Booking Terms & Conditions

The following terms have the following meanings:

Property – means Semley Lodge

Booking – means the booking as confirmed in the Booking Confirmation which We will issue to You; these Terms and the “Booking Confirmation” form the contract between us.

Booking Period – means the length of the rental period as set out in the Booking Confirmation.

Event Outside Our Control –  means any act or event beyond Our reasonable control, including without limitation, strikes or other industrial action by third parties, civil commotion, riot, invasion, terrorist attack or threat of terrorist attack, war (whether declared or not) or threat or preparation for war, fire, explosion, storm, flood, earthquake, subsidence, epidemic or other natural disaster, or failure of public or private telecommunications networks, power networks or water supplies, local building works or roadworks, transport interruptions, delays or cancellations.

You – means the person named in the Booking Confirmation as the “principal guest” as well as all the other members of the booking party listed on the Booking Confirmation

We/Us – means Amanda Bannister trading as The Craftsman’s Cottage

Please read these Terms and Conditions carefully before making your booking


The Booking

We may offer you the option of provisionally holding a booking if you contact us by telephone or email. We will let you know how long we are able to provisionally hold your booking for when you contact us.  If you do not confirm your booking by that time, the Property will be released back to the market.

Your contract with us will begin when we issue you with your Booking Confirmation and will be on the terms set out in these Terms and Conditions and confirmed in the Booking Confirmation.

All bookings are formally confirmed when We issue you with Booking Confirmation. This will set out the Property you have booked, the dates of your booking, the total amount payable for your booking and the dates on which payments are due. We will issue you with your Booking Confirmation invoice by email only.

You, as the person making the booking, will be responsible for all members of your party. You, as the person in charge of your party, must be at least 25 years old at the time of booking.

Your contract with us is a contract for the provision of leisure accommodation on a specific date or dates and this means that you do not benefit from a “cooling off” period. We do, however, offer you the right to cancel your contract subject to the provisions set out below.

Providing Accommodation & Restrictions

We will supply the Property to you for the Booking Period.

We will make every effort to make the Property available to you on time. However, there may be delays due to an Event Outside Our Control.

If you do not pay Us for the Property when you are supposed to, access to the Property will not be permitted. This does not affect Our right to charge you interest at the rate of 8% per year.

The occupancy limit is in line with the facilities and equipment available and in order to comply with applicable health and safety and regulatory requirements.  No more than 6 people can occupy the Property. (Infants (under 24 months at the time of the start of the Booking) can be accommodated in addition – one cot is provided.)  You must not bring additional camp beds to the Property or allow tents, caravans or campervans at the Property (or to be parked outside).  

Any over-occupancy is considered to be a serious infringement of these Terms and Conditions and can result in an immediate requirement to vacate the Property, with no refund of monies due, and possible further charges in the event of damage to the facilities caused by excess usage (for example, a malfunctioning septic tank which has been used by a greater number of people than the tank is designed for). The Booking is not transferable but, if individual party members change then you must notify Us prior to arrival. Bookings may not be accepted from groups of single persons under the age of 25.

No pets are permitted other than dogs and then only subject to the Pet Specific Terms and Conditions section at the end of these Terms and Conditions and payment of the Pet additional cleaning fee.

Smoking is strictly prohibited inside the Property.  

You and your party must not use candles, fireworks or Chinese lanterns at the Property.

You must comply with the instructions for the wood burners found in the welcome pack, particularly regarding the appropriate fuel (wood) to use for your safety.

You must not use the Property, or allow it to be used, for any dangerous, offensive, noisy, illegal or immoral activities. You must not cause any nuisance or annoyance to any neighbours or anyone else during your stay.

Broadband internet access is offered but this is on the basis that we do not promise that the service will be available constantly and that it is provided for recreational and not for business use. (Neither a minimum speed, unrestricted bandwidth nor uninterrupted provision of an internet access service can be guaranteed and We will not be liable for any form of compensation or expenses claimed by any guest in respect of the provision of internet services not being available or failing.)

There is no BT landline.

