:root{--navy:#132633;--ink:#1b2d39;--gold:#b39a70;--paper:#fafaf7;--muted:#657079;--line:#dce0df}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}button{font:inherit}a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid var(--gold);outline-offset:6px}.skip{position:absolute;left:16px;top:-100px;z-index:20;background:white;padding:12px}.skip:focus{top:10px}header{height:100px;display:flex;align-items:center;justify-content:space-between;padding:0 5.5%;background:var(--paper);position:relative;z-index:10}.brand{display:flex;align-items:center;gap:15px;white-space:nowrap;font-size:16px;letter-spacing:2px;line-height:1.25}.brand small{display:block;letter-spacing:6px;font-size:11px;margin-top:7px}.brand-mark{font-family:Georgia,serif;font-size:36px;letter-spacing:-5px;padding-right:11px;border-right:1px solid var(--gold);height:51px;position:relative;line-height:45px}.brand-mark span{position:absolute;left:0;bottom:0;width:28px;height:1px;background:var(--gold)}nav{display:flex;align-items:center;gap:29px;font-size:14px}nav a{transition:color .2s}nav a:hover{color:#927b55}.nav-contact{border-bottom:1px solid var(--gold);padding:9px 0;margin-left:14px}.nav-contact span{margin-left:22px}.menu{display:none}.hero{min-height:660px;height:calc(100svh - 100px);max-height:890px;background:var(--navy);position:relative;color:white;overflow:hidden;background-image:url('hero.jpg');background-size:cover;background-position:center 55%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,24,35,.92) 0%,rgba(9,24,35,.68) 42%,rgba(9,24,35,.08) 100%)}.hero-content{position:relative;max-width:850px;padding:74px 0 90px 7.5%}.eyebrow,.section-label{font-size:12px;letter-spacing:2.2px;font-weight:500}.eyebrow{color:#e1d6c5;margin:0 0 32px}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400}h1{font-size:clamp(48px,5.1vw,78px);line-height:1.13;letter-spacing:-2.2px;margin-bottom:25px}h1 em{color:#d1be9a}em{font-weight:400}h2{font-size:clamp(34px,3.35vw,52px);line-height:1.2;letter-spacing:-1.3px;margin-bottom:0}h2 em{color:#837357}.hero-description{max-width:425px;color:#e0e3e5;font-size:17px;line-height:1.75;margin-bottom:31px}.button{display:inline-flex;gap:44px;align-items:center;border:1px solid #ffffff80;padding:15px 22px;font-size:14px;transition:background .2s}.button:hover{background:#ffffff18}.button span{font-size:21px}.hero-bottom{position:absolute;bottom:0;left:7.5%;right:7.5%;border-top:1px solid #ffffff40;height:67px;display:flex;align-items:center;justify-content:space-between;font-size:11px;letter-spacing:1.8px;color:#dce0e1}.hero-bottom a{font-size:13px;letter-spacing:.3px}.hero-bottom a span{margin-left:25px}.section{padding:95px 7.5%}.section-label{display:flex;gap:15px;align-items:center;margin-bottom:36px}.line{width:34px;height:1px;background:var(--gold)}.intro-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:85px}.intro p{color:var(--muted);margin-bottom:20px}.intro .lead{font-size:21px;line-height:1.6;color:var(--ink)}.approach{background:#edf0ef}.section-head{display:flex;justify-content:space-between;gap:80px;align-items:flex-end;margin-bottom:55px}.section-head>p{max-width:390px;color:var(--muted);margin-bottom:3px}.approach-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.approach article{border-top:1px solid #b6bfbe;padding-top:25px}.number{font-size:13px;color:#857454}.approach h3{font-size:30px;margin:20px 0 13px}.approach p{color:var(--muted);max-width:330px;min-height:106px}.article-foot{font-size:11px;letter-spacing:1.5px;margin-top:35px}.asset-list{border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line)}summary{list-style:none;display:grid;grid-template-columns:60px 1.2fr 1fr 25px;align-items:center;gap:16px;cursor:pointer;padding:25px 0}summary::-webkit-details-marker{display:none}.asset-number{font-size:13px;color:#917b57}summary h3{font-size:29px;margin:0}.asset-caption{color:var(--muted);font-size:14px}.plus{height:18px;width:18px;position:relative}.plus:before,.plus:after{content:'';background:var(--gold);position:absolute}.plus:before{width:18px;height:1px;top:8px}.plus:after{height:18px;width:1px;left:8px}details[open] .plus:after{display:none}.asset-detail{padding:0 45px 28px 76px;max-width:880px}.asset-detail p{color:var(--muted);margin-bottom:15px}.asset-detail>span{font-size:12px;color:#897656;letter-spacing:.3px}.investment-note{font-size:12px;color:var(--muted);margin:25px 