Mr. Smith and I have finally travelled to both Hattsfield and Lexington to take tours. It was very enlightening and I think that all three estates are very fine. I would have to say I currently prefer the Lexington estate in Stanton in Peak, of the three. I am interested in your opinions on all three of the properties, Fitzwilliam, as you know them at least as well as Mr. Smith does. Lexington has a smaller house and less acreage than the other two, but the house appears to be very well built. The estate includes many out-buildings including very spacious stables and a surprising number of tenant cottages. The location does qualify as part of Matlock should I ever wish to stand for Parliament. The shooting appears to be superlative due to the lush wood. Also, the River Lathkill meanders through part of the property. I look forward to discussing this with you, cousin.
I have received word back from the War Office and my commanding officer. It is worse than I feared. Not only have I been promoted beyond the right to sell my commission, too many of my men are experiencing very hard times. I am grateful that my officers were mostly able to return to the Army at half pay. Some of my men returned to jobs and families. A few took up farming who were fortunate enough to either own their own land or were able to regain tenancy on lands held by a gentleman. And a few of them remain in London to seek work in the factories. But there has been a slowing of hiring and too many of these fine men are out of work. My non-commissioned officers have little or nothing and are left to shift for themselves. Those wounded and maimed have the worst time of it, often becoming beggars in the street when there is no other option.
The War Office has invited me to interview for a paid position as a civil servant to help the Pensioners. It is merit based. My family name and connections will count for nothing, but my recent promotion may be of some assistance. I need to travel to London for the interview. I hope you are enjoying London and progressing with your grand plans for the saloon. I may be following this letter and arrive before you receive any others. I hope it will not inconvenience you if I stay with you at Darcy House.
Your, etc.,
Richard
On Thursday, Mr. Buckworth arrived at the appointed time and joined Elizabeth, Caroline, and Fitzwilliam’s broker, Mr. Pendergast to tour her two favorite properties in Mayfair.
Henderson House was toured first. Mr. Buckworth asked many questions of Mr. Pendergast which had not been covered before and the ladies listened attentively. He was not interested in Mr. Pendergast’s history of who the prior owners had been, but was preoccupied with knowing what year it was built. The house did not have a basement so the kitchen and other service rooms were located on the ground level in the back facing the mews, with no piano nobile. The servants’ quarters were all in the attic. Mr. Buckworth pointed out what he considered to be important features to Caroline, but explained they would discuss them in more detail after the appointments. The house had neo-classical architecture with stucco on the front façade. It was coloured to replicate the colour of Portland Stone for a very natural look. Deep geometric lines were added which replicated the look of roughhewn stone. There was a small amount of brick laid out with a Flemish bond pattern. Mr. Buckworth talked about the pointing, which is the space between the bricks, and explained that tuck-pointing had been done whereby two colors had been used on the mortar, the first to blend in with the brick. The second accent color was finely done and gave the illusion that the bricks were placed very tightly together. The windows were symmetrical and all of the same size and shape, which Mr. Buckworth said showed that this was the original façade. There was a prominent cornice at the top which was an ornamental feature. There was decorative ironwork on the balcony level. The front door was a classic six panel design. Caroline led the tour inside the residence, whilst Mr. Buckworth indicated how much time he needed to spend in each room. They spent considerable time in the kitchen and looking at the fireplaces throughout the house which surprised Caroline. He explained that this was so he could determine if she would be able to make decorative changes that suited her tastes. He wanted to explore the location and condition of the mechanicals. And looking at the fireplaces said much about the construction techniques hidden behind the walls. Mr. Pendergast, the broker, appeared impressed! Caroline inquired of both men whether there was any value to adding a small rose garden in the space behind the house. Both men admitted that they had never before been asked by a buyer for outdoor space for roses or greenery.
Stafford Manor also had a neoclassical façade, but it also featured a basement. Mr. Buckworth made note of the Portland Stone laid out in the Ashlar pattern that was used on all four sides of the exterior of the house. The stone was very tightly fitted. The brick present was laid out in the English bond pattern. The windows were symmetrical but not all of the same size and shape. The ground floor windows had large semicircular fanlights, which Mr. Buckworth said did not affect the quality of the building and was merely aesthetically pleasing and allowed more light into the principle rooms. Decorative wrought iron was used in front of the house because there was a basement level. As before, the group toured the interior with Caroline leading the party. And again, Mr. Buckworth stopped and spent considerable time in the kitchen at each fireplace, as well as in the basement. Stafford Manor had fewer bedchambers, one less sitting room, and a smaller dining-parlour than Henderson House. The layouts were different as Stafford Manor had a basement where the kitchen, scullery, larder, pantry, laundry, and wine cellar were located. The basement also featured the bedchambers for the housekeeper, the butler, and the footmen.
Elizabeth, Caroline, and Mr. Buckworth repaired to Darcy House and Elizabeth excused herself to give them privacy to discuss Mr. Buckworth’s observations, although she did assign a footman outside the drawing-room. Mr. Buckworth began by complimenting Caroline on her aesthetic discernment for both homes were lovely and architectural models of their era. She beamed at his compliment.
