Eighteen year old James Morgan was sitting across the desk from an attractive middle aged lady who was explaining to him that there was no accommodation in the Halls of Residence at the University of the Arts in South London.
James had been delayed on his return to England after holidaying with his parents by striking French farmers and fisherman who had blockaded both the Channel Tunnel and the ports until their demands were met.
Mrs Heather Talbot was telling him that this year saw an above average intake to the university. James was trying to concentrate on what she was saying but it was difficult as his eyes kept wandering over to her exceedingly large breasts. This didn't go unnoticed by Heather.
She thought she would have some fun with the young man so she stood up and moved behind her seat to bend down to pick a file from the bottom drawer of her filing cabinet. She knew James would see her bottom clad in her tight grey pencil skirt and the seams running up her grey silk stockings. She was sure she heard James inhale sharply.
Heather Talbot was a forty seven year old divorcee and had worked at the university ever since she and her husband had divorced nearly ten years ago.
She was attractive woman with dark hair, today tied up in a bun, and dark eyes. Her large breasts pushed up against the white silk blouse she was wearing. The glasses perched on the edge of her nose gave her just the look she wanted.
'I'm sorry James,' she said as she sat back down. 'I'm afraid there just isn't anything available.'
'Oh no,' James replied. 'What am I going to do?'
Heather had an idea but she wanted to be sure he was the type of person that would be suitable for what she had in mind.
She wheeled her chair over to another set of draws and reached in for a slip of paper. Instead of going back to her desk she stopped beside it so James could see her.
'Well there is one possibility,' she said crossing her legs. She loved the rasping sound her stockings made..
Heather looked over at James and was pleased to see his attention had been drawn to her long legs and her shiny dark grey high heels. She was also pleased to see James was trying hard to hide his erection.
'Ye..yes what is it,' James stammered when he realised what she had said.
'There's a lady who has taken students in previously, she may let you board with her. She is a widow and only allows one person to stay.'
James thought that it sounded promising.
'She does have certain rules I'm afraid,' said Heather. 'And if you break them she will punish you.'
She could see James squirming in his chair and she was sure his erection got harder.
'Would you like me to contact her?' she asked.
'Pl..please,' answered James.
Heather looked at the number and dialed even though she knew it off by heart.
'Mrs Aston? It's Heather Talbot here from the Accommodation Administrators Office at The University of the Arts. Yes. Hello. I have a young man here who has just arrived and I'm afraid he's missed all the rooms on site. He's new to London and doesn't really know where to look. I was wondering if you could see yourself allowing him to board with you? Yes, same terms as before. Yes he's a quiet young man. I'm sure you won't regret it. Thank you so much.'
She put the phone down.
'You're lucky, she's agreed to meet you. Be polite and I'm sure she'll let you stay. Here is her address. Her name is Penelope Aston. She said to go round right now as she's going out soon. It's only in Wandsworth so you should be there in fifteen minutes.
James thanked Mrs Talbot and twenty minutes later was ringing the bell of a large imposing three storey townhouse.
The door opened and a statuesque lady with short grey hair stood looking down on him. James thought she looked formidable. A handsome woman, not pretty but still very attractive. He guessed she would be in her mid fifties, five feet ten inches tall, slim but with large breasts. She was wearing a red satin blouse tucked into tight black trousers which in turn where tucked into brown leather boots that came up to her knees.
'You must be James,' she said. 'Please do come in.' Penelope turned and walked back into the house giving him a view of her well padded bottom in her tight trousers. He hoped he wasn't going to embarrass himself in front of her and get another hard on.
They sat down in the parlour and chatted. Penelope began by telling him that she had been a widow for over fifteen years but her husband had left her extremely well off and she only took in boarders for company. He told her about his life in the north of England and how he was looking forward to starting his media course at the university.
Penelope warmed to the young man. 'Did Mrs Talbot mention the rules that I like to impose?'
'N..not really. She just said you had some.' he replied.
'They are very simple. Keep your room clean and tidy, no excessive noise, no drunkenness and no females in your room overnight.'
'That sounds fine,' said James.
'Oh and one more thing,' said Penelope. 'If you break any of my rules I will punish you. I will put you over my knee and spank your bare bottom.' She paused to give time for James to realise what she had said and could see him blushing.
'Do you still want to live here?'
'Ye..Yes please,' James almost whispered.
'Good,' said Penelope standing up and going over to a cupboard. 'Here's your keys. One is for the front door and one is for your room. You'd better follow me upstairs. I'm sure it will be to your satisfaction. I've never had anyone complain. Yet!'
James followed her upstairs and marvelled at her rear. He was imaging being put over her knees and getting a spanking. When they arrived at his room James couldn't believe his luck. Unlike the rest of the house the room was modernly decorated with a big brass double bed and a flat screen television that was connected to a computer.
Penelope pointed it out. 'This should help you with your studies so no surfing the web for porn. If I find any stains on your sheets you won't be able to sit down for a week.'
James blushed even harder.
'Where are your bags?' she asked.
'They're in a luggage store at Euston Train Station.' he answered.
'Right if you go and get them I'll just pop out but I shouldn't be long so I will help you settle in and show you where things are.'
