:root{
  --navy:#1e2a45;
  --green:#253830;
  --off:#f4f2ee;
  --paper:#faf9f7;
  --stone:#e2ddd6;
  --copper:#9a6840;
  --grey:#5f5a53;
  --red:#6a2c2a;
  --serif:'Libre Caslon Text',Georgia,'Times New Roman',serif;
  --sans:'Instrument Sans',system-ui,-apple-system,'Segoe UI',sans-serif;
  --gutter:clamp(20px,5vw,64px);
  --max:1120px;
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{-webkit-text-size-adjust:100%}
body{font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--navy);background:var(--paper)}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
a:focus-visible,button:focus-visible{outline:2px solid var(--copper);outline-offset:3px}
.skip{position:absolute;left:-9999px}
.skip:focus{left:16px;top:12px;z-index:100;background:var(--paper);padding:8px 12px}

h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:-.01em}
h1{font-size:clamp(38px,5.6vw,72px);line-height:1.06}
h2{font-size:clamp(28px,3.2vw,40px);line-height:1.15}
h3{font-size:21px;line-height:1.3}
p{max-width:62ch}
.muted{color:var(--grey)}

.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.band{padding:clamp(64px,9vw,112px) 0}
.band-off{background:var(--off)}
.dark{background:var(--green);color:var(--paper)}
.dark.navy{background:var(--navy)}
.dark.red{background:var(--red)}
.dark .muted{color:rgba(250,249,247,.74)}

/* Buttons */
.btn{display:inline-block;font:500 16px/1.2 var(--sans);text-decoration:none;padding:13px 22px;border:1.5px solid currentColor;border-radius:3px;transition:background-color .15s,color .15s,border-color .15s}
.btn-solid{background:var(--navy);border-color:var(--navy);color:var(--paper)}
.btn-solid:hover{background:var(--green);border-color:var(--green)}
.btn-red{background:var(--red);border-color:var(--red);color:var(--paper)}
.btn-red:hover{background:#763331;border-color:#763331}
.btn-light{background:var(--paper);border-color:var(--paper);color:var(--navy)}
.btn-light:hover{background:var(--stone);border-color:var(--stone)}
.btn-line{background:transparent;color:inherit}
.dark .btn-line:hover{background:rgba(250,249,247,.1)}
.btn-line:hover{background:var(--stone)}
.btns{display:flex;flex-wrap:wrap;gap:12px;margin-top:36px}

/* Header */
.site-head{position:sticky;top:0;z-index:50;background:var(--paper);border-bottom:1px solid var(--stone)}
.head-in{max-width:var(--max);margin:0 auto;padding:0 var(--gutter);height:72px;display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--navy)}
.mark{position:relative;width:34px;height:38px;flex:none}
.mark b{position:absolute;inset:0 0 7px;display:grid;place-items:center;font-family:var(--serif);font-weight:700;font-size:29px;line-height:1}
.mark svg{position:absolute;left:0;bottom:0;width:34px;height:8px}
.brand-name{font-family:var(--serif);font-size:21px;line-height:1}
.brand-name span{display:block;font-family:var(--sans);font-size:13px;color:var(--grey);margin-top:4px}
.menu{display:flex;align-items:center;gap:28px;list-style:none}
.menu a{font-size:16px;text-decoration:none;padding:6px 0;border-bottom:1.5px solid transparent;white-space:nowrap}
.menu a:hover{border-bottom-color:var(--stone)}
.menu a[aria-current="page"]{border-bottom-color:var(--copper)}
.menu a.btn{padding:9px 16px;color:var(--paper);border:1.5px solid var(--navy)}
.menu a.btn:hover{border-color:var(--green)}
.menu-toggle{display:none;background:none;border:0;padding:10px 0 10px 10px;cursor:pointer;color:var(--navy);font:500 16px var(--sans)}

/* Page heads: type only on a solid colour */
.page-head{padding:clamp(88px,12vw,152px) 0 clamp(56px,7vw,88px)}
.page-head h1{max-width:18ch}
.page-head .lead{margin-top:28px;max-width:50ch;font-size:clamp(18px,1.6vw,21px);line-height:1.6;color:rgba(250,249,247,.82)}
.page-head.home{padding-top:clamp(112px,16vw,200px)}
.page-head.home h1{font-size:clamp(46px,8vw,104px);max-width:10ch}
.page-head.light{background:var(--off);color:var(--navy)}
.page-head.light h1{font-size:clamp(34px,4.4vw,56px);line-height:1.12;max-width:22ch}

/* Facts strip */
.facts{background:var(--off);border-bottom:1px solid var(--stone)}
.facts ul{list-style:none;display:grid;grid-template-columns:repeat(4,1fr);max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.facts li{padding:26px 24px 26px 0;font-size:15px;line-height:1.45;color:var(--grey)}
.facts li+li{padding-left:24px;border-left:1px solid var(--stone)}
.facts strong{display:block;font-family:var(--serif);font-weight:400;font-size:19px;color:var(--navy);margin-bottom:4px}