You shall take proper care of the Property and its contents during the Booking Period  and may lose your cautionary deposit (as defined in the next section) and/or receive an invoice for any damage caused or loss suffered if the Property and its contents are not left in the same state in which it is found at the beginning of the Booking.

The Deposit

A cautionary deposit of £1,000 will be required to be paid by you to cover possible damage the Property, damage or loss of contents, damage or loss to keys and/or security fob, excessive or incorrect use of facilities (including, but not limited to, internet, and other amenities provided at the Property).

The deposit has to be paid at least 10 working days before the start of your Property. We will try to remind you of this but it is up to you to ensure any requested deposit is paid to us before the start of the Booking Period.

If the cautionary deposit payment is not received in cleared funds at least 5 working days before the start of the Booking Period We reserve the right to cancel the Booking and terminate this contract (note we would retain the non-refundable deposit paid at the time of the Booking).

If you fail to pay the cautionary deposit upon request and before the commencement of the Booking Period We will attempt to charge your card details (where provided) for the sum of the deposit amount which will be subject to an additional administrative charge of £30 (including VAT) and you hereby authorise us to do so.

We reserve the right to invoice you and/or attempt to charge your card details (where provided) in order to recover reasonable costs if the cautionary deposit is insufficient to repair or replace any damage caused to the Property or its contents during your stay.

We will assess the Property within three (3) working days after your Booking Period and will:

  • provide you with a refund of the deposit made under this section; or
  • inform you of the amount to be retained; or
  • inform you of the amount to be further charged or a combination of any of the above at Our discretion.

Price & Payment

The price of the Property will be set out at the time you place your Booking and at the time We confirm your Booking.  All prices given by telephone or on our website include all charges for normal domestic use of  water, gas and electricity.

Payment may be made by debit card, credit card, or bank transfer. Bank transfers must be in cleared funds by the deadlines for payment as set out in this agreement.

Cheques may not be used for payment of any sums due under this agreement without our prior written approval.

Payments made by credit card are subject to a non-refundable surcharge of 3% (including VAT) of the transaction amount.

Any bank or transfer charges shall be borne by you.

Payment may only be made in UK pounds sterling from a UK based bank or building society.

Payments for the booking of the Property will not attract VAT.

Certain other services which you may book through us might attract VAT. Where VAT is chargeable, it is included in the sums given. If the rate of VAT changes between the date of the Booking and the date of delivery or performance, We will adjust the rate of VAT that you pay, unless you have already paid for the Property in full before the change in the rate of VAT takes effect.

If the start date for the Booking Period is less than 8 weeks from the date of the Booking then the full amount of the price must be paid at the time you place your Booking.

Subject to the preceding paragraph, you must pay a minimum up-front payment of 50% of the total cost of the Booking at the time you place your Booking and the balance of the cost at least 8 weeks before the start date for the Booking Period.

If you do not pay the balance of the cost of your Booking upon request and before the commencement of the Booking Period We will attempt to charge your card details (where provided) for the sum of the balance amount which will be subject to an administrative charge of £30 (including VAT) and you hereby authorise us to do so.

If you do not make any payment due to Us by the due date for payment, We may cancel your Booking and terminate this contract. In these circumstances, your rights to a refund are set out in clauses 9, 10 and 11.

If you do not leave the Property by the required departure time we reserve the right to charge you a late checkout fee to cover any costs we incur as well as a further day’s rent.

You confirm that you are over the age of 25.


If you discover that anything is missing or damaged on arrival you must notify us immediately by email and please do follow that up with a call to 07720 448 706. If you do not immediately notify us by email we will assume that you caused the relevant damage or loss.

You will be responsible for the cost of any accidental damage you or your party cause to the property or its contents.

Please note that if you lose or damage the key/security fob there will be a replacement charge of £50.

Our Liability to You

If We fail to comply with these Terms, We are responsible for loss or damage you suffer that is a foreseeable result of Our breach of the Terms or Our negligence, but We are not responsible for any loss or damage that is not foreseeable. Loss or damage is foreseeable if they were an obvious consequence of our breach or if they were contemplated by you and Us at the time We entered into this contract. For the avoidance of doubt, We are not responsible for any transport and/or alternative accommodation costs.  

