Terms & Conditions

The Contract

The contract being entered into is for a short term holiday rental only, so there is no entitlement to any assured shorthold tenancy (AST), assured tenancy or any statutory protection under the Housing Act of 1988 or any other statutory protection of tenure. The contract is between the owners of Oxnead House Holiday Cottages (referred to as ‘owners’, ‘us’ or ‘we’) and the person making the booking and both members of the holiday party (referred to as ‘you’ or ‘your’) in the following booking conditions.The contract will be subject to UK law and you accept the exclusive jurisdiction of the English courts. The contract is not deemed to be effective until we have processed the deposit and issued confirmation. The person making the booking must be over 18 years of age at the time of booking and certifies that he or she is authorised to agree the Terms and Conditions on behalf of both persons in the party and does agree and accepts responsibility for both of them. The booking form must list the names, addresses ad ages of both people in the party. These cannot be substituted for others at a later date. These conditions must be complied with and the contract will be subject to these booking conditions.


Cheques should be made payable to ‘Oxnead Holiday Cottages’. Payment of the deposit / in full may be made by cheque or bank transfer - we regret cheques cannot be accepted within 21 days of your holiday. Bookings will be confirmed when we have received the completed and signed booking form together with the deposit of 40% of the holiday cost, or payment in full if that is appropriate. The balance of the rental must be paid a minimum of one month before the month in which the holiday commences. Any booking made within one month of the holiday start date will require payment in full. We reserve the right to cancel a holiday if payment is not received within this timescale and you will lose your deposit. However, once your booking has been confirmed by us after receipt of a completed and signed booking form together with the deposit, you are responsible for the full rental cost even if you subsequently cancel.

Online booking: 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 on the booking form. This does not form a contract between us. A contract shall only arise when your booking is subsequently confirmed in writing via a letter of confirmation sent to you by post or e-mail.


Please advise any cancellations immediately both by telephone and with confirmation in writing by recorded delivery. If we are able to subsequently re-let, (which is likely to be at a lesser price than you paid), we will refund the final letting price less an administration fee. In the event that we are unable to re-let there will be no refund under any circumstances.

There is always a percentage of holidaymakers annually who have to cancel their holiday due to unforeseen circumstances. So it may well be judicious for you to take out cancellation insurance either with your insurer or with a holiday insurance specialist in these matters, to avoid paying for a holiday you were unable to enjoy.

If we have to cancel your booking in advance due to circumstances beyond our control (known as ‘force majeure’), eg. fire, flood, epidemics, damage or destruction of the property, exceptional weather conditions, we will refund the full amount of the booking or if terminated early, during your holiday, a refund based on the time remaining of the booking. No additional compensation, expenses or costs will be paid.

Non-Availability of Property

We reserve the right to cancel the booking for any reason, and in such an event an alternative property will be offered where available. If no alternative property is available all monies paid in advance by you will be refunded in full but you shall have no further claim against either us or our representatives for consequential losses or expenses.

Arrival and Departure Times

Oxnead House Holiday Cottages are Saturday to Saturday holiday lets. The cottage will be ready for your occupation at 4.00pm on the commencing day of your holiday and must be vacated by 10.00am on the day of departure. Failure to do so will result in another day’s rental being charged. If, on the day of arrival you find that you will be arriving later than 4.00pm you must advise us in advance, so that alternative arrangements can be made. Should you not turn up at all on that day or by 12.00 noon the following day, without pre-advising us, then we will be entitled to re-let the property notwithstanding that you will remain liable for the period for which you have already paid.

Use of The Property (for ‘property’ read building and land)

By payment of the deposit or full payment, you acknowledge that you are authorised to make the booking on behalf of all persons who will occupy the property throughout the duration of the reservation and that those persons are aware of the terms of these conditions. You shall be a member of the party occupying the property and hereby agree to the following:

  1. If the majority of the individuals residing in the property during the period of your reservation are under 30 years old, or if the party are all of the same sex, we must be notified in writing;
  2. The property details state the maximum number of persons permitted to occupy the property and grounds at anytime;
  3. No smoking is permitted within the property;
  4. You must not cause a nuisance or disturbance to neighbouring accommodation or behave in an unreasonable way.

Any breach of these provisions will constitute a breach of contract, and we may terminate the reservation forthwith in which event all moneys paid by you will be forfeited and you and any third party residing in the property during the period of your reservation may be required to vacate the property with immediate effect. We reserve the right to take possession of the property at any time where damage or nuisance has been caused by you or any third party residing in the property during the period of your reservation. In such an event we will not be liable to make any refund of any monies paid by you whatsoever.

Condition and Care of The Property Plus Inventory

Before you arrive the cottage will have been cleaned and the inventory checked. Any discrepancies or damage found should be reported to us within 24 hours of arrival, otherwise everything will be deemed to be correct. You are responsible for the property and are expected to take every reasonable care of the property, ie. the building, fixtures and fittings, all its contents, (furniture, pictures, electronic / electric appliances etc.) both inside and outside on the property. You must leave them in the same state of repair and clean and tidy condition as at the commencement of your holiday. You will be liable for the full cost of any damage caused to, within or on the property during the letting, including any cleaning necessary over and above normal service. The cost of any damage will be invoiced to you on departure or as soon as possible after departure by us. You are legally bound to reimburse us on demand.


Pets allowed in the Barn and Stable; no pets are allowed in the Lodge and Dairy.

Personal Liability

The use of the accomodation and amenities at the property of Oxnead House Holiday Cottages is entirely at the users’ risk and no liability can be accepted for death or injury. You must take all necessary steps to protect and safeguard yourselves and your property from loss or damage howsoever arising. Neither we nor our representatives shall be liable to you for any such loss or damage and any vehicles and contents are parked here at your own risk.

Right of Entry

We shall be allowed the right of entry to the cottage at all reasonable times for the purposes of inspection, maintenance, or to carry out necessary repairs.


We have taken every effort to ensure that your stay with us is both enjoyable and up to our usual high standard. In the, hopefully, unlikely event of there being a problem or you have a complaint, it is essential that you advise us immediately, during your stay, so that we can investigate and take any necessary remedial action to rectify matters during your holiday. Retrospective consideration will not be possible.

Contact Information

Ian & Pia Saunders,
Oxnead House,
5 New Inn Hill,
Rockland St Mary,
NR14 7HB

Telephone: 01508 538295