"But Hilaria couldn't accept it," I objected. "She had taken a vow of poverty."

Sadie's smile was sly. "You didn't know Hilaria. Independent as a hog on ice. By the time this thing was signed"-she tapped the deed with her knuckle-"she'd had a bellyful of church politics. She was ready to pull out and establish her own community. Mother General either agreed to the deed restrictions or the order would lose the whole ball of wax. And all this was happenin' on the heels of Vatican Two, you know. Things were changing everywhere. Orders were breaking up. Communities were going their own way. Mother General decided to take what she could get, restrictions and all."

"And now," I said, dipping my tea bag up and down, "nobody remembers."

This situation happens more often than you might think. There are plenty of old deeds whose odd restrictions and covenants lie buried and forgotten in a courthouses and safety-deposit box willing. This kind of thing is the stuff of litigation, of course. It makes real estate lawyers skip all the way to the bank, rejoicing.

"Amen," Sadie said comfortably. "That particular Mother General has gone to her reward, and the order's changed law firms. And now that Hilaria is dead, and Per-petua, nobody remembers." She sipped her tea, her eyes bright over the rim of her cup. "Nobody but me. I've got a memory like an elephant."

I put my cup down and folded the sheets of stiff paper. "Your position is a bit precarious, wouldn't you say?"

"You're thinkin' that somebody in the hierarchy might offer to slip me a little payola to forget what I know?" Sadie snorted through her nose. "I didn't just fall off the watermelon truck." She slapped the stack of environmental posters. "I've had my share of battles. I know how bidness is done. I wouldn't take a nickel of their money."

That wasn't what I meant, of course. Hilaria and Per-petua had both known about the deed restrictions. Both were dead, and the local JP had questioned both deaths. Sadie's knowledge might make her vulnerable in a different way. But the Church wasn't the medieval Cosa Nostra it had once been, riddled with conspiracy and skullduggery. It had become more civilized since the days it had sponsored the witch burnings-hadn't it? Still, if I were Sadie, I'd watch my back.

"The current Mother General didn't get where she is by being anybody's fool," I said. "Before she commits St. Theresa's capital to a building program, she's going to take a look at that deed." I could imagine what she'd say when she actually read it. "One glance will tell her she can't turn the monastery into a vacation resort without risking a lawsuit."

Which made me stop and think. In this case, who would have standing to sue? Members of the Laney Foundation Board, collectively and individually, of course. Members of the St. Theresa community. Even the Townsends, who might claim that the order's violation of the deed restrictions constituted fraud and that they should get the land back, as Mrs. Laney's heirs. Not that they would do any-

thing of the sort, judging from Carl Townsend's boasts. It sounded as if he and the Mother General were anticipating a long and lucrative partnership. Still, I could picture dozens of lawyers gleefully contemplating the thousands of billable hours it would take to shepherd the potentially large flock of unruly litigants through the courts.

"You're right about the Big Mama in El Paso/' Sadie said. "That's what Hilaria always called her-Big Mama. But just 'cause a chicken has wings don't mean it c'n fly." Her hawk-nosed face wore a look of smug satisfaction. "That's what I told her on Saturday. Big Mama, I mean."

"You did?"

Sadie thumped the table with her cup. ' 'I sure as shootin' did. I called her up and told her I'm tired of all this skulkin' in the bushes, riggin' elections, playin' the numbers. St. T's won't settle down as long as she keeps siccin' one side against the other, and that's just what I told her." Thump went the cup again. "I don't have any say about what goes on inside the order. But Helen put me on the foundation board so I'd speak my piece about spendin' her money and managin' her land. She never intended it to be used for golf courses and tennis courts. She meant for the deer and the armadillos and the wild things to have it." Thump thump. "That's why I told Big Mama that I mean to bring the matter up at the board meeting tomorrow." Thump thump thump.

I blinked. "How did Big-how did she respond?"

Sadie's mouth was wry. "Said she'd take it under advisement." She pushed her cup away. "Next thing I heard, Olivia was flyin' off to El Paso faster'n a prairie fire with a tail wind."

Of course. A roadblock of this size would require extended discussion, not just with legal counsel, but with the person who was expected to head St. Theresa's. I wondered whether Olivia had learned about the deed before she left, or whether it had been stuck under her nose when she got to El Paso.

Sadie pulled out another chair and propped her feet up on it. "You ask me, we're talkin' war. Trouble is, though, Winnie isn't keen on a fight. She says she's too old, but it's not age that's holdin' her back. She's a sweet old gal, and I love her, but she does toe that line." She sat back and clasped her hands behind her head. "I figger that's why the Mother General put her in Hilaria's job. Winnie will do what she's told and when it comes time, she'll step down and keep her mouth shut."

The description fit Mother Winifred pretty well. "Given that attitude," I said, "I'm surprised that she'd ask me to look into the fires."

"My idea," Sadie said. "She does sometimes listen to reason." Her grin got wider. "Tell the truth, it wasn't a half-bad idea. You turned out better'n I hoped."

"How do you think the board will react to the news about the deed?'' I asked.

She made a shrug with her mouth. "We'll see. But that's not the only bidness I mean to bring up." She pulled her strong brows together, her expression darkening. "That's why I want you there, Counselor."

"Me? At the board meeting?"

"That's what I said." She swung her boots off the chair and planted them on the floor. "All hell's gonna break loose, China. I want somebody there as an independent observer. Somebody who knows the law and can come up with an opinion, fast."

"There must be other lawyers in this county you could call," I said. "Anyway, you want somebody in civil law. I was a criminal lawyer."

"I don't care what kind of law you know or don't know. A quick, sharp mind is what I'm after, one that ain't muddied by local politics. I want somebody who can see the issues."

"What kind of business do you expect to bring up?" I asked warily.

Sadie hesitated, studying me, as if she were deciding how

far I could be trusted. Finally she stood, walked to one of the cabinets, and opened a drawer. She took out a fat white envelope, sealed, and dropped it on the table in front of me. "It's got to do with the trust assets," she said. "The information is in this envelope."

"You're talking about the foundation's seven million?" I corrected myself. ' 'No, that was only what went into the kitty. The total must be up to fourteen or fifteen million now."

Her lips thinned. "You know as well as I do, China. What goes in don't necessarily come out."

"You're suggesting that something's wrong with the investments?"

Her grin had a knowing edge. "Be there tomorrow, ten o'clock sharp. That's when I'm openin' this envelope. I guarantee you, it's goin' to cause one hell of a ruckus. That board's goin' to be dizzier'n a rat terrier pup at a prairie dog picnic."

"Are you going to let me look at it?"

"There's nothin' you could do about it today," she said. She put the envelope back in the drawer and closed it. "Now, how about another cup of that tea?"