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Buy to let criteria

All of our buy to let mortgages for specialist properties are manually underwritten by underwriters with experience in complex cases.

If you’re struggling to place a case, our business development team might be able to talk you through your options with Kent Reliance.

Maximum number of applicants: four

Age limits: 18 - 79. Maximum age at end of term is 85.

Expats considered.

UK/EU nationals accepted.

Foreign (non-EU) nationals must have permanent rights to live and work in the UK.

UK residency applicants should have lived and worked in the UK for the last three years.

Accepted.

Definition of portfolio landlords

Portfolio landlords are defined as landlords with four or more mortgaged buy to let properties, including:

  • Those that are applying for a fourth mortgaged property
  • Those looking to remortgage one of their existing four properties.

Submission process

Additional information is required for portfolio landlords, including details of the borrower’s wider buy to let portfolio, which will be assessed as part of the underwriting process.

Please use our portfolio submission platform, the buy to let hub, to submit this information.

We’ll also require the following documents to support the borrower’s application:

N.B. without the above, your application won’t be underwritten.

Download our documents required on submission checklist.

Limited companies

Accepted.

Must be non-trading and must be limited to solely holding property and not engaged in wider activities.

All directors must sign a personal guarantee and take independent legal advice (maximum four persons).

Any shareholders with 25% share or greater will be subject to additional checks as per the EU Money Laundering Directive.

Newly formed companies are acceptable.

Existing Kent Reliance for Intermediaries borrowers may switch a buy to let asset from an individual name into a limited company or an LLP.

LLPs

Personal guarantees for 100% of the loan must be provided by all LLP members.

Evidence that the company is non-trading must be provided.

Existing Kent Reliance for Intermediaries borrowers may switch a buy to let asset from an individual name into a limited company or an LLP.

Newly formed companies are acceptable.

Legal representation

Any limited company or LLP application will need to select a solicitor from our limited company/LLP panel of approved solicitors.

Alternatively, an applicant can use their own solicitor. However, the Bank will instruct one of the solicitors from the approved limited company/LLP panel, and the applicant will be liable for both sets of fees.

 

Separate representation (lender only)

Any cases that require separate legal representation for the Bank will incur costs, which the applicant will need to pay.

Loans of £2,000,000 or over will continue to have separate legal representation with the Bank selecting a solicitor firm from its approved limited company/LLP panel to act on the Bank's behalf. The applicant will be liable for the Bank's costs where a case proceeds under separate representation.

Please click here for our fees and charges.

Joint representation (lender and customer)

For any case where the applicant selects joint legal representation, the solicitor must be selected from our approved limited company/LLP panel who'll act on behalf of the applicant and the Bank.

Please click here for our fees and charges.

We’re able to lend to expat applicants for standard and specialist properties, subject to the following:

  • Minimum income of £50,000
  • Applicants must have an existing residential or buy to let property in the UK
  • Minimum loan size of £125,000
  • Evidence of deposit must be provided for purchases
  • The loan must be serviced from a UK-based bank account
  • A UK-based solicitor must be used for conveyancing purposes
  • Self-employed applicants with ‘PO Box’ residential addresses aren’t acceptable
  • Rental income requirements must be met if a loan is on a capital and interest repayment basis
  • Applicants working or residing in either Australia, Monaco or France can only proceed where the borrower is a UK limited company or LLP
  • Applications aren’t acceptable from those working or residing in Saudi Arabia
  • Applicants working or residing in China must remain UK citizens for the duration of the loan
  • Applications aren’t acceptable from individuals with correspondence addresses in countries on the FATF high risk and non-cooperative jurisdictions.

Applications classed as consumer buy to let (CBTL) can be considered.

First-time landlords are acceptable if they’re a residential homeowner.

Maximum 80% LTV applies for first-time landlords.

Landlord experience isn’t always required.

The following circumstances outline when we may consider your client (subject to a full underwrite):

County Court Judgements (CCJs) and Defaults

These are acceptable where one of the following applies:

  • All CCJs/defaults were registered more than three years ago and satisfied prior to mortgage application
  • All CCJs/defaults were satisfied more than 12 months prior to application regardless of date of registration
  • The CCJs/defaults in aggregate amount to less than £300, regardless of date of registration, and satisfied prior to mortgage application.

