Terms and Conditions

Reservations for all accommodation - whether made by telephone, fax, in person, in writing or from the internet - are accepted by Manor Cottages, hereinafter referred to as MC, on behalf of Property Owners with the following conditions:

Contract of Hire

The Hiring Contract will be between you the Hirer and the Owner of the property for which the booking is made and shall be deemed to be made subject to the Conditions of Hire and governed by English Law. The Contract is for the hire of the holiday property for the specified dates in the booking confirmation. MC act as Agents for owners, and are not Principals. The Contract of Hire is not effective until MC despatches to the Hirer written confirmation of the booking. We do not accept bookings from Hirers under 18 years of age or individuals booking a property for sole use by under 18 year olds. All Bookings for more than 12 months in advance need to be made over the telephone or by email enquiry to enquiries@manorcottages.co.uk.

Initial Payment

Property bookings will be confirmed upon receipt by MC of the required deposit payment and the booking fee. However, if the booking is made within EIGHT weeks of the start/commencement date, the full accommodation rental sum will be required.

Balance Payment

The Balance of the Hire will be due for payment EIGHT weeks before the property booking commencement date. The Owner / MC reserves the right to cancel a property booking where full payment has not been received by 35 days before the property booking commencement date. The deposit paid on the booking is non-refundable and the customer remains liable for the balance payment. Please also read Booking Cancellation below.

Credit Cards and Bank Transfers

Payments for property bookings may be made by credit or debit card. Payments made by bank transfer should include any handling charges and any bank charges are to be borne by the customer.

Value Added Tax

Where VAT applies to the property rental, it is included in the quoted price at the prevailing rate, i.e. 20%. All VAT inclusive rentals are subject to change if the rate changes. Please note that the MC Confirmation of Booking is not a VAT invoice.

Confirmation of Booking

Once MC has issued a 'Confirmation of Booking', either by post or email, the Hirer is responsible for the total published price of the property and any extras as shown on the confirmation. Any amendments to bookings, where applicable, will be subject to a £25 administration fee.

Vouchers, Offers & Bookings with a Low Deposit

Occasionally, MC offer bookings to be made with a 'Low Deposit'. All bookings made with Low Deposits are intended to assist customers in budgeting. MC require the 'balance of the holiday cottage booking value' (that amount which is oustanding when reserving a cottage) payable in full 12 weeks before you arrive at the holiday property. Deposits must be paid using a valid debit or credit card, with an expiry date beyond the holiday date, as outstanding balances will be automatically deducted using the SagePay Secure payment system. When you book a property with a Low Deposit, you agree to pay the difference between the amount paid and the full cottage value plus any other associated fees. Property bookings made with a Low Deposit will have the outstanding balance automatically collected/deducted 12 weeks before the booking starts. If payment fails, MC will take all reasonable steps to collect the outstanding deposit balance payment. However if final payment is not received within 48 hours of the 12 week deadline, MC reserve the right to cancel the booking and retain the Low Deposit amount. MC will advise the customer immediately when this is the case. When you book a property with a Low deposit your booking is subject to all other MC Terms and Conditions, including that you are liable for the full booking price, as specified on your booking confirmation. If you cancel, you must also pay all other cancellation charges which may apply. Please note: One Low Deposit Booking per household.

Where MC offers a Voucher Code, please note that the correct and relevant code must be used either on the telephone or in the voucher code box (found on the website booking page). Failure to use this code or quote this code on the telephone or on the website will deem the property booking is not included within the terms of the voucher code offer. All vouchers have dates where the code is 'live' and available, customers must have completed the booking(s) within the stated time frame and date to qualify for the voucher code incentive. MC will act as final arbiter in any disputes on the validity of a request for a booking to be included within in advertised voucher code promotion. All bookings made with a voucher code, low deposit or offer are made under the normal terms and conditions of all bookings, there are no exclusions. Any offers, voucher codes, incentives or similar cannot be used in conjunction with each other (or other offers/reductions agreed) for bookings. MC will endeavour, in good faith, to ensure that the best offer is placed on the booking, but cannot be held responsible for mistakes.

Booking Cancellation

Customers are STRONGLY ADVISED to make their own travel insurance arrangements to ensure cover in the event you have to cancel your booking. If you are forced to cancel your property booking you must inform MC immediately and follow this with a written confirmation via email or posted letter to MC's office.


The use of accommodation and amenities, where offered, such as swimming pools, tennis courts or fishing lakes, is entirely at the user's risk, and no responsibility can be accepted for injury, loss or damage to user's or visitor's belongings.

Party Make Up and Numbers

Under NO circumstances may more than the maximum number of persons, as stated on the website, occupy a property at any time. Single sex parties over 6 people must be advised to MC at the time of booking, in order to advise owner. Failure to do so may result in loss of deposit and loss of cottage. Customers must make it clear at the time of booking if their stay at a holiday property is work-related.

Owners reserve the right to refuse admittance or eject customers / guests if these conditions are not observed.

In addition, MC and the owners reserve the right to refuse or revoke any bookings from parties or groups or individuals that may, in their opinion and at their sole discretion, be unsuitable for the property concerned. No properties or rooms within properties can, under any circumstances be sublet to a third party or be supplied/used by guests not named at the point of booking. In all instances, MC and the owners reserve the right to refuse bookings if, in their opinion, this condition is violated.

