: rgba(195, 154, 70, .1); }
.hero-grid { position: relative; display: grid; grid-template-columns: minmax(0, 1fr) minmax(380px, .78fr); align-items: center; gap: clamp(42px, 6vw, 84px); }
.advisor-line { display: flex; align-items: center; gap: 13px; margin-bottom: 26px; color: var(--muted); font-size: 13px; }
.advisor-line strong { display: block; color: var(--ink); font-size: 14px; }
.avatar { width: 50px; height: 50px; display: grid; place-items: center; flex: 0 0 50px; color: #fff; background: linear-gradient(145deg, var(--navy-light), var(--teal)); border: 3px solid #fff; border-radius: 50%; box-shadow: 0 10px 24px rgba(13, 45, 58, .17); font-weight: 800; }
.eyebrow { display: flex; align-items: center; gap: 9px; margin: 0 0 18px; color: var(--teal); font-size: 12px; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }
.eyebrow-dot { width: 8px; height: 8px; background: var(--gold); border-radius: 50%; box-shadow: 0 0 0 5px rgba(195, 154, 70, .13); }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { line-height: 1.08; letter-spacing: -.035em; }
h1 { max-width: 720px; margin-bottom: 23px; font-size: clamp(42px, 5.1vw, 70px); font-weight: 760; }
h2 { font-size: clamp(32px, 3.7vw, 50px); font-weight: 740; }
h3 { font-size: 21px; font-weight: 720; }
.hero-lead { max-width: 660px; margin-bottom: 30px; color: var(--muted); font-size: clamp(17px, 1.8vw, 20px); }
.hero-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 22px; }
.trust-points { display: flex; flex-wrap: wrap; gap: 11px 24px; margin: 26px 0 0; padding: 0; color: var(--muted); font-size: 13px; list-style: none; }
.trust-points span { color: var(--teal); font-weight: 900; }

.topic-panel { padding: 28px; border: 1px solid rgba(219, 227, 223, .72); border-radius: var(--radius-lg); background: rgba(255, 255, 255, .92); box-shadow: var(--shadow); backdrop-filter: blur(10px); }
.panel-heading { display: flex; align-items: flex-start; justify-content: space-between; gap: 16px; margin-bottom: 17px; }
.panel-kicker { margin-bottom: 4px; color: var(--muted); font-size: 12px; font-weight: 750; letter-spacing: .1em; text-transform: uppercase; }
.panel-heading h2 { margin-bottom: 0; font-size: 26px; }
.step-pill { flex: 0 0 auto; padding: 6px 10px; color: var(--teal); background: var(--surface-soft); border-radius: 999px; font-size: 11px; font-weight: 800; }
.topic-list { display: grid; gap: 10px; }
.topic-button { width: 100%; display: grid; grid-template-columns: 46px minmax(0, 1fr) 16px; align-items: center; gap: 13px; padding: 13px; border: 1px solid var(--line); border-radius: 15px; color: var(--ink); background: #fff; text-align: left; cursor: pointer; transition: transform .18s ease, border-color .18s ease, background .18s ease; }
.topic-button:hover { transform: translateX(3px); border-color: rgba(8, 125, 115, .45); }
.topic-button[aria-pressed="true"] { border-color: var(--teal); background: rgba(8, 125, 115, .055); box-shadow: inset 3px 0 0 var(--teal); }
.topic-icon { width: 44px; height: 44px; display: grid; place-items: center; color: var(--teal); background: var(--surface-soft); border-radius: 12px; }
.topic-icon svg { width: 23px; height: 23px; fill: none; stroke: currentColor; stroke-width: 1.65; stroke-linecap: round; stroke-linejoin: round; }
.topic-button strong, .topic-button small { display: block; }
.topic-button strong { margin-bottom: 2px; font-size: 14px; }
.topic-button small { color: var(--muted); font-size: 12px; line-height: 1.35; }
.topic-arrow { color: #92a0a5; font-size: 24px; line-height: 1; }
.topic-button-mortgage .topic-icon { color: #8c6821; background: #f5ecd9; }
.selected-topic { display: flex; gap: 10px; margin: 16px 0 -4px; padding: 12px 14px; color: var(--teal-dark); background: var(--surface-soft); border-radius: 12px; }
.selected-topic > span { font-weight: 900; }
.selected-topic p, .selected-topic small { margin: 0; display: block; }
.selected-topic strong { font-size: 13px; }
.selected-topic small { color: var(--muted); font-size: 11px; }
.privacy-note { margin: 13px 3px 0; color: var(--muted); font-size: 10.5px; line-height: 1.45; }
.privacy-note a { color: var(--teal-dark); }