/* Home service links */
.route{display:block;text-decoration:none}
.route .wrap{display:grid;grid-template-columns:5fr 5fr 2fr;gap:40px;align-items:baseline;padding-top:clamp(48px,6vw,80px);padding-bottom:clamp(48px,6vw,80px)}
.route h2{font-size:clamp(28px,3.4vw,44px)}
.route .go{justify-self:end;font-weight:500;white-space:nowrap;border-bottom:1.5px solid currentColor;padding-bottom:2px}
.route.sell{background:var(--navy);color:var(--paper)}
.route.sell p{color:rgba(250,249,247,.78)}
.route.sell:hover{background:#243252}
.route.home-in{background:var(--red);color:var(--paper)}
.route.home-in p{color:rgba(250,249,247,.8)}
.route.home-in:hover{background:#763331}
.route.pc{background:var(--paper);border-bottom:1px solid var(--stone)}
.route.pc p{color:var(--grey)}
.route.pc .go{color:var(--copper)}
.route.pc:hover{background:var(--off)}
.route:hover .go{border-bottom-width:3px}

/* Two columns */
.split{display:grid;grid-template-columns:5fr 6fr;gap:clamp(40px,7vw,104px);align-items:start}
.split h2{margin-bottom:24px}
.split p + p{margin-top:16px}

.commit{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:40px}
.commit li{border-top:1.5px solid var(--navy);padding-top:18px}
.commit h3{margin-bottom:8px}
.commit p{font-size:16px;color:var(--grey)}

/* Plain lists */
.rows{list-style:none;border-top:1px solid var(--stone)}
.rows li{font-family:var(--serif);font-size:clamp(21px,2.2vw,27px);line-height:1.3;padding:17px 0;border-bottom:1px solid var(--stone)}
.cols{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);column-gap:40px;margin-top:48px}
.cols li{font-family:var(--serif);font-size:21px;line-height:1.3;padding:20px 0;border-top:1px solid var(--stone)}

/* Ready to sell: what we do */
.intro h2{margin-bottom:18px}
.scope{list-style:none;margin-top:48px;border-top:1.5px solid var(--navy)}
.scope li{display:grid;grid-template-columns:minmax(200px,4fr) 7fr;gap:32px;padding:22px 0;border-bottom:1px solid var(--stone)}
.scope h3{font-size:21px}
.scope p{font-size:16px;color:var(--grey)}
.scope a{text-decoration-color:var(--copper);text-underline-offset:3px}

/* Numbered steps (a real sequence) */
.steps{list-style:none;margin-top:56px;position:relative}
.steps::before{content:"";position:absolute;left:23px;top:24px;bottom:24px;width:1.5px;background:var(--stone)}
.step{position:relative;display:grid;grid-template-columns:48px 1fr;gap:32px;padding-bottom:44px}
.step:last-child{padding-bottom:0}
.step .n{width:48px;height:48px;border-radius:50%;background:var(--off);border:1.5px solid var(--navy);display:grid;place-items:center;font-family:var(--serif);font-size:19px;position:relative}
.step h3{margin:9px 0 8px}
.step p{font-size:16px;color:var(--grey)}

/* Empty homes: priced lines */
.lines{list-style:none;border-top:1.5px solid var(--navy)}
.lines li{display:grid;grid-template-columns:1fr 130px;gap:24px;padding:22px 0;border-bottom:1px solid var(--stone)}
.lines h3{font-size:20px;margin-bottom:6px}
.lines p{font-size:16px;color:var(--grey)}
.lines .price{text-align:right;padding-top:2px}
.lines .price b{display:block;font-family:var(--serif);font-weight:400;font-size:22px;line-height:1.2}
.lines .price span{font-size:14px;color:var(--grey)}
.lines.plain li{grid-template-columns:1fr}
.aside{margin-top:28px;padding:4px 0 4px 20px;border-left:2px solid var(--copper);font-size:16px}
.split h3.sub{font-size:24px;margin:44px 0 14px}

/* Property care: services with icons */
.services{list-style:none;display:grid;grid-template-columns:repeat(4,1fr);gap:40px 36px;margin-top:52px}
.services li{border-top:1px solid var(--stone);padding-top:22px}
.services svg{width:28px;height:28px;color:var(--copper);display:block;margin-bottom:14px}
.services h3{font-size:19px;margin-bottom:6px}
.services p{font-size:15px;line-height:1.55;color:var(--grey)}

/* Closing call to action */
.cta .wrap{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:28px}
.cta h2{max-width:22ch}
.cta p{margin-top:12px}
.cta .btns{margin-top:0}

/* Paired items */
.pairs{display:grid;grid-template-columns:1fr 1fr;gap:28px 40px}
.pairs dt{font-family:var(--serif);font-size:20px;border-top:1px solid rgba(250,249,247,.28);padding-top:14px;margin-bottom:4px}
.pairs dd{font-size:15px;color:rgba(250,249,247,.74)}
.pairs.on-light dt{border-top:1.5px solid var(--navy)}
.pairs.on-light dd{color:var(--grey)}
.pairs dd a{color:var(--navy);text-decoration-color:var(--copper);text-underline-offset:3px}