“But you asked for my opinions as a builder and that is what I shall offer. So prepare yourself, Miss Bingley, you may not like everything I have to say.”
“I have asked for your professional opinion and I hope to receive it. After all, Mr. Buckworth, YOU did not build these houses and can have no reputation to protect here.”
He looked relieved. “You are correct, I grant you that. You may buy any house you choose. But it is best to have an informed opinion about what expenses will likely follow. You have already mentioned that you are well versed in the costs of home decoration. So now we augment your knowledge by discussing the soundness of the construction.”
He then undertook a detailed explanation of the superior quality he had observed at Stafford Manor noting the presence of the Portland Stone on all four sides of the house and its superior qualities including the Ashlar pattern and the precise nature of its installation. He discussed the benefits of the English bond pattern used with the brick and how the builder would be prevented from cutting costs with this pattern. He spent a great deal of time discussing the advantages of the deep basement and how it would reduce dampness throughout the rest of the structure as well as providing household convenience by centrally locating the service rooms and allowing the use of coal shutes through which the coal would be dropped down upon delivery. Notwithstanding, Mr. Pendergast’s interesting stories about who the prior owners were, Mr. Buckworth could discern that Stafford Manor was constructed slightly more recently of the two properties, which would usually make no difference. But Mr. Buckworth assured her that Stafford Manor was built after the 1774 Building Act and conformed to the new fire prevention standards making the house safer to live in and safer to own. He discussed much of what he had observed inside the house and the ease with which updates could be done over time to the kitchen and any of the fireplaces. And lastly he noted that there was an outdoor rear courtyard which led to the mews and appeared to have adequate drainage if she wanted a gardener to plant some rose bushes.
Caroline was pleased by his manner of speaking to her. His presumpti
on of her intelligence was very flattering.
“This is so helpful and detailed! I must confess I am quite relieved that I have such a fine home under my consideration. I think I should have invited you to accompany Mrs. Darcy and I EARLIER in our search. It could only have improved upon my information.”
“That is certainly possible. And it would be my pleasure to offer any assistance you may seek in your inquiry. I am not sure you will hear my conclusions on Henderson House with equal equanimity, but they must be shared. Perhaps I should wait whilst you retrieve your citrine jewelry?”
Caroline could not prevent herself from laughing in a most unladylike fashion and Mr. Buckworth looked relieved. “You may do your worst, sir, in the interests of prosperity, I shall endeavor not to become angry!”
Mr. Buckworth quickly acquainted Caroline with the fact he was most distressed about Henderson House. Although beautifully designed with gracious neoclassical architecture and larger than Stafford Manor, it was not at all well-constructed. He gave numerous and varied reasons how he arrived at his conclusion referencing back to the many specifics about the house he had pointed out to her on their tour. He mentioned that regardless of the precise date it was built, Henderson House was built before the Building Act and still possessed few of the now required fire safety features and none of the Act’s building standardisations. But this was of lesser concern in comparison to the inferiority of the building’s construction. The tuck-pointing had been done to hide the poor quality of the masonry work. Most importantly without a basement, the builder had been able to further reduce costs by digging a precariously shallow foundation. Caroline was quite surprised. It sounded dangerous. How could Mr. Pendergast have toured each of these homes twice with her, and said not a word about it?
“Many brokers simply do not know. Others do not view it as their responsibility. You are very wise to solicit numerous opinions that can be used to enhance your own.”
“I’ve heard of houses collapsing. Is it that bad?”
“It is. I cannot prohibit you from buying that home, but for your own safety, I recommend that you never enter it again!”
They had both laughed.
“I had assumed that Henderson House was priced more attractively. They both have wonderful locations and neoclassical architecture and Henderson House is the larger home. But now I see that it is not that simple.”
“And construction aside, if you intend to live independently, I can assure you that Stafford Manor will be less expensive to own. You will have slightly fewer servants and your heating costs will be lower. You can certainly entertain just as frequently, Miss Bingley, as I understand you are an accomplished hostess, but with the smaller dining-parlour your guest lists will be slightly shorter as well, which also will save you some money.”
“Yes, I suppose that a smaller home would be more economical. I had been trying to determine if Stafford Manor was large enough to accommodate a family.”
“A family? Perhaps I have misunderstood your situation, Miss Bingley. I thought your intention was to settle independently,” Mr. Buckworth looked at her carefully trying to keep his face impassive.
There was an awkward pause and Miss Bingley blushed.
“It is. That is, it was. I, well-- as I started looking at all the various homes it made me realize I should not rule out any particular future. I thought perhaps it might be more practical to have too MUCH space than too LITTLE.”
“I see. Yes--, well perhaps Mrs. Darcy can give you some idea about the expenses pertaining to staffing, heating, and taxes from the household accounts for Darcy House. That may help you and Charles determine if a larger home fits into your budget. But I still must recommend that you NOT purchase Henderson House. For both our sakes. For I shall be ruined professionally if it becomes known that I toured the property with you BEFORE its purchase and subsequent collapse!”