0 0}.method{background:var(--navy);color:#fff}.method .section-label{color:#d1be9a}.method h2 em{color:#c7b18a}.method .section-head>p{color:#b4c0c7}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:34px;margin-top:70px}.steps article{border-top:1px solid #65717a;padding-top:22px}.steps article>span{font:italic 23px Georgia,serif;color:#c7b18a}.steps h3{font-size:28px;margin:28px 0 15px}.steps p{color:#b4c0c7;font-size:15px;margin-bottom:0}.contact{padding-top:105px;padding-bottom:110px}.contact-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:90px;align-items:center}.contact-grid p{color:var(--muted);font-size:18px}.contact-link{display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--gold);padding:0 0 13px;max-width:390px;font-size:17px}.contact-link span{font-size:26px}.contact-grid .contact-caption{font-size:12px;margin:10px 0 0}footer{border-top:1px solid var(--line);padding:40px 7.5% 22px;display:flex;align-items:center;justify-content:space-between;flex-wrap:wrap;gap:25px}footer>p{font-family:Georgia,serif;font-style:italic;color:#857454;margin:0;font-size:18px}footer>a:last-of-type{font-size:13px}.footer-bottom{width:100%;border-top:1px solid var(--line);display:flex;justify-content:space-between;padding-top:20px;margin-top:15px;color:var(--muted);font-size:12px}@media(min-width:1600px){.section{padding-left:max(7.5%,calc((100vw - 1360px)/2));padding-right:max(7.5%,calc((100vw - 1360px)/2))}}@media(max-width:1100px){nav{gap:18px}header{padding:0 4%}.brand{font-size:14px}nav{font-size:13px}.nav-contact{margin-left:0}.intro-grid{gap:40px}.section-head{gap:40px}.approach-grid{gap:25px}.contact-grid{gap:45px}.hero-content{padding-top:70px}h1{font-size:65px}}@media(max-width:800px){header{height:84px;padding:0 6%}.menu{display:block;background:none;border:0;color:var(--ink);font-size:14px;padding:12px 0 12px 18px}.menu span{margin-left:12px}nav{display:none;position:absolute;left:0;right:0;top:84px;background:var(--paper);padding:25px 6%;box-shadow:0 12px 20px #0001}nav.open{display:flex;flex-direction:column;align-items:stretch;gap:16px;font-size:16px}.nav-contact{width:max-content}.hero{height:auto;min-height:700px;background-position:64% center}.hero-shade{background:linear-gradient(90deg,#091823e8,#09182375)}.hero-content{padding:70px 7% 125px}.eyebrow{font-size:10px;letter-spacing:1.4px}h1{font-size:clamp(43px,8vw,64px);letter-spacing:-1.5px}.hero-description{font-size:16px;max-width:370px}.hero-bottom{left:7%;right:7%}.hero-bottom>span{display:none}.hero-bottom a{width:100%;display:flex;justify-content:space-between}.section{padding:65px 7%}.section-label{font-size:10px;letter-spacing:1.5px;margin-bottom:27px}.intro-grid,.contact-grid{grid-template-columns:1fr;gap:28px}.intro .lead{font-size:20px}.section-head{display:block;margin-bottom:35px}.section-head>p{margin-top:24px;max-width:100%}.approach-grid{grid-template-columns:1fr;gap:25px}.approach p{min-height:0;max-width:100%}.article-foot{margin-top:22px}.approach h3{margin-top:13px}.steps{grid-template-columns:1fr 1fr;gap:35px 25px;margin-top:40px}.steps h3{margin-top:18px}.asset-caption{display:none}summary{grid-template-columns:28px 1fr 18px;gap:12px;padding:23px 0}summary h3{font-size:24px}.asset-detail{padding:0 0 24px 40px;font-size:15px}.contact-link{font-size:16px}footer{padding:35px 7% 25px;align-items:flex-start}footer>p{width:100%;order:2}footer>a:last-of-type{font-size:12px}.footer-bottom{order:3;gap:15px;flex-direction:column}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Family office services and specialist perspectives */
.team{border-top:1px solid var(--line);background:#f1f3f2}.team-layout{display:grid;grid-template-columns:1fr 1fr;gap:80px}.team-heading>p{max-width:420px;color:var(--muted);margin:27px 0}.text-link{display:inline-flex;gap:24px;border-bottom:1px solid var(--gold);padding-bottom:8px;font-size:14px}.expertise-list article{display:grid;grid-template-columns:30px 1fr;gap:20px;border-top:1px solid #cbd3d1;padding:23px 0}.expertise-list article>span{font-size:13px;color:#857454;padding-top:5px}.expertise-list h3{font-size:27px;line-height:1.25;margin:0 0 12px}.expertise-list p{color:var(--muted);margin:0}.services-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:0 65px}.services-grid article{padding:30px 0;border-top:1px solid var(--line)}.service-tag{color:#857454;font-size:12px;letter-spacing:1.5px}.services-grid