/* Out of hours */
.calls{list-style:none}
.calls li{display:grid;grid-template-columns:140px 1fr;gap:20px;padding:17px 0;border-bottom:1px solid var(--stone)}
.calls li:first-child{border-top:1px solid var(--stone)}
.calls h3{font-size:20px}
.calls p{font-size:16px;color:var(--grey)}
.calls-title{font-family:var(--serif);font-size:20px;margin-bottom:16px}

/* About */
.story{display:grid;grid-template-columns:7fr 4fr;gap:clamp(40px,6vw,88px);align-items:start}
.story h2{margin-bottom:24px}
.story .text p{font-family:var(--serif);font-size:18px;line-height:1.8}
.story .text p + p{margin-top:20px}
.info{border-top:1.5px solid var(--navy)}
.info div{padding:15px 0;border-bottom:1px solid var(--stone)}
.info dt{font-size:14px;color:var(--grey)}
.info dd{font-family:var(--serif);font-size:18px}
.photo{margin-top:clamp(56px,7vw,88px);max-width:600px}
.photo figcaption{font-size:15px;color:var(--grey);margin-top:12px}

/* Contact */
.contact{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,104px);align-items:start}
.contact h2{font-size:26px;margin-bottom:22px}
.item{margin-top:36px}
.contact h2 + .item{margin-top:0}
.item .k{font-size:15px;color:var(--grey);margin-bottom:6px}
.item .v{font-family:var(--serif);font-size:22px}
.item .sub{font-size:15px;color:var(--grey);margin-top:8px}
.email{font-family:var(--serif);font-size:clamp(22px,2.6vw,30px);text-decoration:none;border-bottom:1.5px solid var(--copper);word-break:break-word}
.email:hover{border-bottom-width:3px}
.note{margin-top:32px;padding:4px 0 4px 20px;border-left:2px solid var(--navy);font-size:16px;color:var(--grey)}
.note strong{color:var(--navy);font-weight:600}
.social{text-decoration:none;font-size:17px;border-bottom:1.5px solid var(--stone)}
.social:hover{border-bottom-color:var(--copper)}
.hours{width:100%;border-collapse:collapse;font-size:16px}
.hours th,.hours td{text-align:left;padding:13px 0;border-bottom:1px solid var(--stone);font-weight:400;vertical-align:top}
.hours tr:first-child th,.hours tr:first-child td{border-top:1.5px solid var(--navy)}
.hours th{color:var(--grey);padding-right:16px}
.hours td.x{color:var(--copper)}
.hours td.no{color:var(--grey)}

/* Footer */
.site-foot{background:var(--off);border-top:1px solid var(--stone);padding:40px 0}
.site-foot .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:24px}
.site-foot ul{list-style:none;display:flex;flex-wrap:wrap;gap:8px 28px}
.site-foot ul a{text-decoration:none;font-size:15px}
.site-foot ul a:hover{text-decoration:underline;text-decoration-color:var(--copper);text-underline-offset:4px}
.site-foot .copy{max-width:none;width:100%;font-size:14px;color:var(--grey);padding-top:20px;border-top:1px solid var(--stone)}

@media (max-width:1060px){
  .menu{gap:22px}
}
@media (max-width:960px){
  .facts ul{grid-template-columns:1fr 1fr}
  .facts li:nth-child(3){padding-left:0;border-left:0}
  .facts li:nth-child(n+3){border-top:1px solid var(--stone)}
  .route .wrap{grid-template-columns:1fr;gap:16px}
  .route .go{justify-self:start;margin-top:8px}
  .split,.story,.contact{grid-template-columns:1fr}
  .cols{grid-template-columns:1fr 1fr}
  .scope li{grid-template-columns:1fr;gap:6px}
  .services{grid-template-columns:1fr 1fr}
}
@media (max-width:900px){
  .menu-toggle{display:block}
  .head-in{flex-wrap:wrap;height:auto;min-height:72px;padding-top:14px;padding-bottom:14px}
  .menu{display:none;width:100%;flex-direction:column;align-items:stretch;gap:0}
  .menu.open{display:flex}
  .menu li{border-top:1px solid var(--stone)}
  .menu a{display:block;padding:14px 0;border-bottom:0}
  .menu a[aria-current="page"]{color:var(--copper)}
  .menu a.btn{border:0;background:none;color:var(--navy);padding:14px 0;border-radius:0}
}
@media (max-width:720px){
  body{font-size:16px}
  .facts ul,.cols,.commit,.pairs{grid-template-columns:1fr}
  .facts li,.facts li+li{padding:18px 0;border-left:0;border-top:1px solid var(--stone)}
  .facts li:first-child{border-top:0}
  .calls li{grid-template-columns:1fr;gap:4px}
  .lines li{grid-template-columns:1fr;gap:10px}
  .services{grid-template-columns:1fr;gap:28px}
  .lines .price{text-align:left}
  .step{grid-template-columns:48px 1fr;gap:20px}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important}}
@media print{.site-head,.site-foot,.cta{display:none}}