In certain instances, and where specified within the property description, a property may offer the use of an extra bed, sofa bed or similar sleeping arrangement for an additional fee. Although our website will give a property booking price indication (listed as 'Full and All Inclusive Price'), please be aware that as certain properties charge different prices for the use of the extra bed, and in such cases you will be asked for this amount IN ADDITION to the full and inclusive price quoted on the MC website.

Hirer's Responsibilities

The Hirer is responsible for the property and is expected to take all reasonable care of it during their stay. All equipment, utensils, etc must be left clean and correctly replaced in their original location, and the property must be left clean and tidy at the end of the hire period. Pets should not be left unattended in the property at any time, and should not be allowed to climb or sit on furniture. It is requested also that pets not be allowed in bedroom areas of properties.


All damages, breakages and moving of furniture are the legal responsibility of the Hirer and the Hirer's party. They must be notified to the owner or keyholder before the end of the booking period. Their cost(s) shall be refundable on demand. While minor damage or breakages will not normally be charged, we do reserve the right to charge bad tenants for extra cleaning, breakage or damage and may refuse future bookings.

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

Any Damages/Security Deposits charged by the owner and administered by the Owner themselves or by MC will be cashed no more than one week before the booking start date to allow for bank clearance, and reimbursed promptly after the booking departure date (less any penalties which may be incurred). MC reserves the right to request payment of a security deposit should it be deemed necessary by the Owner.

Please note that all properties are NON SMOKING within the building(s) associated with your property booking. If customers or their guests are found to be smoking within the property they may be asked to leave. Owners or their representatives may stipulate that smoking is permissable outside the property buildings(s).

If MC or the owners or their representatives find guests have ignored this rule, customers will find themsleves both legally and financially liable for actions and work required to return the property to its original state. While MC will try to ensure non-smoking as stated above, it cannot be held responsible for guests' behaviour at or within the property.

Customer Service

If you are dissatisfied with the service you have received you should follow the Customer Service procedure outlined in the FAQ's section of the website. Any contract shall be governed by English Law and interpretation.


MC takes every care to ensure the accuracy of the property descriptions and prices. All information in the brochure and on our website is given in good faith and is believed to be correct at the time of going to press, but MC cannot be held responsible for misunderstandings or changes beyond its control, which may become known after publication of this literature. Owners reserve the right to change prices after publication. The statements and prices in the brochure, the website and elsewhere are made in good faith but the agent has no liability for inaccuracies.

Although we inspect properties and take seriously any complaints we receive from customers, MC does not accept any liability for the failure of the owner to keep the property and its contents in good condition. The owner is ultimately responsible for resolving any difficulties which you may experience with the property you have booked. MC cannot be held responsible for construction work carried out at neighbouring properties, but will attempt to advise potential customers at the point of booking if work is on-going.

In addition, whilse we advertise properties as 'non-smoking' or 'no pets', as instructed by the Owner, we cannot guarantee the fact. The Property description shows the amenities a property has but generally does not state what is not included in the property.

Further, MC cannot accept liability or responsibility for happenings outside its reasonable control, such as breakdown of domestic appliances, plumbing, wiring, temporary invasion of pests, damage resulting from exceptional weather conditions or the owner's negligence resulting in loss, injury or accident.

Please be aware that if a property is advertised as having an enclosed garden, this does not necessarily mean a secure garden. It may be enclosed by hedging or open style fencing.


In the event of any dispute between parties it shall be referred to the jurisdiction of the English courts only and any actions shall be heard in the court for the area in which the property is located. Any disputes arising between you and The Owner or MC, if not mutually resolved, can be referred to a single arbitrator agreed, or in the default of such agreement, to the President for the time being of the Law Society or Institute of Arbitrators. In either case, such arbitration would be subject to the provisions of the Arbitration Act of 1996 or any statutory modification thereof for the time being in force. All parties will contribute equally to the cost of Arbitration.

Force Majeure

Except where otherwise expressly stated in these Booking Conditions, we regret that neither MC or the Owner can accept liability or pay any compensation as a result of 'force majeure'. In these Terms and Conditions 'force majeure' means an event beyond the reasonable control of the Owner and/or MC which MC or the Owner in question could not, even with all due care, foresee or avoid - including, but not limited to - strike, lock-out, labour dispute, act of God, acts of terrorism, war, riot, civil commotion, malicious damage, compliance with a law or governmental order, rule, regulation or direction, accident, breakdown of plant or machinery, insolvency or bankruptcy of an Owner, fire, flood, snow and storm, difficulty or increased cost in obtaining workers, goods or transport and other circumstances affecting the supply of goods or services.


The Hiring Contract is made on the understanding that the property and its facilities will be available for the dates stated. Without prejudice to the foregoing, in the event that a property is not available or is unuseable due to events arising outside the control of MC or the Owner, MC may be forced to cancel the booking or offer suitable alternative accommodation. The Hirer will be advised as early as possible. The Hirer will not have any further claims against MC or the owner. No compensation, costs, expenses or other sums (including, without limitation, the cost of securing alternative accommodation) will be payable in any other such circumstances by either the owner or MC.

Please note that reservation requests taken via our website are not confirmed bookings until we have contacted you and accepted a payment.

These Booking Terms and Conditions supersede any previous issues.

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