.service-strip { color: #fff; background: var(--navy); }
.strip-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.strip-grid article { display: flex; align-items: flex-start; gap: 17px; min-height: 165px; padding: 34px 30px; }
.strip-grid article + article { border-left: 1px solid rgba(255, 255, 255, .12); }
.strip-number { color: var(--gold-light); font-family: Georgia, serif; font-size: 23px; }
.strip-grid h3 { margin-bottom: 8px; color: #fff; font-size: 18px; }
.strip-grid p { margin-bottom: 0; color: rgba(255, 255, 255, .63); font-size: 13px; }

.section { padding: 110px 0; }
.section-heading { max-width: 690px; }
.section-heading h2 { margin-bottom: 20px; }
.section-heading > p:last-child { color: var(--muted); font-size: 17px; }
.services .section-heading { margin-bottom: 46px; }
.cards-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.service-card { display: flex; flex-direction: column; min-height: 440px; padding: 30px; border: 1px solid var(--line); border-radius: var(--radius-md); background: var(--surface); transition: transform .22s ease, box-shadow .22s ease, border-color .22s ease; }
.service-card:hover { transform: translateY(-6px); border-color: rgba(8, 125, 115, .34); box-shadow: 0 20px 45px rgba(16, 39, 55, .09); }
.card-label { width: fit-content; margin-bottom: 24px; padding: 6px 10px; color: var(--teal-dark); background: var(--surface-soft); border-radius: 999px; font-size: 11px; font-weight: 800; text-transform: uppercase; letter-spacing: .08em; }
.service-card h3 { margin-bottom: 15px; font-size: 25px; }
.service-card > p { color: var(--muted); font-size: 14px; }
.service-card ul { display: grid; gap: 7px; margin: 12px 0 26px; padding-left: 19px; color: var(--muted); font-size: 13px; }
.service-card li::marker { color: var(--gold); }
.card-action { display: flex; justify-content: space-between; gap: 12px; margin-top: auto; padding: 14px 0 0; border: 0; border-top: 1px solid var(--line); color: var(--ink); background: transparent; font-size: 13px; font-weight: 800; text-align: left; cursor: pointer; }
.card-action:hover { color: var(--teal); }

.mortgage-section { padding: 96px 0; color: #fff; background: linear-gradient(135deg, var(--navy), #16434f); }
.mortgage-grid { display: grid; grid-template-columns: 1.05fr .95fr; align-items: center; gap: 78px; }
.eyebrow-light { color: var(--gold-light); }
.mortgage-copy h2 { max-width: 700px; margin-bottom: 24px; }
.mortgage-copy > p:not(.eyebrow) { max-width: 650px; margin-bottom: 30px; color: rgba(255, 255, 255, .68); font-size: 17px; }
.mortgage-steps { display: grid; gap: 1px; overflow: hidden; border: 1px solid rgba(255, 255, 255, .12); border-radius: 22px; background: rgba(255, 255, 255, .12); }
.mortgage-steps > div { display: grid; grid-template-columns: 46px 1fr; gap: 16px; padding: 23px; background: rgba(13, 45, 58, .78); }
.mortgage-steps span { width: 42px; height: 42px; display: grid; place-items: center; color: var(--navy); background: var(--gold-light); border-radius: 50%; font-family: Georgia, serif; }
.mortgage-steps p, .mortgage-steps strong { display: block; margin: 0; }
.mortgage-steps p { color: rgba(255, 255, 255, .62); font-size: 13px; }
.mortgage-steps strong { margin-bottom: 3px; color: #fff; font-size: 15px; }

