"You would not be induced, ladies, to think of a flat?" queried the agent.

Mother glanced at me; there was almost an appeal in her eyes. If I could only be induced to allow her to live in a tiny, tiny flat--she and I alone on our one hundred and fifty a year--but my eyes were bright with determination, and I said firmly--

"We wish to look at houses, we do not want a flat."

Accordingly, after a little more argument, we were supplied with orders to view, and returning to the carriage I gave brief directions to Jenkins.

During the rest of the morning we had a busy time. We went from one house to another. Most were large; some had handsome halls and wide staircases, and double doors, and other relics of past grandeur, but all were gloomy and dirty, and mother became more and more depressed, and more and more hopeless, as she entered each one in turn.

"Really, Westenra," she said, "we cannot do it. No, my darling, it is hopeless. Think of the staff of servants we should require. Do look at these stairs, it is quite worth counting them. My dear child, such a life would kill me."

But I was young and buoyant, and did not feel the stairs, and my dreams seemed to become more rosy as obstacles appeared in view. I was determined to conquer, I had made up my mind to succeed.

"Whatever happens you shall not have a tiring time," I said affectionately to my dear mother, and then I asked one of the caretakers to give her a chair, and she sat in the great wide desolate drawing-room while I ran up and down stairs, and peeped into cupboards, and looked all over the house, and calculated, as fast as my ignorant brain would allow me, the amount of furniture which would be necessary to start the mansion I had in view.

For one reason or another most of the houses on the agent's list were absolutely impossible for our purpose, but at last we came to one which seemed to be the exact thing we required. It was a corner house in a square called Graham Square, and was not so old by fifty years as the houses surrounding it. In height also it was a storey lower, but being a corner house it had a double frontage, and was in consequence very large and roomy. There were quite six or seven sitting rooms, and I think there were up to twenty bedrooms in the house, and it had a most cheerful aspect, with balconies round the drawing-room windows, and balconies to the windows of the bedrooms on the first floor. I made up my mind on the spot that the inmates of these special rooms should pay extra for the privilege of such delightful balconies. And the windows of the house were large, and when it was all re-papered and re-painted according to my modern ideas, I knew that we could secure a great deal of light in the rooms; and then besides, one whole side faced south-east, and would scarcely ever be cold in winter, whereas in summer it would be possible to render it cool by sun-blinds and other contrivances. Yes, the house would do exactly.

I ran downstairs to mother, who had by this time given up climbing those many, many stairs, and told her that I had found the exact house for our purpose.

"Seventeen Graham Square is magnificent," I said. "My dearest, darling mother, in ten years time we shall be rich women if we can only secure this splendid house for our purpose."

"We do not even know the rent," said mother.

"Oh, the rent," I cried. "I forgot about that. I will look on the order to view."

I held it in my hand and glanced at it. Just for a moment my heart stood still, for the corner house commanded a rental of two hundred and eighty pounds a year. Not at all dear for so big a mansion, but with rates and taxes and all the other etceteras it certainly was a serious item for us to meet, and would be considered even by the most sanguine people as a most risky speculation.

"Never mind, never mind," I cried eagerly, "we will secure this house; I do not think we need look at any of the others."

I crumpled up the remaining orders. Mother stepped into the carriage, and Jenkins took us back to the agent's.

"You must speak this time, Westenra," said mother. "Remember it is your scheme, darling; I am not at all accustomed to this sort of business; it will be necessary for you to take the initiative."

"Very well, mother, I will; and suppose you stay in the carriage." I uttered these last words in a coaxing tone, for the tired look on her face almost frightened me, and I did not want her to take any of the worry of what I already called to myself "Westenra's grand scheme."

I entered the office, and the man who had attended to us in the morning came forward. I told him briefly that of the many houses which we had looked over, the only one which would suit our purpose was No.

17 Graham Square.

"Ah," he answered, "quite the handsomest house on our list. Do you want it for your own occupation, Miss--Miss----"

"Wickham," I said. "Yes, of course we want the house for ourselves--that is, mother would like to rent it."

