Terms and conditions


For all bookings, the Lead Guest must formally confirm that they accept our Terms and Conditions. They may sign the Booking Form if paying by cheque and send the agreement with payment or, if booking on-line, confirm that they have read and accept these Terms and Conditions. The Lead Guest must be over 18 years of age and authorised to make the booking and to accept these Booking Terms and Conditions on behalf of all persons named on the Holiday Let Booking Form. The Lead Guest will be responsible for making all payments due.

On receipt of documents from us, you must advise us if anything appears to be incorrect. We regret we cannot accept liability if we are not notified of any inaccuracies within 10 days of our dispatching the documents to you.

We reserve the right to refuse a booking without giving any reason.

We do not accept bookings for hen or stag parties, girlie weekends or lads nights.

Accommodation Payment

In order to confirm your booking a cheque for 25% of the total rental fee must be enclosed with the signed Booking Form, or equivalent payment may be made on-line. If we do not receive your payment (and both these signed forms, if appropriate) within 5 days of your verbal or email confirmation, then we will release your reservation and will not be able to guarantee that the property will subsequently be available.

We must receive the balance of rental fee by 30 days prior to the booking arrival date. If payment is not received by us in full and by the date given in our confirmation letter then we reserve the right to treat the booking as cancelled. In this case, cancellation charges as set out in the clause "Cancellation by you" will be applicable.

Bookings received 6 weeks or less before the booking arrival date must be paid in full.

Although we would not anticipate any costing errors on the confirmation invoice, should there be an obviously incorrect price shown, then we will issue a new invoice and will not be bound by the price shown on the incorrect invoice.

Payment method

Down payment (deposit) in order to secure a booking is to be made via our on-line payment service using a debit card, credit card or Pay Pal. Our on-line payment service is accessed via the button under the Booking Form on the web site.

The balance payment (final payment) - together also with the refundable security deposit - is to be made by bank transfer using the details we will provided in our booking confirmation communication. This is due 30 days before your stay.


A binding contract comes into existence when your booking is confirmed by telephone (when you are booking 6 weeks or less before departure) and in all other cases when we dispatch our confirmation invoice. This contract is governed by English Law. It is mutually understood and agreed that any dispute, claim or any other matter that arises out of this contract or your holiday will be dealt with by the courts of England and Wales.

Cancellations by Lead Guest

You may cancel your booking at any time. Cancellation must be communicated to us in writing and takes effect from the date received by us.

In the event of cancellation (after the final payment on your holiday let has been made) then you will be able to get a refund only at the rates set out below:

  • Less than 14 days prior to arrival date – 0% of agreed holiday let cost
  • Between 14 and 21 days prior to arrival date – 30% of agreed holiday let cost
  • More than 21 days prior to arrival date – 60% of agreed holiday let cost

The booking confirmation amount of 25% of the agreed holiday let cost is not refundable.

We highly recommend taking out holiday insurance to cover the eventuality that you might have to cancel your holiday at the last moment.

Cancellation by us

It is extremely unlikely that we will have to make any changes to your property rental. However, occasionally we may have to make changes and reserve the right to do so at any time. Most of these changes would be minor and we will advise you of them as soon as they may be applicable. If we are forced to cancel the property rental because of force majeur or for any reason that makes the property unfit for rental, you will have the choice of either allowing us to try to locate a suitable alternative property on your behalf or of cancelling the booking and accepting a full refund of all monies paid to us. Please note that we are not liable for any consequential loss or incidental expenditure resulting from the cancellation of your holiday.

Hot tub or sauna

No guarantee of availability of the sauna or hot tub is given. Every effort will be made to ensure they are available and a 15% reimbursement of the cost of the stay (or part of the stay - excluding standard maintenance - if the unavailability is only partial) will be given if they are not.

Appropriate use of the sauna and hot tub according to normal safe use practices is the responsibility of all guests. No liability is accepted by the the owners of the property or to their representatives for the consequences of misuse or inappropriate use by a guest or guests.


Complaints must be reported immediately to the owners of the property or to their representatives thereby giving them the opportunity to rectify the problem during your stay. If the problem cannot be rectified during your stay, you must write to us within 28 days of departure giving full details of your complaint. We cannot accept complaints if you have not followed the course of action laid down in this clause.

Occupation of the Property

Only the named guests are permitted to stay in the property. You may have visiting guests. However, if you are expecting overnight visitors, you must let us or our representatives know and this will be charged for. You and your party must not exceed at any time the numbers of sleeping places, i.e. 4. The owners or our representatives have a right at all times to refuse access to the property for people who are not members of the party.

Arrival Time

This is from 14.00 hrs / 2.00pm on the arrival day booked.

Departure Time

This is by 11.00 hrs / 11.00am on the departure day booked for week long and short break stays but 16.00 hrs / 4 pm for 2 night weekend stays. We can sometimes be a little flexible on times, dependent on previous/subsequent bookings. Please check with us and when possible we will be happy to oblige.

Recent Guest Comments

“We needed a break. We needed peaceful time. We wanted to be cozy and warm. We wanted some us time. We found it here. Will be back ASAP. Thank you, Simon and Ruth.” Bob and Wendy - Jan. 29th 2023

“What a week of wonderful weather and visiting an area we had hardly ever seen before. Good nights' sleep on a lovely comfy bed, lovely clean and well equipped cottage, pretty garden, super hot tub and garden facilities and a helpful host. We have enjoyed our stay with you. Thank you so much.” Norman and Trish - Jul. 24th 2021

“Simon and Ruth’s place was an amazing choice for my friend and I for a weekend away to relax and unwind. Set on its own in a beautiful part of the forest, we had superb privacy all weekend, and were able to fully utilise the spa facilities, which are absolutely amazing! We spent our Saturday night sipping tea in the hot tub under the stars, in the forest, and had a quick spell in the sauna... we couldn’t have asked for more! The house is kitted out with everything you may need for either a long or short stay, and as well as the pubs being a stumble away, a large shop is only a few minutes away by car and had nearly anything you would want/need. Simon greeted us on arrival, and gave us a tour of the place and some really useful tips around the house and for the spa. He was great with communication, and is a super host! Thanks again for letting us stay!” Nicola (Nicola posted this on Airbnb) - Mar. 15th 2020

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Children Welcome Cyclists Welcome Cycle Storage Walkers Welcome Waymarked Walks Nearby Totally Non Smoking No Pets Allowed (Guide dogs considered) Iron Facilities Dishwasher Colour TV Off-road Parking Ground Floor Bedrooms Oil-fired Central Heating Log Burning Stove Drying Facilities Linen Included Gas Cooker/Oven Microwave Refrigerator WiFi Internet Access Hot Tub Short Breaks Available Enclosed Private Garden Golf Nearby Riding Nearby