Terms & Conditions


THE CONTRACT OF HIRE is for the hire of the property for holiday purposes only. We do not accept bookings from Hirers under 18 years of age. All bookings start from 4pm on the date of hire and the property must be vacated by 10am on the day the period ends.

A BOOKING DEPOSIT of at least 50% of the total cost of the stay, is required in order to secure the booking. Bookings will be confirmed upon receipt of the required deposit payment. However, if the booking is made within four weeks of the holiday commencement date, the full accommodation rental will be required.

THE BALANCE PAYMENT is due 4 weeks before the holiday commencement date. The Owner reserves the right to cancel a holiday where full payment has not been received less than 14 days before the holiday commencement date. The deposit paid on the booking is non-returnable.

A DAMAGE DEPOSIT (Bessingham Manor ONLY)of £800 is payable at the same time as the final payment. This is to cover the cost of any severe damage suffered to the property or its contents during your stay as well as the cost of any special cleaning that is required after departure. We will endeavour to refund the damage deposit within one week of your departure. However, should this apply, an appropriate amount of the damage deposit will be held until the process is completed.

VAT at 20.0% is included within the quoted rental price (Not Applicable to The Coach House, Cambridge).


If you are forced to cancel your holiday, you must inform us in writing immediately.

Cancellations made within 7 days of booking, and the commencement date is more than 28 days away, the deposit will be fully refunded.

Cancellations made after 7 days of the initial booking and the commencement date is more than 28 days away, the full deposit will be refunded only if the property can be re-let.

Cancellations made less than 28 days prior to the commencement date will be liable for the full cost of the stay. The full amount will be refunded only if the property can be re-let.

Cancellations made during the stay will be liable for the full cost of the stay. Any refunds will only be made if the property can be re-let.

All refunds are subject to an administrative charge of 5% of the deposit/payment taken

We strongly advise that you take out suitable cancellation and travel insurance for your holiday.


The use of accommodation and it’s facilities, is entirely at the users’ risk, and no responsibility can be accepted for injury, loss or damage to user’s or visitors’ belongings. However, the Owner does not seek to exclude or limit legal liability for the negligence of their servants or agents.

The Owner cannot accept liability for happenings outside its reasonable control, such as breakdown of domestic appliances, plumbing, power failures, temporary invasion of pests or damage resulting from exceptional weather conditions.


The Owner takes every care to ensure the accuracy of the property descriptions. All information on our website and in the cottage brochure is given in good faith and is believed to be correct at the time of going to press, but the Owner cannot be held responsible for changes beyond its control, which may become known after publication of this literature.

The Owner’s description of a cottage shows what amenities that property has but generally does not state what is not in the property.


The Hiring Contract is made on the understanding that the property and its facilities as published will be available for the dates stated. In the unlikely event that a property is not available through events arising outside the control of the Owner, then the Owner may be forced to cancel the booking. The Hirer will be advised as early as possible. Where possible, The Hirer will be offered suitable alternative accommodation, which, if not acceptable, will entitle the Hirer to a refund of all monies due. The Hirer will not as a result have any further claims against the Owner. There is no right to remain on the property after the expiration of the rental period.


For the whole of the period included within your booking, you will be responsible for the property and will be expected to take all reasonable care of it.

The property and all equipment and utensils must be left clean and tidy at the end of the hire period. The Hirer must ensure that the property is fully secure when they are out and upon vacation of the property.


The Hirer shall use the accommodation strictly for private holiday occupation and this agreement shall not confer on the Hirer any security of tenure within the terms of the Housing Act 1988 pursuant to which the occupation shall be deemed to be by way of an excluded tenancy.

The Hirer shall not do or allow to be done anything, which may become a nuisance to the occupiers of neighbouring properties.

In no circumstances may the number of persons occupying the property exceed the number of beds provided (does not apply to infants under the age of 2).

The Owner reserves the right to refuse admittance or require that the Hirer vacate the property if this condition is not observed. In this eventuality, no refund of monies will be due.

The Owner reserves the right to refuse or revoke any bookings from parties that may in their opinion (and at their sole discretion) be unsuitable for the property concerned.


All damages and breakages are the legal responsibility of the hirer and should be notified to the Owner immediately so that items can be replaced or repaired for the next guests. Their cost shall be refundable on demand. However, minor damage or breakages will not normally be charged but the owner reserves the right to charge bad tenants for extra cleaning, breakage or damage beyond what is reasonably expected.

The Owner reserves the right to charge you any additional costs incurred as a consequence and may, at their discretion, refuse future bookings.

The Owner has the right to enter the property (without prior notice if this is not practical or possible) if special circumstances or emergencies arise (for example if repairs need to be carried out).

Should the damage result in another booking being cancelled, the Hirer will be held liable for all consequential losses to the owner.

The Owner reserves the right to repossess the Holiday Home at any time, where you or any member of your party has caused unacceptable damage. The Owner shall not be liable to make a refund of any remaining portion of the hire terms paid.


Dogs are NOT allowed at THE COACH HOUSE. Well behaved dogs are welcome but are limited to 2 dogs in the Norfolk properties.

Dogs must not be allowed onto the furniture or allowed to venture to the upstairs of the property. They are not allowed into carpeted/rugged rooms at BESSINGHAM. Please clean muddy dogs before allowing them to enter the property.

Faeces must be fully cleared from the garden.

Any extra cleaning resulting from the negligence of the above will be invoiced for.


Smoking is strictly forbidden anywhere in or around the property.


Bed linen is provided to all beds apart from the cot. Guests are requested to bring any towels that they require and also cot linen if this is to be used.

Bath Mats and tea towels are provided.

Towels are provided at BESSINGHAM.


If you should encounter a problem during your stay, or if you are dissatisfied with the service provided, you should refer to the owner immediately.

The Owner will take all reasonable steps to correct any problems arising.

The Owner will not consider claims for problems notified to them AFTER the stay has ended.