h3{font-size:30px;margin:16px 0 13px}.services-grid p{max-width:460px;color:var(--muted);margin:0}.criteria{border-top:1px solid var(--gold);margin-bottom:48px;padding-top:22px}.criteria-title{font-size:12px;letter-spacing:1.6px;color:#857454;margin-bottom:25px}.criteria-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}.criteria h3{font-size:22px;line-height:1.3;margin-bottom:12px}.criteria p:not(.criteria-title){font-size:16px;color:var(--muted);margin:0}.private-markets{background:#e9eeed}.private-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.private-grid article{border-top:1px solid #b6bfbe;padding-top:22px}.private-grid h3{font-size:28px;margin:18px 0 14px}.private-grid p{color:var(--muted);margin:0}.private-grid .number{font-size:12px;letter-spacing:1.5px}
@media(min-width:801px) and (max-width:1200px){header{padding-left:3%;padding-right:3%}nav{gap:15px;font-size:13px}.brand{font-size:13px;gap:12px}.nav-contact span{margin-left:10px}.team-layout{gap:40px}}
@media(max-width:800px){.team-layout{grid-template-columns:1fr;gap:35px}.team-heading>p{max-width:none}.services-grid{gap:0 28px}.services-grid h3{font-size:25px}.criteria-grid{grid-template-columns:1fr 1fr;gap:28px}.criteria h3{font-size:22px}.private-grid{grid-template-columns:1fr;gap:28px}.private-grid h3{font-size:27px}.expertise-list h3{font-size:25px}}
@media(max-width:520px){.services-grid,.criteria-grid{grid-template-columns:1fr}.criteria-grid{gap:24px}.services-grid article{padding:26px 0}}

/* Agency relationship and expanded service scope */
.agency-strip{padding:20px 7.5%;display:flex;align-items:center;justify-content:space-between;gap:24px;background:#e9eeed;border-bottom:1px solid #d8dfdc;font-size:14px}.agency-strip>a{white-space:nowrap;border-bottom:1px solid var(--gold)}.agency-strip>a span{margin-left:18px}.bank-model{background:#fafaf7;border-bottom:1px solid var(--line)}.bank-layout{display:grid;grid-template-columns:1fr 1fr;gap:80px}.bank-intro{font-size:20px;margin:25px 0;color:var(--ink);max-width:410px}.bank-explanation>p{color:var(--muted)}.bank-boundary{margin-top:27px;padding:23px 0 0;border-top:1px solid var(--gold)}.bank-boundary h3{font-size:26px;margin-bottom:12px}.bank-boundary p{margin:0;color:var(--muted)}.service-scope{font-size:13px;color:var(--muted);padding-top:15px;border-top:1px solid var(--line);margin:0}.step-result{display:block;border-top:1px solid #65717a;padding-top:16px;margin-top:22px;font-size:14px;color:#d9c8a8}.agency-disclosure{width:100%;padding-top:22px;border-top:1px solid var(--line);font-size:13px;line-height:1.7;color:var(--muted)}.agency-disclosure p{max-width:1020px;margin:0 0 8px}.agency-disclosure strong{font-weight:500;color:var(--ink)}.agency-disclosure>a{text-decoration:underline;text-underline-offset:4px}.footer-bottom{margin-top:0}.steps p{font-size:16px}.services-grid p{max-width:500px}
@media(min-width:801px) and (max-width:1100px){header{height:84px;padding:0 5%}.menu{display:block;background:none;border:0;font-size:14px;color:var(--ink);padding:12px 0 12px 18px}.menu span{margin-left:12px}nav{display:none;position:absolute;left:0;right:0;top:84px;background:var(--paper);padding:25px 5%;box-shadow:0 12px 20px #0001}nav.open{display:flex;flex-direction:column;align-items:stretch;gap:16px;font-size:16px}.nav-contact{width:max-content}.bank-layout{gap:40px}}
@media(max-width:800px){.agency-strip{padding:20px 7%;align-items:flex-start;flex-direction:column;gap:10px}.bank-layout{grid-template-columns:1fr;gap:35px}.bank-intro{font-size:19px}.agency-disclosure{order:3}.footer-bottom{order:4}}
@media(max-width:520px){.steps{grid-template-columns:1fr}.step-result{margin-top:16px}.text-link{align-items:center;gap:14px}}

/* Temporary public construction notice */
.construction-alert{min-height:42px;padding:9px 5.5%;display:flex;align-items:center;justify-content:center;gap:10px;background:#c7b18a;color:#132633;font-size:13px;line-height:1.45;letter-spacing:.15px;text-align:center;border-bottom:1px solid #aa9269}
.construction-alert strong{font-family:Arial,Helvetica,sans-serif;font-weight:700;white-space:nowrap}
.construction-dot{width:7px;height:7px;flex:0 0 7px;border-radius:50%;background:#132633}
@media(max-width:800px){.construction-alert{padding:10px 6%;align-items:flex-start;flex-wrap:wrap;gap:4px 8px;font-size:12px}.construction-alert span:last-child{width:100%}}