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1. Making your booking

All bookings are subject to availability.  The party leader must be at least 18 years at the time of booking.  The party leader must be authorised to make the booking on the basis of these Booking Conditions by all other members of the party.  By making the booking, the party leader confirms that he/she is so authorised and that all other party members agree that the booking is subject to these Booking Conditions.  The party leader is responsible for making all payments due to us.  Subject to availability and receipt of all applicable payments by us, the party leader will be issued with a written confirmation as soon as reasonably possible showing your booking details and the balance of your total booking cost remaining due.  Your binding contract with the Owner comes into existence when the written confirmation is issued.  For bookings made within 14 days of arrival, a binding contract with the Owner comes into existence when we give verbal confirmation of your booking to you and you have made the appropriate payments to us.  Receipt and banking of any deposit monies will not constitute acceptance of a booking.

Please note we will provide you with your written confirmation either by post or by email.  It is your responsibility to check your emails regularly and to advise of any change to your email address.

We have the right to refuse any booking prior to the issue of your written confirmation.  If we do this, we will tell you in writing and promptly refund any money due that you have paid to us.  In this we shall not have any liability towards you. As soon as your confirmation is received, you must check the details carefully.  If anything is not correct you should tell us immediately. 

2. Payment
When you book you should pay the 10% deposit amount, by cheque or bank transfer. The balance must be received by us no less than 6 weeks before the start of your stay. However, if you book less than 6 weeks before the start of your stay, your booking must be paid for in full by cheque or by bank transfer at the time of booking.

If any payment due in relation to your booking is not paid by the appropriate date, we are entitled to assume that you wish to cancel your booking.  In this case, we will be entitled to keep all deposits paid or due at that date.  If your payment is not honoured for any reason whatsoever, we are entitled to make an administration charge of £25.

3. Pricing
Prices may be increased or decreased and corrections made to errors in advertised prices at any time before your arrangements are confirmed.  The price of your chosen arrangements will be confirmed at the time of booking.  As changes and errors occasionally occur, you must check all details at the time of booking.  All prices quoted or otherwise advised to you include all charges and any UK taxes or governmental levies that apply to your holiday at the time of booking. 

4. Website details
We aim to ensure that the information provided on our website and other promotional literature or material produced and circulated by us is accurate.  There may be small differences between the actual property and its description as we are always seeking to improve services and facilities.  Occasionally, problems mean that some facilities or services become unavailable or subject to restriction.  We cannot accept responsibility for any changes or closures to local services or attractions mentioned on our website or advertised elsewhere.  We make reasonable efforts to ensure that information supplied to you in relation to our property and its facilities and/or services as well as advertised travel and other services is accurate and complete as at the date given.  We cannot accept responsibility for any inaccurate, incomplete or misleading information about any property or its facilities and services, except where any such information has arisen out of our negligence.

5. If you change or cancel your booking

(i) Changes
If, you wish to change any detail of your confirmed booking we will do our best to make the changes, provided that notification is received in writing by us.  However, we cannot guarantee that we will be able to meet any such request.  Please note that changes to your dates may be treated as a cancellation of the original booking and hence be subject to cancellation charges. 

(ii) Full Cancellations

If you have to, or wish to, cancel your booking, the party leader must telephone us on the number shown on your booking confirmation as soon as possible.  The day we receive your telephone notification of cancellation is the date on which your booking with the Owner is cancelled.  A cancellation charge will be payable, levied by the Owner, based on the number of days before the arrival date at the property that we receive notification of your cancellation, as shown in the following list.  This means that if you have paid the balance of your total holiday cost and then have to, or wish to, cancel, you may receive a refund of part of such cost.  However, if you have not paid your total holiday cost including any booking fee by the time of your cancellation, you may be required to make a further payment by way of cancellation charge.  For the purpose of the table below, Accommodation Cost means the total cost of the accommodation booking, including any extra items. 




More than 70 days: Full Deposit (including any Balance of Deposit due)

29 – 70 days: 50% of Accommodation Cost 

15 – 28 days: 75% of Accommodation Cost

14 days or less: 90% of Accommodation Cost

On arrival date or later: Full Accommodation Cost


6. Cancellations or changes by the Owner

The Owners do not expect to have to make any changes to your booking, but sometimes problems occur and bookings have to be changed or cancelled or errors in brochures or other details corrected.  The Owner reserves the right to do so.  If this does happen, we will contact the party leader (by telephone where reasonably possible in the case of a significant change or cancellation; minor changes will be notified by post or email) as soon as is reasonably practical, explain what has happened and inform you of the cancellation or change. 

7. Force Majeure

Except where otherwise expressly stated in these Booking Conditions, we regret that we can not accept liability or pay any compensation where the performance or prompt performance of the obligations under your contract by us is prevented or affected by or you otherwise suffer any damage or loss as a result of “force majeure”.  In these Booking Conditions “force majeure” means an event beyond the reasonable control of the Owner which the Owner could not, even with all due care, foresee or avoid including, but not limited to strike, lock-out, labour dispute, act of God, acts of terrorism, war, riot, civil commotion, malicious damage, compliance with a law or governmental order, rule, regulation or direction, accident, breakdown of plant or machinery, insolvency or bankruptcy of an Owner, fire, flood, snow and storm, difficulty or increased cost in obtaining workers, goods or transport and other circumstances affecting the supply of goods or services.