Debt

An explanation of the debt must be submitted with the application together with the evidence of satisfaction (if applicable).

Arrears

Mortgage or rent arrears in the last 12 months aren’t acceptable

Individual Voluntary Agreement (IVA)/ bankruptcy

These may be accepted at the underwriter’s discretion.

Any bankruptcies or IVAs must be clear for at least three years, with no residual debt, and there can be no repossession as part of the order. Additional documents may be requested.

Repossessions

We’re unable to consider an applicant that’s had a repossession at any stage.

We aim to get electronic proof of identity, but if documentation is required, we accept the following:

  • Valid UK/non-UK passport
  • Valid UK driving licence*, photocard (full or provisional)
  • Valid non-UK passport or national ID card
  • HM forces/police warrant card
  • Shotgun licence or firearms certificate.

Note:

*In accordance with the DVLA regulations you’ll need to check the expiry date of the photocard driving licence. If the photo has expired, we may not accept it as proof of identity, and therefore other items may be requested.

We aim to get electronic proof of identity, but if documentation is required, we accept the following:

  • Valid UK driving licence*, photocard (full or provisional) – if not used as proof of ID
  • Current bank or mortgage statement or credit/debit card statement issued by a regulated sector firm in the UK – includes bank or building society savings book (not Internet printed)
  • Current mortgage statement issued by a regulated financial sector firm in the UK
  • Utility bill or landline telephone bill (not internet printed and the landline number must be the same as quoted on the application)
  • Council tax bill
  • A positive voter’s roll result (please include the reference number or printed copy as evidence).

Note:

*In accordance with the DVLA regulations, you’ll need to check the expiry date of the photocard driving licence. If the photo has expired, we may not accept it as proof of address, and therefore other items may be requested.

Affordability is based on rental income.

Income backed options are available. Visit our calculator.

Standard and specialist rental cover

Standard property

Definition:

  • Single dwellings
  • HMO/multi/student lets with up to six rooms
  • Freehold block/titles of land with up to six residential units.

 

Specialist property

Definition:

  • HMO/multi/student lets with seven or more rooms
  • Freehold block/titles of land with seven or more residential units.

Director’s salary and dividends must be declared for the last three years. Retained profit isn’t taken into account.

Accepted accountant’s qualifications:

  • Institute of Chartered Accountants in England and Wales (ICAEW): ACA qualified
  • Association of Chartered Certified Accountants (ACCA): ACCA/FCCA qualified
  • Chartered Institute of Management Accountants (CIMA): ACMA/FCMA qualified
  • Association of Authorised Public Accountants (AAPA): AAPA qualified
  • Chartered Institute of Taxation (CIOT): CTA qualified
  • Institute of Certified Public Accountants (Ireland) CPA Ireland: CPA/FCPA qualified
  • Association of International Accountants (AIA): AIA/FAIA qualified
  • Institute of Financial Accountants (IFA): FFA/AFA qualified.

Net profit before tax based on accounts for the last three years for sole traders and partnerships must be declared.

Accepted accountant’s qualifications:

  • Institute of Chartered Accountants in England and Wales (ICAEW): ACA qualified
  • Association of Chartered Certified Accountants (ACCA): ACCA/FCCA qualified
  • Chartered Institute of Management Accountants (CIMA): ACMA/FCMA qualified
  • Association of Authorised Public Accountants (AAPA): AAPA qualified
  • Chartered Institute of Taxation (CIOT): CTA qualified
  • Institute of Certified Public Accountants (Ireland) CPA Ireland: CPA/FCPA qualified
  • Association of International Accountants (AIA): AIA/FAIA qualified
  • Institute of Financial Accountants (IFA): FFA/AFA qualified.

In some circumstances, when calculating the amount we’re willing to lend, we’re able to accept the passing rent for a property, rather than the market rent confirmed by the valuer.

In order to use the passing rent to calculate the estimated loan amount, each of the following criteria must be met:

  • Evidence of two rental periods (bank statements or letting agent confirmation)
  • The passing rent adopted doesn’t exceed 10% of the market rent supported by the valuer
  • The passing rent is on a fully exclusive basis: it doesn’t include cost of utilities, council tax etc.
  • The tenant is an independent third party.

Traditionally, buy to let affordability assessments are based solely on the rental income derived from the security meeting a minimum interest coverage ratio (ICR).