.process { background: #eef3f0; }
.process-grid { display: grid; grid-template-columns: .75fr 1.25fr; align-items: start; gap: 90px; }
.sticky-heading { position: sticky; top: 130px; }
.process-list { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.process-list li { display: grid; grid-template-columns: 76px 1fr; gap: 22px; padding: 30px 0; border-bottom: 1px solid var(--line); }
.process-index { color: var(--gold); font-family: Georgia, serif; font-size: 25px; }
.process-list h3 { margin-bottom: 8px; font-size: 23px; }
.process-list p { margin-bottom: 0; color: var(--muted); }

.about-grid { display: grid; grid-template-columns: .72fr 1.28fr; align-items: center; gap: 90px; }
.about-portrait { position: relative; aspect-ratio: 4 / 5; display: grid; place-items: center; overflow: hidden; color: #fff; background: linear-gradient(145deg, var(--navy), var(--teal)); border-radius: 42% 42% 22px 22px; box-shadow: var(--shadow); }
.about-portrait > span { position: relative; z-index: 2; font-family: Georgia, serif; font-size: clamp(70px, 10vw, 130px); letter-spacing: -.08em; }
.portrait-ring { position: absolute; width: 82%; aspect-ratio: 1; border: 1px solid rgba(235, 214, 167, .55); border-radius: 50%; }
.portrait-ring::before, .portrait-ring::after { content: ""; position: absolute; inset: 12%; border: 1px solid rgba(255, 255, 255, .12); border-radius: 50%; }
.portrait-ring::after { inset: 26%; }
.about-copy h2 { max-width: 760px; }
.about-copy > p:not(.eyebrow):not(.signature) { max-width: 700px; color: var(--muted); font-size: 17px; }
.about-facts { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1px; margin: 34px 0; background: var(--line); border: 1px solid var(--line); border-radius: 16px; overflow: hidden; }
.about-facts div { padding: 20px; background: var(--surface); }
.about-facts strong, .about-facts span { display: block; }
.about-facts strong { margin-bottom: 5px; font-size: 14px; }
.about-facts span { color: var(--muted); font-size: 12px; }
.signature { margin-bottom: 0; font-family: Georgia, serif; font-size: 25px; font-style: italic; }
.signature span { margin-left: 7px; color: var(--gold); font-family: inherit; font-size: 16px; }

.faq { padding-top: 40px; }
.faq-grid { display: grid; grid-template-columns: .78fr 1.22fr; align-items: start; gap: 90px; }
.faq-list { border-top: 1px solid var(--line); }
.faq-list details { border-bottom: 1px solid var(--line); }
.faq-list summary { position: relative; padding: 24px 44px 24px 0; font-weight: 750; cursor: pointer; list-style: none; }
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after { content: "+"; position: absolute; right: 4px; top: 18px; width: 30px; height: 30px; display: grid; place-items: center; color: var(--teal); background: var(--surface-soft); border-radius: 50%; font-size: 19px; }
.faq-list details[open] summary::after { content: "−"; }
.faq-list details p { max-width: 680px; margin: -6px 46px 22px 0; color: var(--muted); font-size: 14px; }

.final-cta { padding: 68px 0; color: #fff; background: var(--navy); }
.final-cta-inner { display: flex; align-items: center; justify-content: space-between; gap: 40px; }
.final-cta h2 { max-width: 760px; margin-bottom: 0; }
.final-cta .eyebrow { margin-bottom: 13px; }

.site-footer { padding: 58px 0 30px; color: #b9c5c8; background: #081e28; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr .7fr; gap: 60px; }
.footer-brand img { width: 205px; padding: 9px 11px; background: rgba(255, 255, 255, .96); border-radius: 12px; }
.footer-brand p { max-width: 320px; margin-top: 18px; font-size: 13px; }
.site-footer h2 { margin-bottom: 15px; color: #fff; font-size: 12px; letter-spacing: .09em; text-transform: uppercase; }
.site-footer p { font-size: 13px; }
.site-footer a { text-decoration-color: rgba(255, 255, 255, .3); text-underline-offset: 4px; }
.site-footer a:hover { color: #fff; }
.footer-bottom { display: grid; grid-template-columns: 1fr 1.2fr; gap: 30px; margin-top: 42px; padding-top: 22px; border-top: 1px solid rgba(255, 255, 255, .1); }
.footer-bottom p { margin-bottom: 0; color: #7f9399; font-size: 11px; }
.regulatory-note { text-align: right; }
.mobile-cta { display: none; }

