When you book Ness Cottage you enter into a contract with the owner of the property. These conditions set out the basis of your contract with the owner.


Bookings and offers of bookings are all subject to availability. When you submit a booking via our online reservation system you will receive an automatically generated booking summary by e-mail to the e-mail address you provide in the booking form. This does not form a contract. A contract shall only arise when your booking is subsequently confirmed in writing via an e-mail. We, the owner and the holidaymaker, have the right to refuse or cancel any booking, for whatever reason, within a 24 hour cooling off period of the booking being received. The party leader must be at least 21 years of age at the time of booking. Please check all booking details carefully and inform us of any incorrect information immediately.

The holidaymaker books the holiday as the consumer and therefore agrees that no liability can be accepted by the owner for any expenses, costs, losses, claims or other sums of any description which relate to any business suffered or loss incurred.

Non-availability of Property

If for any reason beyond the owner’s control the property is not available on the date booked, or the property is unsuitable for holiday letting, all rent and charges paid in advance by the holidaymaker will be refunded in full, but the holidaymaker shall have no further claim against the owner or the owners.


Pets are not permitted at the cottage. Registered guide dogs are allowed but you should inform us at the time of booking if you wish a guide dog to accompany you.


When you book full payment plus all additional costs must be received at the time of booking. If any payment made to us is not honoured, a £20 administration charge will be levied. In the event of a booking not being accepted by us, all fees paid will be refunded. Any charges raised against us by your bank for handling dishonoured cheques, bank transfers or any other payments will be passed on to you and you will be liable to reimburse us in respect of such charges within seven days. We regret that any charges incurred in handling payments from overseas will be passed on to you.

In the case of a dispute we will endeavour to resolve any issue.

Act of God

Both we and the holidaymakers will not be liable for our respective obligations under this agreement in circumstances amounting to Acts of God. An Act of God means any unusual and unforeseeable events beyond our control, including but not restricted to war, threat of war, civil strife, natural or nuclear disaster, fire, epidemics, terrorist activity, governmental action, acts of God.

Holidaymakers and the owners shall only be able to rely on Acts of God after taking all practical steps to remedy the cause of Acts of God.

Brochure Details

We make every effort to ensure that the information provided by the owners is presented accurately on our website, and in any other promotional material we may use. However, details and prices may be subject to change and errors do occasionally occur, so you must check all the details and arrangements with us at the time of booking. Sometimes changes to services or facilities at a property may occur after the booking has been made and in this instance we will let you know as soon as possible.


The owners shall have no liability for any death or personal injury unless this results from the negligence of the owners. In addition, the owner accepts no responsibility for the safety of, or the loss or damage to the tenants’ possessions whilst on the owner’s property or land. Exception to this is if damage or loss is caused by negligence by the owners.

Access and Parking

Access to the car parking on the drive is unsuitable for low slung vehicles. If you have particular queries regarding this please do not hesitate to ask.

Booking cancellation / change of booking

If you have to cancel your holiday we need to be notified immediately by email. This can only be accepted from the party leader. The amount you are liable for is set out below and depends on when you cancel:

Number of days before holiday start that notice is received dateCancellation charges of total rental
More than 28 days25%
Less than 28 days.
A cooling off period is honoured for 24 hours from the moment of making a booking

If you do not pay the amount due in relation to your booking by the due date (please remember, no reminder will be sent) we will assume that you wish to cancel the booking, in which case we will be entitled to keep all of the deposit already paid. If we do not cancel straight away because you have promised to make payment, you will be liable for cancellation charges of the total rental as per the table provided, depending on the date the owners treats your booking as cancelled. We would strongly advise you to take out cancellation insurance to avoid losing your monies if you do have to cancel your holiday.

The Property

You may arrive at the property any time after 3.30pm. At the end of your holiday you should depart by 10.00am. If you do not arrive at your holiday destination by 12 noon of the day following your intended arrival, and neither we nor the owner has heard from you, your holiday will be treated as cancelled. Whilst you are staying in the property it is you and your parties’ responsibility, to keep the property clean and tidy and to leave it in this condition at the end of your holiday. We appreciate the need for you to have an enjoyable time whilst on your holiday; however, we would also ask you to respect the cottage and its neighbours and not disturb or cause offence in any way. You must allow the owners, or their employees access to the property during reasonable hours, except where an emergency problem needs to be remedied immediately and you are out of contact, in which case, they may enter the property without your prior agreement. Pets may not be taken to the property. The property cannot be used for any commercial purposes, nor sublet or assigned to anyone not accepted by us as a party member.
Linen and towels, but not beach towels are provided. Linen is changed between tenancies. The owners are entitled not to let you into their property if they feel for any reason that you or any member of your party are likely to cause any damage to it and are under no obligation to find alternative accommodation for you or your party. You may not allow anyone to stay in the property not included in the booking form, nor may you change the composition of the party radically without notifying us. If you breach any of these rules, the owner is entitled to refuse you entry, in which case the holiday will be treated as cancelled, with no refund due and the owner is not liable to provide you with alternative accommodation.


Loud music is not permitted between 11pm and 9am within the grounds of the cottage.

Personal Safety

Please note that the grounds of the cottage are rough ground and shingle, and there are rabbit holes, and it is the responsibility of the holidaymaker to keep all guests in their party safe.

Special Occasions

No party, event or gathering may take place at the property which exceeds the maximum agreed occupancy numbers for the property without prior consent. It is also not permitted for any commercial enterprise or supplier of leisure activities to visit the property during your stay without the owner’s consent e.g. a caterer, magician etc. It is also not permitted for any alcohol to be sold on the premises without permission. Should any of these terms be breached the owner has the right to repossess the property without any compensation or refund due to you or your party.

Special Needs
If you have any special needs, such as reduced mobility, please let the owners know at the time of booking so they can advise you on suitability.

Losses and Damages

Losses or damages incurred by any member of your party during your holiday must be paid for. Before you arrive, the property will have been thoroughly cleaned and checked. If you find any discrepancies with the state of the property please notify the owner as soon as possible and certainly within 24 hours. Any losses or damages caused after this will be your responsibility and it may be worth checking with your own insurance company whether they will cover you in these circumstances. If a loss or damage does occur to the property while you are staying there, please inform the owners as soon as possible to agree the level of charges to be paid.


Please note that in accordance with current legislation, smoking is not permitted at the property.


All complaints must be notified to the owners immediately, so that on-the-spot investigation can be made if necessary and remedial action taken if required. Under no circumstances will compensation be made for complaints raised after the holiday period has ended, or when the holidaymaker has denied the owners the opportunity of investigating the complaint and endeavouring to put matters right during the holiday period.


In order to process your booking, we will need certain information from you about you and your party. We can guarantee that any information will remain confidential and is protected under the Data Protection Act 1988. You are entitled to ask us how we are using your details. We undertake to reply to any such requests in writing within 40 days and a fee will be charged for this. In some circumstances we may refuse such a request.


The contract between you and the owner and the owners is governed by English Law. Any dispute you have with the owners shall be dealt with in an English or Welsh Court of Law. Your statutory rights are not affected by anything contained within these booking conditions.