No refund will be given, or compensation paid, if you do not give us reasonable opportunity of solving the problem before you return home.

We only supply the Property for domestic and private use. You agree not to use the Property for any commercial, business or re-sale purpose, and We have no liability to you for any loss of profit, loss of business, business interruption, or loss of business opportunity. If you do wish to use the Property for a commercial purpose, please contact Us.

We do not exclude or limit in any way Our liability for:

  • death or personal injury caused by Our negligence or the negligence of Our employees, agents or subcontractors;
  • fraud or fraudulent misrepresentation;
  • breach of the terms implied by section 2 of the Supply of Goods and Accommodation Act 1982 (title and quiet possession);
  • breach of the terms implied by sections 3, 4 and 5 of the Supply of Goods and Services Act 1982 (description, satisfactory quality, fitness for purpose and samples); and
  • defective products under the Consumer Protection Act 1987.

We do not have any responsibility or liability to you (other than as outlined above) for loss of or damage to any of Your items, belongings or vehicles, howsoever caused.

Events Outside Our Control

We will not be liable or responsible for any failure to perform, or delay in performance of, any of Our obligations under these Terms that is caused by an Event Outside Our Control.

If an Event Outside Our Control takes place that affects the performance of Our obligations under these Terms:

  • We will contact you as soon as reasonably possible to notify you; and
  • Our obligations under these Terms will be suspended and the time for performance of Our obligations will be extended for the duration of the Event Outside Our Control. Where the Event Outside Our Control affects Our performance, We will resume our obligations to you as soon as reasonably possible after the Event Outside Our Control is over.

You may cancel the contract if an Event Outside Our Control takes place and you no longer wish Us to provide the Property. Please see your cancellation rights below. We will only cancel the contract if the Event Outside Our Control continues for longer than 1 week in accordance with Our cancellation rights below.

Your Rights to Cancel and Applicable Refund

You may cancel a Booking for the Property up to 8 weeks before the start date for the Accommodation by contacting Us in writing with a copy of your invoice/booking confirmation. We will confirm your cancellation in writing to you.  If you cancel a Booking, the deposit made at the time of placing the Booking will not be refunded to you.

If you cancel a Booking for the Property less than 8 weeks prior to the start date for the Booking Period and we are unable to secure another booking of the Property to another party we reserve the right to invoice You for an amount up to 100% of the cost for the Booking as outlined in the Booking Confirmation.

We will charge £30 (including VAT) if You cancel the Booking at any time prior to the start date of Booking Period.

Once We have begun to provide the Property to you, you may only cancel the Booking by giving Us written notice if:

  • We break this contract in any material way;
  • We are affected by an Event Outside Our Control.

Our Right to Cancel and Applicable Refund

We may have to cancel a Booking before the start of the Booking Period, due to an Event Outside Our Control or the unavailability of key personnel or key materials without which We cannot provide the Property. We will promptly contact you if this happens.

If We have to cancel a Booking and you have made any payment in advance for the Property, We will refund these amounts to you.

We may cancel this contract at any time with immediate effect by giving you written notice if:

  • you do not pay Us when you are supposed to. This does not affect Our right to charge you interest at the rate of 8% per year; or
  • you break this contract in any other material way.

Our Rights of Access

Our staff or contractors may need to access the Property if there is an unforeseen problem, to investigate a complaint you have made, or to perform certain routine property checks. If this happens, we will do our best to let you know in advance of the date and time that we will need access.  

If your stay with us lasts more than seven days we will provide a service clean for which you will be charged £75. Our staff or contractors will need to access the Property in order to perform any service clean.

If we do need to access the Property for any reason we will always try to access at reasonably convenient times (other than in the event of an emergency).

In order to ensure the proper maintenance of the Garden our Gardener may require access during your stay.  He will be discreet and aim to cause minimum disturbance.

The utility room which is not connected to the main Cottage is accessible by us and the Cottage housekeeper.