In some cases we’ll take a broader view of customer affordability through earned income to supplement the ICR for buy to let loans, where the rental property yield in itself doesn’t meet minimum requirements.

Income-backed buy to let may be suitable for:

  • Non-portfolio landlords (those with three or fewer mortgaged properties on completion of mortgage(s) in question)
  • Applicants applying through a limited company or in their personal name
  • High-earning individuals with low residential leverage.

This approach allows a full underwrite of the borrower’s income and outgoings, ensuring that their individual circumstances are considered.

Please see our calculator.

Terms of 5–35 years.

Day one mortgages considered.

Offers valid for three months. New build: six months.

Minimum loan: £15,000.

Maximum loan: £1,000,000.

These products are available on repayment and interest-only terms.

Further advance terms mustn’t exceed the term of the existing mortgage.

A breakdown outlining the purposes of the further advances is required.

The deposit should come from the applicant’s own resources. The applicant must provide the required level of deposit to meet the product requirements.

Family member gifted deposits

For a gifted deposit to be acceptable, the family member must be one of the following:

  • Mother
  • Father
  • Sibling
  • Grandparent.

Required documentation

A copy of our gift declaration form must be provided, to confirm:

  • The gift isn’t a loan
  • The gift is non-refundable
  • The donor won’t have an interest in the property.

A certified copy of the donor’s ID is required. In the event the applicant and family member(s) have different surnames, we require evidence of a family name connection such as a marriage certificate.

Should the gift originate from family living abroad, we require evidence of:

  • The funds being available in the family member’s account
  • The funds showing in the applicant’s UK bank account.

Builder’s incentives

Builders’ incentives are acceptable.

 

Calculation

Builders’ incentives are deducted from the lower of the purchase price and valuation

The loan amount is based on the resulting lower total.

Vendor deposit

Vendor deposits are acceptable.

Calculation

Vendor deposits are deducted from the lower of the purchase price and valuation.

The loan amount is based on the resulting lower total.

Acceptability

Remortgages can’t be accepted for the following purposes:

  • To shore up a business
  • To repay gambling debts

Day one remortgages

Remortgages will be considered where the security property has been owned or the existing mortgage has been in place for less than six months, subject to:

  • The loan amount being based upon the lower of the purchase price or current valuation. Exceptions will be considered where it can be demonstrated, that since the date of purchase, significant improvement works that have enhanced the property value have been carried out subject to:
    • A schedule of works and evidence of expenditure
    • Confirmation that works have been completed to a suitable standard
    • Any necessary consents have been obtained
    • The property should be marketable and mortgageable.
  • Maximum 75% LTV
  • In all instances, the property must be registered at the Land Registry as owned by the applicant(s), during the application process or where this isn’t available, request confirmation of the Land Registry submission confirming the purchase, date and price via the acting solicitor
  • New build properties excluded
  • All other standard criteria apply.

Accepted.

The applicant must provide evidence of the onward residential purchase by way of a mortgage offer prior to completion of the mortgage with us.

HMOs considered

Multiple units on a single freehold considered

Studio flats considered

The following are considered on their individual merits:

  • Properties attached to commercial premises
  • Non-traditional forms of construction
  • Ex-local authority properties
  • High-rise properties
  • Basement flats.

The following definitions apply to our buy to let mortgage products.

Standard products

A single residential investment property that’s let to:

  • Up to two individuals on a single assured shorthold tenancy (AST)
  • A couple on a single AST
  • A family on a single AST.

Specialist products

  • HMOs
  • Student lets
  • Multi lets
  • Freehold block of self-contained flats
  • Multiple houses on a single freehold title

Minimum property value: £75,000

Warranties

If the property is less than 10 years old, one of the following warranties must be in place:

  • NHBC
  • Building Life Plan
  • Premier Guarantee Scheme
  • Checkmate Castle 10
  • LABC New Home Warranty
  • Build-Zone Structural Warranty
  • Zurich Municipal
  • Advantage
  • Aedis Warranties
  • Global Home Warranties
  • Protek
  • ICW
  • Build Assure (New Homes Structural Defects Insurance)
  • UK Finance Compliant Professional Consultants Certificate with proof of PI
  • BOPAS (Build Offsite Property Assurance Scheme) – Modern Methods of Construction only
  • Ark Residential New Build Warranty

For developments previously holding a CRL warranty, a retrospective warranty will be accepted from one of the above providers subject to a site survey having been undertaken by the new warranty provider at the time the retrospective warranty was underwritten.

