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“It goes very well,” he replied with a grin. “It should be finished by the end of the year.”

“Oh, that is wonderful news!”

The orchestra launched into a joyful waltz, and the guests began to pair off and make their way to the dance floor. Ava and Christian hung back, but Edith looked on with interest.

“Would you like to dance?” Lord Dunwich asked.

His green eyes crinkled with a genuine smile, and Edith couldn’t help but return it.

“I would be honored,” she said, taking his hand.

“Good heavens, man. What is wrong with you?” James asked with a note of impatience. “You’ve been hiding away and sulking for almost a week!”

“Not all of us can while away the hours at White’s,” Laurence shot back, picking up a glass of wine.

“I am not asking you to do that, but a response to my letter would have been marvelous.”

“I do not have the luxury of time to arrange a dinner at the moment, Lord Mallowby.”

“Then ask your wife to do it.” James frowned.

“I am sure she is busy with her charity.”

“You do not know what your wife has been doing these last few days?” James asked. “I know you are surly, and I cannot expect you to turn from a recluse to a social butterfly in one swoop, but Laurence, this is ridiculous!”

“Oh, just let me be ridiculous, Lord Mallowby,” Laurence growled.

“No!” James huffed. “That ismyjob!”

Laurence had to refrain from taking a sip so he didn’t spit out the wine. As much as James’s humor could grate on his nerves, he appreciated it at times.

“Fine,” he relented. “I will speak to my wife about arranging a dinner.”

“Wonderful news.” James beamed and clapped him on the shoulder.

“Your Grace!” a grating voice called out to Laurence.

He gritted his teeth as Lord Hargrove approached them. “My Lord, how can I?—”

“I was hoping you had reconsidered our earlier discussion.” Lord Hargrove smiled.

Laurence gripped the stem of his wine glass so hard that it was a miracle it didn’t snap. “Now is not the time, My Lord.”

“Oh, I can hardly think of a better time!” Lord Hargrove laughed.

Laurence’s eyes darkened, and he glared at the man. “What do you mean?” he growled.

“See, I’ve come across some marvelous properties in the East End.” Lord Hargrove grinned.

A sharp stab of anger shot through Laurence’s veins. The snake had managed to snatch the properties after all.

“I see congratulations are in order.”

“It was only after I bought them that I realized you had been interested. Perhaps there is?—”

“Lord Hargrove,” Laurence cut the man off. “I want to make something abundantly clear. I want nothing to do with you. Not a business relationship, not a friendship, nothing.”

Lord Hargrove froze, and his eyes widened. He clearly had not expected such a vehement rejection. “Your Grace, why?—”