Information About us and how to Contact us

If you have any questions or if you have any complaints, please contact Us.

If the matter relates to administrative or other minor matters then please contact our House Manager Kate Stafford on 01722 717950 or 07772 304217

For more material matters please contact Us direct by calling Amanda Bannister on 07720 448706 or by email:

If you wish to contact Us in writing, or if any clause in these Terms requires you to give Us notice in writing (for example, to cancel the contract), you can send this to Us by email. If We have to contact you or give you notice in writing, We will do so by e-mail to the address you provide to Us in the Booking.

How We May Use Your Personal Information

We will use the personal information you provide to Us to:

  • provide the Property;
  • provide additional services through third parties to you as requested within the Booking;
  • process your payment for Booking; and
  • inform you about similar products or services that We provide. You may stop receiving these at any time by contacting Us on .

We will not give your personal data to any third party unless you have requested additional services to be provided during the Booking Period, in which case the parties providing those services will be provided with your personal data, where necessary.

Please see our Privacy Policy on the website for further information.

Other Important Terms

We will provide you with a comprehensive property guide for your reference. The property guide will contain all the information required to enjoy your stay together with recommendations for things to do and places to visit. In the interests of security, you agree to keep such sensitive information confidential and will not print or discuss the contents of the property guide with any person not included in the booking party.

We may transfer Our rights and obligations under these Terms to another, but this will not affect your rights or Our obligations under these Terms.

Except as otherwise outlined in this agreement, no other person shall have any rights to enforce any of its terms.

No-one other than such individuals as are listed in the Booking may enjoy the Property.

The agreement to stay in the Property does not create the relationship of Landlord and Tennant between the parties. You shall not be entitled to a new tenancy, or to any assured short hold or assured tenancy or any statutory protection under the Housing Act 1988 or other statutory security of tenure now or at the end of the Booking Period.

Each of the paragraphs of these Terms operates separately. If any court or relevant authority decides that any of them are unlawful, the remaining paragraphs will remain in full force and effect.

If We fail to insist that you perform any of your obligations under these Terms, or if We do not enforce Our rights against you, or if We delay in doing so, that will not mean that We have waived Our rights against you and will not mean that you do not have to comply with those obligations. If We do waive a default by you, We will only do so in writing, and that will not mean that We will automatically waive any later default by you.

These Terms are governed by English law. We both agree to submit to the non-exclusive jurisdiction of the English courts. However, if you are a resident of Northern Ireland you may also bring proceedings in Northern Ireland, and if you are a resident of Scotland, you may also bring proceedings in Scotland.

Additional Pet Specific Terms & Conditions

Only one or two dogs are permitted (nothing larger than a Labrador unless we have given our consent) but note that the Property does not have any pet specific modifications other than a [gate to be placed at the bottom of the stairs to prevent dog access to the upper floor] and the garden is not fenced to a degree which would prevent a pet from escaping.

An additional accommodation charge is applicable for bookings that include dogs. This additional charge will be clearly detailed against your booking and the fee is payable prior to your arrival at the Property.

Please do not leave your pets alone or unsupervised in the Property at any time during your stay.

On return from a muddy walk please do dry your dog off using the special pet towels provided in the utility room.

Pets are not permitted anywhere upstairs or on any of the furniture at any time. (There is a gate at the bottom of the stairs which should be kept closed when dogs are in the house.)

For the safety and comfort of your dog we request that owners exercise due diligence at all times, especially as the Property fronts a common and is located near a road and livestock.

You have to bring your own pet provisions, including any additional bedding towels bowls and leads [over and above the one basket and dog bowl provided].

Pets should be cleaned and fully dried off before entering the Property after being outside.

In the interests of hygiene, health and safety and out of consideration for others it is important that you clean-up after your pet and dispose of any mess in a sanitary and responsible manner. (Note that this applies equally to the surrounding area, especially in the fields.)

You are responsible for any damage caused by your pet, whether inside or outside the Property. If extra cleaning is required as a result, this will be deducted from your Cautionary Deposit.