"It is a high rent," said the man, "not of course high for such a fine mansion, but higher than the rest of the houses in the Square. It contains a great many rooms." He glanced at me as though he meant to say something impertinent, but, reading an expression of determination on my face, he refrained.

"How soon can we take possession of the house?" I asked. "It would of course be papered and painted for us?"

"If you take a lease, not otherwise," answered Macalister's clerk.

"I think we would take a lease," I replied. "What is the usual length?"

"Seven, fourteen, twenty-one years," he answered glibly; "but I do not think the landlords round here would grant a longer lease than fourteen years."

"Oh, that would be quite long enough," I answered emphatically. "We should like to arrange the matter as soon as possible, we are greatly pleased with the house. Of course the drains must be carefully tested, and the entire place would have to be re-decorated from cellar to attic."

"For a fourteen years' lease I doubt not this would be done," said the man, "but of course there are several matters to be gone into. You want the house for a private residence, do you not?"

"Yes, and no," I said faintly. There was a room just beyond where I was seated, and at that moment I heard a book fall heavily to the ground. It startled me. Was any one in there listening to what we were saying?

The clerk stepped forward and quietly closed the door.

"To be frank with you," I said, "we wish to secure 17 Graham Square in order to start a boarding-house there."

The man immediately laid down the large book in which he had been taking my orders.

"That will never do," he said. "We cannot allow business of any sort to be carried on in the house, it would destroy all the rest of the property. It is far too aristocratic for anything of the kind."

"But our house would be practically private," I said; "I mean," I continued, stammering and blushing, and feeling ready to sink through the floor, "that our guests would be extremely nice and well-behaved people."

"Oh, I have no doubt whatever of that," replied the clerk, "but there is a condition in every lease in that special Square, that money is not to be earned on the premises. I presume your guests would not come to you for nothing?"

"Certainly not," I replied. I felt myself turning cold and stiff. All the angry blood of my n.o.ble ancestors stirred in my veins. I said a few more words and left the shop.

"Well?" asked mother. She was looking dreary and terribly huddled up in the carriage. It was a warm day, but I think going through those empty houses had chilled her. "Well, Westenra, have you taken No. 17?"

"Alas! no," I answered in some heat; "would you believe it, mother, the agent says the landlord will not let us the house if we make money in it."

"If we make money in it? I do not understand," answered mother. Her blue eyes were fixed on my face in an anxious way.

"Why, mother, darling, don't you know we meant to fill the house with paying guests."

"Oh, I forgot," said mother. "Home, Jenkins, as fast as possible."

Jenkins whipped up the horses, and we trotted home. Mother looked distinctly relieved.

"So you have not taken the house?" she said.

"I cannot get it," I answered. "It is more than provoking. What are we to do? I had taken such a fancy to the place."

"It did seem, for that benighted place, fairly cheerful," said my mother, "but, Westenra, there is a Providence guiding our paths.

Doubtless Providence does not intend you to wreck your young life attending to lodgers."

"But, mother dear, don't you understand that we must do something for our living? It is disappointing, but we shall get over it somehow."

During the rest of that day mother refused even to discuss the boarding-house scheme. She seemed to think that because we could not get 17 Graham Square, there was no other house available for our purpose.

The next day I went out without mother. I did not visit the same agent. After finding myself in Bloomsbury I repaired to a post-office, and, taking down the big Directory, secured the names of several agents in the neighbourhood. These I visited in turn. I had dressed myself very plainly; I had travelled to my destination by 'bus. I thought that I looked exactly what I felt--a very business-like young woman. Already the gulf was widening between my old and my new life.

Already I was enjoying my freedom.

Once more I was supplied with a list of houses, and once again I trotted round to see them. Alack and alas! how ugly empty houses did look; how dilapidated and dirty were the walls without the pictures and bookcases! How dreary were those countless flights of stairs, those long narrow windows, those hopelessly narrow halls; and then, the neighbourhood of these so-called mansions was so sordid. Could we by any possible means brighten such dwellings? Could we make them fit to live in? I visited them all, and finally selected three of these.