The solicitor acting for Kent Reliance for Intermediaries should ensure an acceptable warranty is in place.

The bank won’t lend on more than 20% on any one block or development.

Where the block contains four units or less, the application of the above 20% rule is entirely at the discretion of the underwriter.

Freehold

Houses only.

Leasehold

The unexpired term of the lease must be at least 50 years at the end of the mortgage term.

Minimum unexpired lease term

50 years at the end of the mortgage term.

Maximum 75% LTV applies for interest-only loans on leasehold properties with an unexpired term of less than 85 years at application.

The Bank differentiates HMOs into Small and Large categories. Subject to valuation, the following HMO properties can be considered:

Small HMOs

  • Max. six bedrooms
  • We can accept single or multiple ASTs where applicable
  • Timespan: 6-12 months acceptable as standard; maximum three years
  • Longer ASTs are considered at the underwriter’s discretion but must include a break clause every 12 months
  • C4 planning consent
  • For purchases the following is applicable prior to release of funds:
    • Where the property is currently licenced, a copy of the licence plus undertaking for transfer to borrower name is required;
    • Where the property is not licenced but the applicant holds other licenced property, a copy of a licence for another of the applicant’s properties plus undertaking to apply for a licence on the subject is;
    • Where the property is not licenced and the applicant does not hold a licence on another property, and undertaking to apply for a licence is required.
  • For remortgages a copy of the licence must be provided prior to release of funds.

Valuation

The HMO will be valued on a comparable basis with regard to transactions of other HMOs and private dwellings in the surrounding area. The valuation will include any HMO planning premium (Article 4) and enhanced value arising from additional facilities.

A ‘best rent’ shall be reported having regard to existing property layout and minimum room size standards (RICS or local authority, as applicable for the location). Unless a bespoke valuation report is requested by the Bank, the Specialist valuation fee scale shall apply.

Large HMOs

  • Seven or eight bedrooms
  • We can accept single or multiple ASTs where applicable
  • Timespan: 6-12 months acceptable as standard; maximum three years
  • Longer ASTs are considered at the underwriter’s discretion but must include a break clause every 12 months
  • Sui generis planning consent
  • For purchases, a copy of the licence or evidence the applicant holds a licence on an alternative property must be received prior to release of funds.
  • For remortgages a copy of the licence must be provided prior to release of funds.

Valuation

The HMO will be valued on an investment basis with regard to transactions of other HMOs in the surrounding area. The valuation will include any HMO planning premium (Article 4) and enhanced value arising from additional facilities. Unless a bespoke valuation report is requested by the Bank, the Complex valuation fee scale shall apply.

Communal space, amenities and fire precautions

The Bank requests its valuers to consider minimum room size and communal space standards in accordance with current RICS guidance.

The HMO must have the correct level of communal space, amenities and fire precautions as set out by the respective local authority.

The spatial requirements are as follows:

  • Single bedroom: floor area 6.51m2 minimum
  • Double bedroom: floor area 10.22m2 minimum (rooms can’t include areas where ceiling height is below 1.5m)
  • 1-3 persons: 13.5m2 total communal living space, the kitchen must be at least 5m2
  • Four persons: 17m2 total communal living space, the kitchen must be at least 6m2
  • Five persons: 18m2 total communal living space, the kitchen must be at least 7m2
  • Six persons: 20m2 total communal living space, the kitchen must be at least 9m2
  • 7-10 persons: 27.5m2 total communal living space, the kitchen must be at least 11m2

The Bank differentiates student lets and similar HMOs into Small and Large categories. Subject to valuation, the following properties can be considered:

Small student lets

  • Max. six bedrooms
  • We can accept single or multiple ASTs where applicable
  • Timespan: 6-12 months acceptable as standard; maximum three years
  • Longer ASTs are considered at the underwriter’s discretion but must include a break clause every 12 months
  • C4 planning consent
  • For purchases the following is applicable prior to release of funds:
    • Where the property is currently licenced, a copy of the licence plus undertaking for transfer to borrower name is required;
    • Where the property is not licenced but the applicant holds other licenced property, a copy of a licence for another of the applicant’s properties plus undertaking to apply for a licence on the subject is;
    • Where the property is not licenced and the applicant does not hold a licence on another property, and undertaking to apply for a licence is required.
  • For remortgages a copy of the licence must be provided prior to release of funds.

