Best bank to get new HELOC August 2021

[Jeff Cliff]

Hello,

I am looking to take out Home Equity Line of Credit, looking for the best place where I can get one that would give 

1) highest possible LTV (>=85%)

2) Minimum spread (preferably 0.25% or <=0.5%); 

3) lowest minimum interest rate in case prime + spread comes out to be lower than their minimum requirement

4) Allows to lock the rate for a portion of the balance

5) No closing cost and no annual fees

If they offer any other promotion even better, If you have any recommendation on banks that would offer such HELOCs please do recommend.

Thank you.