Their lighter mood returned and they soon after said their farewells with utmost cordiality on both sides. Caroline updated Elizabeth, Fitzwilliam, and Georgiana on what she had learned at dinner and Fitzwilliam did not seem at all surprised.
“Many times as John has been building a property for me certain questions have arisen about the design or why he is making the selections he is making. It almost always relates to the quality and integrity of the building and conforming to the local building laws for fire safety. I place great importance on the quality of the construction because I plan to own these homes for a very long time. The poor architect usually finds it quite aggravating because he is then forced to modify his design. But I am always pleased with the final result and the homes have been quite easy to rent out.”
Elizabeth rejoined, “John does seem very ethical. After all, you and Georgiana have known him for years and between your business dealings and Georgiana’s ability to discern falsehood, any dishonesty would have been discovered by now!” Everybody laughed.
“Fitzwilliam, do you think I could rent out Stafford Manor very easily?” asked Caroline.
“Rent it out? I thought your intention was to live there independently?”
“It is, but in case I have a change in my circumstances after purchasing, I would like to understand the feasibility of renting the house out, should I one day marry and move to my h-husband’s home.”
“That seems to be a reasonable query. Let me look at some numbers, but I would say that location is very desirable for the season and would probably command a high rent for a short term rental. The property would have to remain furnished and staffed of course. I’ll check with Mr. Pendergast and confirm the numbers for you.”
Chapter 43
The Darcys and Caroline made plans to attend the Theatre at Covent Garden a few days later. Elizabeth explained to Caroline that she had been surprised to learn that Fitzwilliam rented the box out regularly when it was not in use. He had explained to her that he could cover the cost of the box rental for the entire year by renting it out nightly when he had no use for it.
“Perhaps Stafford Manor shall follow suit.”
Georgiana was to wear one of her new evening dresses and was very excited to model it for her brother before their departure. It was a lovely shade of ivory and had a modestly cut bodice but featured short sleeves. The dress was trimmed with silk rosettes on the sleeves, bodice, and hem. And Georgiana was wearing her new longer gloves and a matching silk bandeau with a rosette in her hair. She looked beautiful and every bit the débutante! Fitzwilliam embraced his sister and told her not for the first time that she was growing up too fast!
The production at the theatre was very well done. Georgiana was immediately reminded of the day that Elizabeth had helped her practise her manners in receiving callers and issuing invitations! Whilst walking about during the intermission, Caroline spied Mr. Grey with another gentleman and asked Georgiana to accompany her to pay her respects. Proper introductions were performed and the ladies both became acquainted with a Mr. Stewart of Lincolnshire. Caroline asked Mr. Grey how well he was enjoying the performance. He thought the actors were superlative and confessed he might return to see the performance a second time!
“Miss Darcy, I have not had the pleasure of seeing you here before, do you not care for the theatre?” Mr. Stewart inquired.
“Actually sir, I do like the theatre very much. I am not normally here at this hour as I am not yet out. But my brother, sister-in-law, and Miss Bingley are chaperoning me during this evening’s performance,” she replied without a hint of her former shyness.
“Miss Darcy’s coming out will begin in January. Your paths may cross again during her season.” Miss Bingley interjected with a smile.
“I hope that you enjoy your season, Miss Darcy. I shall look forward to seeing you again in the new year.”
“Thank you Mr. Stewart. I shall look forward to it.”
The four conversed very well until the end of the intermission when they had to repair to their seats. Georgiana thought Mr. Grey very handsome and noted to Caroline that he see
med rather taken with her. Georgiana, was enjoying this trip to London more than any other in recent memory. She was enjoying the additional privileges she was being given and even the additional responsibilities she was undertaking. She had been given much more latitude by Fitzwilliam and Elizabeth to receive callers on her own, make morning calls, entertain guests at dinner, and go out occasionally with family in the evening. She felt very grateful. It was similar to being out, but without the balls and courtship! She was looking forward to next year with an eagerness she had not experienced before. And by next year, Caroline might well be established in her own home!
“You are looking awfully pleased with yourself, Georgiana. Do we need to discuss Mr. Stewart?” Caroline remarked giggling.
“I am very pleased, but not because of Mr. Stewart. It’s partially due to you, really! I am having so much fun in London on this trip. I feel so grown up and prepared for my coming out next year. I am no longer anxious about it at all.”
“How did I help with all of this?” Caroline asked laughing.
“Well because I get to come along on all your projects with Elizabeth. I’m like an apprentice débutante, without really being out!”
“I see what you are saying. Well I’m glad this has been helpful for you, because it certainly has been for me as well!”
They rejoined Elizabeth and Fitzwilliam in the box and enjoyed the rest of the production very much. They went home afterwards and discussed the play in the drawing-room over tea. Caroline shared that they had encountered Mr. Grey and his friend Mr. Stewart during the intermission. Fitzwilliam asked Georgiana if she had felt comfortable speaking with the two gentlemen. She replied that she had felt at ease in the crowd of the theatre and conversing with the gentlemen because Caroline was with her. She did not feel embarrassed at all. Elizabeth was very pleased. They spent some minutes discussing her upcoming season until it was time to retire for the evening.
By Charm or by Choice Page 29