Diana completed the same review for each of the entailed properties. With her plans, the profits would be much higher than they had been. She intended to broach the subject of her discussing the matters herself with each estate manager. Then she organized the ledgers and papers and set them aside. “Now what about your unentailed properties?”
A curious expression crossed Graham’s face. She wasn’t certain what to make of it, but he paused for a moment and then he handed her some of the ledgers that he had been thumbing through.
She took the first one and began to organize her notes the same way for these on a different piece of parchment. “This one has a lot of potential,” she said, wondering if he was concerned about the state of the properties.
“Oh,” he said, rising from his chair to stand over her shoulder. “How much do you think the property is worth?”
“I would say around forty thousand pounds based on the annual earnings. If you made some changes to increase the yields, possibly closer to sixty.”
“That much?” he said, seemingly surprised. “And that is if you were to sell it?”
She eyed him, wondering what he was about. “I wouldn’t sell these properties. They are worth far more to keep as investments.”
Diana thought she might have seen something flicker in his expression, but if it did, it was gone as quickly as she saw it.
“I see,” he grumbled. “What about the next one?”
“Give me a moment,” she said, shooing him back to his seat.
After several minutes, she had a good picture of things. “This one is quite valuable. It hasn’t been producing as well as it should, but even still it would be worth around eighty thousand pounds. I have a massive list of things we are going to change at this one and it’s going to make a significant income.”
Graham released a sigh of relief, which was even more curious. Although, she knew he didn’t know much about estate management.
“May I see the information for that property and the last one?” he asked. “I want to take a look for myself and see what I can learn.”
Diana focused on the next property, then after she read the first few lines she immediately knew that there was an issue. “These mortgage payments on the Yorkshire property seem unusually high. When were these terms negotiated? And what’s the current principal balance?”
Graham’s jaw tightened. “That’s an old arrangement from my cousin. Nothing that requires immediate attention. I can take that one.”
“But surely I should understand all outstanding obligations?” Diana pressed, already calculating the interest that the property was costing them. “If the terms are unfavorable, we might consider refinancing or—”
“Diana.” Graham’s voice was gentle but firm as he motioned toher. “Let me see that one.”
She handed it to him, dumbfounded at whatever the devil he was about.
He looked through the first few pages and then closed the ledger and set it aside with the others. “Let’s focus on the properties that offer immediate improvement opportunities first. This one can wait.”
There was something in his tone that she didn’t like. “Graham, I need to see the complete financial picture to give you proper advice. What are the total liquid assets? The current debt obligations? I can’t recommend selling or improving properties without knowing our available capital.”
“Of course,” he said, forcing a smile that didn’t reach his eyes. “We’ll get to all of that. Today, let us—”
“No.” Something seemed off, but she wasn’t certain what it was. “You told me that I would be permitted to review everything and help with the decisions.”
She reached for the stack of correspondence he’d been guarding, but Graham’s hand closed over hers.
“And you shall,” he said, pulling her from her chair and seating her on his lap. “Right now, I need you.”
He captured her lips in a deep kiss, his tongue immediately meeting hers. His hand found his way beneath her skirts, running his fingers along her thighs.
Diana gasped against his mouth as his fingers teased higher, stroking the tender place that already ached for him. Graham rose, lifting her effortlessly onto an empty edge of the desk.
“It would seem that you need me, too,” he said, spreading her legs wider so that he stood between them.
“Graham—” she moaned, unable to deny that she was in such dire need of him.
His mouth claimed hers again and then his hands were pushing her skirts up around her waist. He gripped her hips and pulled her closer tothe edge.
Diana clutched at his shoulders, her breath catching as he pressed into her in one long, slow thrust. She cried out at the fullness, her body still tender yet wanting him. He swallowed the sound with his kiss, grinding harder and deeper.