Valuation

The property will be valued on a comparable basis with regard to transactions of other student lets/HMOs and private dwellings in the surrounding area. The valuation will include any HMO planning premium (Article 4) and enhanced value arising from additional facilities.

A ‘best rent’ shall be reported having regard to existing property layout and minimum room size standards (RICS or local authority, as applicable for the location). Unless a bespoke valuation report is requested by the Bank, the Specialist valuation fee scale shall apply.

Large Student Lets

  • Seven or eight bedrooms
  • We can accept single or multiple ASTs where applicable
  • Timespan: 6-12 months acceptable as standard; maximum three years
  • Longer ASTs are considered at the underwriter’s discretion but must include a break clause every 12 months
  • Sui generis planning consent
  • For purchases, a copy of the licence or evidence the applicant holds a licence on an alternative property must be received prior to release of funds.
  • For remortgages a copy of the licence must be provided prior to release of funds.

Valuation

The property will be valued on an investment basis with regard to transactions of other large student lets/HMOs in the surrounding area. The valuation will include any HMO planning premium (Article 4) and enhanced value arising from additional facilities. Unless a bespoke valuation report is requested by the Bank, the Complex valuation fee scale shall apply.

Communal space, amenities and fire precautions

The Bank requests its valuers to consider minimum room size and communal space standards in accordance with current RICS guidance.

The HMO must have the correct level of communal space, amenities and fire precautions as set out by the respective local authority.

The spatial requirements are as follows:

  • Single bedroom: floor area 6.51m2 minimum
  • Double bedroom: floor area 10.22m2 minimum (rooms can’t include areas where ceiling height is below 1.5m)
  • 1-3 persons: 13.5m2 total communal living space, the kitchen must be at least 5m2
  • Four persons: 17m2 total communal living space, the kitchen must be at least 6m2
  • Five persons: 18m2 total communal living space, the kitchen must be at least 7m2
  • Six persons: 20m2 total communal living space, the kitchen must be at least 9m2
  • 7-10 persons: 27.5m2 total communal living space, the kitchen must be at least 11m2

Residential buildings over 18 meters in height incorporating a cladding system which may contain combustible material and those that incorporate balconies which may contain combustible material are unacceptable.

Blocks of flats on a single freehold

For blocks of up to and including 6 units, each individual flat within the block must be:

  • Marketable in isolation either to owner occupier purchasers or investors
  • Fully self-contained, including separate services
  • Over 30m2 GIA.

The block must:

  • Be a complete, continuous freehold block
  • Benefit from the correct local authority consents.

The flats will be valued on a comparable basis considering transactions of other purpose built and converted flats in the surrounding area, and an aggregate value shall be reported assuming the flats are to be sold on individual long leasehold titles.

If any of the flats don’t meet the above requirements, or if the valuer is of the opinion that there’s no or a limited market for the units individually, the property won’t be recommended as suitable security. Unless a bespoke valuation report is requested by the Bank, the Specialist valuation fee scale shall apply.

Blocks of 7 or 8 units on a single freehold can be considered if the applicant has a sufficient track record of managing such property. Each individual flat within the block must be:

  • Marketable in isolation either to owner occupier purchasers or investors
  • Fully self-contained, including separate services
  • Over 30m2 GIA.

The block must:

  • Be a complete, continuous freehold block
  • Benefit from the correct local authority consents.

The flats will be valued on a comparable basis considering transactions of other purpose built and converted flats in the surrounding area, and an aggregate value shall be reported assuming the flats are to be sold in individual long leasehold titles.

If any of the flats don’t meet the above requirements, or if the valuer is of the opinion that there’s no or limited market for the units individually, then the property will be valued as a single investment block. Unless a bespoke valuation report is requested by the Bank, the Complex valuation fee scale shall apply.

New builds and builds up to 10 years old

The block must benefit from a 10-year new homes warranty or UK Finance compliant Professional Consultant’s Certificate (PCC) with accompanying professional indemnity insurance. Retrospective PCC’s aren’t acceptable.

