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As if he knew he was being spoken of, William Collins was shown into the drawing room. He bowed to the Fitzwilliams and Miss de Bourgh.

“My niece is going to need all the help she can get to manage the estate; not to mention many of the staff and servants need to be replaced with those who are able to think for themselves,” Matlock stated once the parson took a seat. “My older son, Andrew, was pointing out that your father raised you to be able to run an estate. I must return to the session of the Lords, and I want my sister to be evaluated by London physicians. Andrew is needed at his estate, so he too will depart, while my younger son will remain here. He has some knowledge of running an estate, but I believe between the two of you, you will be able to assist Anne.”

“I will help Miss de Bourgh as much as possible,” William Collins promised. “If it is not too impertinent to ask, my Lord, if the doctors recommend that Lady Catherine be placed in a place like Bedlam, is that where she will go? I am aware that the treatment of those committed there is not very compassionate.”

“If Lady Catherine is judged insane, she will go to a private asylum on the Isle of Wight. The patients are all treated with kindness and dignity there,” Matlock replied. “Even though I find what my sister has done abhorrent, she is still my sister and will be treated as such. However, if she is found to be rational, I will have her live in a cottage on the Orkney Islands where she cannot cause mischief to anyone.”

“I looked in on Catherine this morning,” Lady Elaine reported. “She is a shell of her former self.”

“After what Lady Catherine tried to do to me, I cannot find too much sympathy for her,” Anne insisted. “I will do my duty as a Christian and forgive her, but not yet. It will take me some time to be able to do so.” Anne looked at the parson. “What do you recommend we do first to improve the life of those dependent on the estate?”

“Firstly Miss de Bourgh please know that if you ever need any guidance with spiritual matters, you only need to ask,” William Collins offered.

“Thank you, Mr Collins, I will bear that in mind,” Anne replied gratefully.

“Regarding the estate, I assume that the steward, whose primary activity was to express agreement with the former mistress, will be replaced as soon as may be?” William queried.

“Indeed, that is one of the many changes I need to make…” Anne paused as she thought of something. “Uncle Reggie, do I need to wait for my birthday before I implement changes?”

“No, my dear niece, you do not,” Matlock assured Anne. “That was all covered in the addendum I mentioned to your mother yesterday. Your late father was prepared for your mother to try something underhanded. Hence, the addendum gives me the authority, which I exercised by signing the document, making you the owner of the estate and everything else right now. With all the times that my sister tried to harangue de Bourgh into changing his will to make her the primary beneficiary, when he knew that his heart was weakening, he added some clauses and the addendum to his will to ensure you and your inheritance were protected.”

“In that case, aside from employing many new people, what do you recommend I begin with, Mr Collins?” Anne asked.

“Lady Catherine refused to effect repairs to your tenants’ cottages. She also would not extend charity when there was need; instead, she scolded them,” William Collins related. “I have been doing what I am able by continuing the work my predecessor did. However, if you, as the mistress, ride out in your phaeton and allow the tenants to see that you will address their needs and concerns, it will go a long way towards smoothing your way ahead as you work with the tenantry. Of course, they know that it is easy to make promises, so it will be important for them to see actions as well.”

“Aunt Elaine and Uncle Reggie, do you know of someone who is able to come inventory all the useless décor and uncomfortable furniture with which Lady Catherine filled my house? Once it is done, I want it all sold. If there are those with equally bad taste who will purchase the items, so be it,” Anne decided. “Thank goodness, Lady Catherine had no access to the de Bourgh fortune. I will withdraw some funds to be used to make immediate improvements for the tenants.”

“There is a good man I know, I will speak to him and see if he is available to come evaluate everything you want to sell,” Matlock stated.

“Miss de Bourgh, may I suggest that any roofs needing repair or replacement be done with slate instead of thatch? The latter keeps the rain out when it is in good repair, if, heaven forfend, there is fire, it will burn where slate will not,” William Collins proposed. “Over the last five years, almost every cottage at Collins Hollow has been redone with a slate roof.”

“When I ride out to see the tenants, will you both join me?” Anne looked first at Richard and then Mr Collins. Both agreed.

William said that when they did, he would ride Vulcan to maintain propriety.

“Anne, I am confident that between Richard and Mr Collins you will have the assistance you need,” Matlock opined. “I need to make my way back to the Lords. If not, I would have remained as well. If you need me, you only have to send word.”

“Thank you, Uncle Reggie. I agree that I will not be without assistance,” Anne stated. “I will not be timid and ask if I need more. Besides, I no longer have to worry about my post being intercepted.”

“To that end, I will leave one of my couriers here until you employ several of your own,” Matlock decided.

When the discussion was complete, Anne made for the study with her uncle and eldest cousin to review the estate’s ledgers and see how big of a problem had been left by Lady Catherine’s mismanagement.

Chapter 7

The next day the Fitzwilliam parents and Viscount Hilldale departed the estate in the early morning. In the carriage were also Lady Catherine and Mrs Jenkinson. If the former were not judged insane, the latter would be her companion in the cottage to which Lady Catherine would be consigned.

Not long after they departed, Fitzwilliam gave orders to have the phaeton made ready. He and Anne—accompanied by a maid she trusted—exited the house to find the small carriage and a horse for Fitzwilliam waiting for them. Mr Collins was on his stallion already present, ready to assist them. Soon, they were on their way to the tenant cottage closest to the manse.

After reviewing the ledgers, Anne had been horrified at Lady Catherine’s mistreatment of the tenants. She had conferred with her uncle, cousins, and Mr Collins about how to fix all that Lady Catherine had broken. They all had good suggestions, but in her mind, Mr Collins’s were best, and she would implement them.

Thanks to the way the former mistress had behaved, the tenants were used to a visit from the great house, but it always meant they were about to be scolded for something that was not their fault. The farmer relaxed a little when he saw that Miss de Bourgh was being escorted by Mr Collins and Colonel Fitzwilliam. Since he had been installed in the parish, the parson had already helped them with money for food. Now, it was the daughter coming to see them and not Lady Catherine.

John Fallstead would have taken a tenancy anywhere else had he been able to afford to move his family. Thanks to the very high rents Lady Catherine demanded, he had been trapped at Rosings Park. As he normally did, the farmer was about to have his wife and children present themselves in a line to bow and curtsey as Lady Catherine used to demand.

“Mr Fallstead, I am not my mother. Hence, there is no need to disturb your wife and children to present themselves,” Anne said pleasantly.

The farmer was arrested in his tracks. He had believed what had been put about that Miss de Bourgh was sickly, but the woman he saw climbing down from her phaeton unassisted looked anything but, and she spoke with strength.