Terms and Conditions

Cancellation Policy

In the unfortunate event that you have to cancel your stay with us we will refund your deposit based on the following conditions:

1. Cancellation is made at least 6 weeks in advance of your stay. For major events in the area, 8 weeks. Should the cancellation be made within 21 days of the booking start date then the remainder of the balance is due. (For major events the remaining balance is due if cancellation is made within 40 days of the booking start date.) A cancellation admin charge of £10 per room/property will be taken from the refundable deposit.

2. If you are unable to cancel within the above time scales, your deposit is non refundable and the remaining balance may be due except for when a replacement booking by a third party is taken before your stay due date and for at least the same value.

3. We may cancel your booking before your arrival date. If we do so we will refund any monies paid. Where remaining balances have not been paid by the due date we reserve the right to cancel the booking and retain the deposit. In some instances the full balance will also be taken.

Once you have arrived at our site we reserve the right to ask you to leave our premises in the following situations:

A. Nuisance such as noise.

B. Unacceptable/offensive behaviour towards other guests and staff.

C. Vandalism.

D. Damage/destruction to the property or grounds.

E. Disturbing other guests.

3e. We will not be liable to pay any compensation if we cancel your booking in accordance 3D.

4. Force Majeure

We regret we cannot accept responsibility or pay any compensation where the performance or prompt performance of our contract with you is prevented or affected by reason of circumstances which amount to force majeure. Circumstances amounting to force majeure include any event which we could not even with all due care, foresee or avoid. Such circumstances include the destruction or damage of your holiday home. (which cannot reasonably be remedied to a satisfactory standard before the start of your holiday) through fire, flood explosion, storm or other weather damage(including a period of electricity failure), break-in, criminal damage or any similar event. Such circumstances also include riots or civil strife, natural or nuclear disaster, war or threat of war, actual or threatened terrorist activity and all similar situations beyond our control.


When 3 or more properties are booked we reserve the right to take a £50 damage deposit per property which will be refunded upto 1 week after the property has been vacated. Any breakages, damages or additional cleaning required will be deducted from the deposit, without reference to the client.

5a. You will take proper care of the property and its contents. The properties should be left in a clean and tidy manner as they were when you arrived. (Please see above re additional cleaning costs.) If contents have been removed for use in other properties, they should be returned to the correct property prior to departure. Not doing so may incur an additional charge which will be deducted from the damage deposit. If you have any queries concerning the state of your property on your arrival please contact us immediately.

5b. Breakages / damage must be reported to us and made good or paid for if appropriate.

5c. All properties are strictly No Smoking. Smoking is permitted on the balcony and the outside areas of the facility.

5d. Children are welcome but must be supervised at all times.

5e. No additional visitors are to stay over night without our permission.

5f. The property must be vacated by 10.00am, on the day of departure.

5g. All fixtures and fittings and equipment must be used solely for there intended purpose.

5h. You are responsible for arranging your own insurance cover.


6a. We will make all endeavours to ensure that all advertised facilities are available on your arrival.

6b. We provide all bed linen and towels for use during your stay at no extra charge.

6c. We provide electricity, water and gas at no extra charge.

6d. We reserve the right to enter your property at any reasonable time, giving reasonable notice, to make an inspection, carry out repairs or carry out maintenance.

6e. We accept no liability for any accident, loss, death or damage to you or your property unless such loss, death, damage or accident is due to our negligence or the negligence of our employees.


This Contract is subject to the laws of England and Wales and the jurisdiction of the English courts. YOUR STATUTORY RIGHTS ARE NOT AFFECTED

Sally Udale, Broccoli Bottom, Wing Road, Manton, Rutland. LE15 8SZ. Tel: 07702 437102