8. Our liability to you

If you have any complaints regarding any services we provide, you must inform us immediately and in any event confirm this in writing within 7 days of the end of any arrangements booked through us. We regret we cannot accept any liability if we are not so notified. Our maximum liability to you if we are found to be at fault in relation to any service we provide is limited to the Full Accommodation Cost (as defined above) which you have paid to the Owner in relation to the booking in question.  We do not exclude or limit any liability for death or personal injury which arises as a result of our negligence or that of our employees whilst acting in the course of their employment, or for our own criminal act.  We can not be held responsible for noise or disturbance originating beyond the boundaries of the property or which is beyond the Owner's control. In the event that a source of reasonably obvious noise has been in existence prior to your arrival and we are informed of this, we will contact you to inform you of the disturbance.  We cannot be held responsible for the breakdown of mechanical equipment such as pumps, boilers, nor for the failure of public utilities such as water, gas and electricity.

9. Insurance

We recommend that you take out adequate travel insurance to cover you for the duration of your stay.  

10. Disabilities and medical problems

If you or any member of your party has any medical problem or disability that may affect your booking please tell us before you confirm your booking and give us full details in writing as early as possible before you travel.  If the Owner reasonably feels unable to properly accommodate the particular needs of the person concerned we reserve the right to decline or cancel the reservation.


11. The Property

You can arrive at the property at any time after 5.00pm (unless advised otherwise, for example on your confirmation) on the start date of your rental period and you must leave by 9.00am on the last day.  If you fail to arrive by 12 noon on the day after the start date of your rental period and you do not advise the Owner of your late arrival, we may treat your booking as having been cancelled by you.  No refund of any monies paid by you will be made in this situation. 

You and all members of your party agree to keep the property clean and tidy, to leave the property in a similar condition as you found it upon your arrival, and to behave lawfully at all times whilst at the property.  You and all members of your party further agree not to use the property for any unlawful or commercial purpose, including without limitation assigning or subletting it or otherwise allowing anyone to occupy it who has not previously been accepted by us on behalf of the Owner.  You are responsible to the Owner for the actual costs of any breakage or damage in or to the property - along with any additional costs that may result - which are caused by you and/or any members of your party, and the Owner can require payment from you to cover any such costs.

The Owner is entitled at their sole and absolute discretion to refuse to hand over to you, or to repossess, the property if the Owner reasonably believes you or any member of your party is behaving unlawfully, or that any damage is likely to be caused, has been caused or is being caused by the behaviour of you or any members or your party.  These circumstances will be treated as a cancellation by you.  You also must not allow more 8 people to occupy the property, neither can you significantly change the composition of your party during your occupation of the property without prior agreement of the Owner.  If you do any of these things, the Owner can refuse to hand over the property to you, or can repossess it.  If the Owner does so, this will be treated as a cancellation by you.  In these situations no refund of any monies you have paid in respect of your booking will be made and the Owner will not have any liability to you as a result of this situation arising (including for example any costs or expenses you incur due to not being able to occupy the property, such as the cost of securing an alternative property/ accommodation or the payment of any compensation to you).  The Owner will not be obliged to find any alternative accommodation for you.

You must allow the Owner and any representative of the Owner (including workmen) access to the property at any reasonable time during your occupation of the property (except in cases of emergency or where a problem needs remedying quickly and you cannot be contacted in time - in these situations the Owner is entitled to enter the property at any time without giving you prior notice).


Up to two pets are allowed at the property subject to prior agreement with the Owner.  Pets are not allowed on beds or furniture.  Pets must not be left unattended in the property at any time.  You must clean up after your pet (including the garden). Customers with allergies should be aware that pets may have stayed in the property and we cannot accept any liability for any suffering which may occur as a result of such animals having been present. 


12.  Special requests

If you have any special requests you must advise us at the time of booking and confirm them in writing. No guarantees can be given that any request will be met.  Confirmation that a special request has been noted or passed on to the Owner, or the inclusion of the special request on your written confirmation or any other documentation, is not confirmation that the request will be met.  Failure to meet any special request will not be a breach of your contract.  Conditional bookings cannot be accepted ie: any booking which is specified to be conditional on the fulfilment of a particular request. 


13. Complaints

If you have any cause for complaint then we are anxious that remedial action is taken as soon as possible. Any queries or concerns should be addressed to the Owners.  It is essential that you contact the Owner or their representative immediately if any problem arises so that it can be speedily resolved.  It is often extremely difficult (and sometimes impossible) to resolve difficulties properly unless the Owner is promptly notified.  Discussion of any criticisms with the Owner or their representative whilst you are in residence will usually enable shortcomings to be rectified straightaway.  In particular, complaints of a transient nature (for example, regarding preparation or heating of the property) cannot possibly be investigated unless registered whilst you are in residence.  If, after this, you feel that the problem has not been resolved to your satisfaction, then the party leader must, within 30 days of returning from your holiday rental, put your complaint in writing to us.  If you fail to do so, this may affect your entitlement to claim compensation where this would or may otherwise have been appropriate. 


14. Passports, visas and health requirements

We regret we cannot accept any liability if you or any members of your party are refused entry onto any transport or into any country due to the failure on the part of the person concerned to carry or supply correct documentation.  If you or any member of your party is not a British citizen or holds a non-British passport, you must check passport and visa requirements with the Embassy or Consulate of the country(ies) to or through which you are intending to travel.   If failure to have or to supply any necessary travel or other documents results in fines, surcharges or other financial penalty being imposed on us, you will be responsible for reimbursing us accordingly.  We reserve the right to request any personal details, including passport numbers, if required to do so by the authorities or by law.

15. Governing law

It is agreed that any dispute, claim or other matter which may arise in relation to your booking will be governed by English Law and the parties agree to submit to the exclusive jurisdiction of the Courts of England and Wales.

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