Multiple houses on a single freehold

We can consider multiple houses on a single freehold. If each individual house is marketable in isolation either to owner occupier purchasers or investors and fully self-contained, including separate services, the houses will be valued on a comparable basis considering transactions of other houses in the surrounding area.

An aggregate value shall be reported assuming they are to be sold on individual freehold or long leasehold titles with appropriate or prudent lotting of gardens or other communal areas. If any of the houses don’t meet the above requirements, or if the valuer is of the opinion that there’s no or limited market for the units individually, then the property will be valued as a single investment block.

Unless a bespoke valuation report is requested by the Bank, the Complex valuation fee scale shall apply.

*If any of the individual houses are to be used as HMOs/student lets, please refer to the HMO/student lets criteria.

Properties must be let on one of the following:

  • An AST
  • A contractual tenancy.

A fixed term of 12 months can be considered up to 85% LTV.

A fixed term of up to 36 months can be considered up to 75% LTV when:

  • The AST provides for a rent review every 12 months or less
  • The application meets our minimum ICR requirements
  • A solicitor must be satisfied that there’s a written tenancy agreement, which restricts the tenant from:
    • Sharing, assigning, sub-letting, multi-letting, charging or parting with possession of all or any part of the property
    • Using the property other than as a private dwelling house
    • Making alterations to the property or allowing the property to fall into disrepair.

We don’t permit any sub-letting.

In general, properties above (or attached to) the following establishments won’t be accepted:

  • Takeaways, restaurants and cafés
  • Convenience stores, bars and nightclub
  • MOT garages, or any property where industrial processes are carried out
  • Dry cleaners (where dry cleaning takes place on the premises)
  • Nail bars
  • Tattoo parlours
  • Hairdressers.

This isn’t an exhaustive list. Please speak to your senior business development manager for more information.

Accepted, subject to construction type and valuer’s comments.

Any property formed of prefabricated reinforced concrete (PRC) construction designated defective under the Housing Act 1985 must have been prepared under a repair scheme licensed by PRC Homes Ltd. Any adjoining properties must also have the necessary repair certificates.

We don’t provide purchase loans for self-build properties. However, if the self-build property is complete and the applicant has owned the land for at least six months, we can consider a remortgage.

To consider a remortgage, the property must have:

  • The appropriate local authority consents
  • A 10-year new homes warranty or UK Finance (CML) complaint Professional Consultant’s Certificate
  • Accompanying professional indemnity insurance.

If off-site construction has been used within the build, Build Off-site Property Assurance Scheme (BOPAS) is required in addition to the warranty.

Retrospective Professional Consultant’s Certificates aren’t UK finance compliant, and therefore unacceptable.

Considered for category one only:

Japanese knotweed mustn’t have been identified on the property or within seven metres of the boundary.

As of the 1st April 2018, it’s illegal to grant a new tenancy on a residential property where the energy rating is either an ‘F’ or ‘G’. It’s the responsibility of the solicitor to ensure the energy certificate is in place.

Application fee:

£145, payable at time of application

Product fees:

Please see individual product pages

Product switching fee:

£30, charged when a product is switched post offer.

This fee can be deducted from the completion monies.

  • Single family dwellings
  • Single house or flat let on a single AST to an individual or family

Valuation fees will need to be paid by the applicant.

Up to £250,000

£250,001 to £500,000

£500,001 to £1,000,000

£1,000,001 to £3,000,000

£3,000,001 to £5,000,000

£5,000,001+

 

  • HMO/multi/student lets with up to six rooms
  • Freehold block of up to six self-contained flats

Valuation fees will need to be paid by the applicant.

Up to £350,000

£350,001 to £700,000

£700,001 to £2,000,000

£2,000,001 to £4,000,000

£4,000,001 to £5,000,000

£5,000,001+

 

  • HMO/multi/student lets with seven or eight rooms
  • Freehold block of seven or eight self-contained flats
  • Multiple houses on a single freehold title

Valuation fees will need to be paid by the applicant.

Up to £350,000

£350,001 to £700,000

£700,001 to £2,000,000

£2,000,001 to £4,000,000

£4,000,001 to £5,000,000

£5,000,001+

All mortgage payments must be paid by direct debit and the applicant must choose between 10th and 28th of the month for the payment to be collected.

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