.legal-page { background: #f6f8f5; }
.legal-header { padding: 30px 0; border-bottom: 1px solid var(--line); }
.legal-header .brand img { width: 175px; }
.legal-main { width: min(calc(100% - 40px), 820px); margin: 0 auto; padding: 72px 0 100px; }
.legal-main h1 { font-size: clamp(38px, 6vw, 62px); }
.legal-main h2 { margin: 48px 0 15px; font-size: 26px; }
.legal-main p, .legal-main li { color: var(--muted); }
.legal-main a { color: var(--teal-dark); }
.legal-status { margin: 26px 0; padding: 17px 20px; border-left: 4px solid var(--gold); background: #fff9ec; color: #6a5323 !important; }
.legal-back { display: inline-flex; gap: 8px; margin-top: 40px; color: var(--teal-dark); font-weight: 750; text-decoration: none; }

@media (max-width: 980px) {
  .desktop-nav { display: none; }
  .hero-grid, .mortgage-grid, .process-grid, .about-grid, .faq-grid { grid-template-columns: 1fr; gap: 48px; }
  .hero-copy { max-width: 760px; }
  .topic-panel { max-width: 650px; width: 100%; }
  .cards-grid { grid-template-columns: 1fr 1fr; }
  .service-card:last-child { grid-column: 1 / -1; min-height: 360px; }
  .sticky-heading { position: static; }
  .about-portrait { max-width: 440px; width: 100%; margin: 0 auto; }
  .strip-grid article { padding-inline: 20px; }
}

@media (max-width: 720px) {
  body { padding-bottom: 70px; }
  .container { width: min(calc(100% - 30px), var(--container)); }
  .header-inner { min-height: 72px; gap: 12px; }
  .brand img { width: 135px; }
  .brand-person { display: none; }
  .header-inner > .button { display: none; }
  .hero { padding: 48px 0 45px; }
  .hero-grid { gap: 34px; }
  h1 { font-size: clamp(39px, 12vw, 54px); }
  h2 { font-size: 34px; }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .hero-actions .button { width: 100%; }
  .text-link { justify-content: center; }
  .trust-points { display: grid; }
  .topic-panel { padding: 20px; border-radius: 22px; }
  .topic-button { grid-template-columns: 43px minmax(0, 1fr) 13px; padding: 11px; }
  .service-strip { padding: 10px 0; }
  .strip-grid { grid-template-columns: 1fr; }
  .strip-grid article { min-height: auto; padding: 24px 5px; }
  .strip-grid article + article { border-top: 1px solid rgba(255, 255, 255, .12); border-left: 0; }
  .section { padding: 76px 0; }
  .cards-grid { grid-template-columns: 1fr; }
  .service-card, .service-card:last-child { grid-column: auto; min-height: 0; padding: 25px; }
  .mortgage-section { padding: 72px 0; }
  .mortgage-steps > div { padding: 18px; }
  .process-list li { grid-template-columns: 56px 1fr; gap: 10px; }
  .about-facts { grid-template-columns: 1fr; }
  .faq { padding-top: 20px; }
  .final-cta-inner { align-items: stretch; flex-direction: column; }
  .footer-grid, .footer-bottom { grid-template-columns: 1fr; gap: 27px; }
  .regulatory-note { text-align: left; }
  .mobile-cta { position: fixed; left: 12px; right: 12px; bottom: 10px; z-index: 60; min-height: 52px; display: grid; place-items: center; color: #fff; background: var(--teal); border: 1px solid rgba(255, 255, 255, .28); border-radius: 14px; box-shadow: 0 13px 35px rgba(6, 45, 51, .3); font-weight: 800; text-decoration: none; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; }
}