What does ‘from price’ mean?
Our ‘from price’ is based on a four-night stay in the low season. We vary our nightly rates and check-in days throughout the year, so it may differ from the rate quoted below the calendar. It is quite common to charge a little more in peak season or for shorter stays, to cover changeover costs. Consider booking longer stays during the cooler months if you are looking for the lowest nightly rates.
By making a booking, you agree that:
You have read these Terms & Conditions and agree to be bound by them;
The lead name on the Booking will be the person responsible for the Booking and shall be responsible for paying the deposit and the full price, for making any amendment and cancellation requests and for the payment of any additional charges. The lead name accepts these Terms & Conditions on behalf of all persons in the Booking;
You are over 18 years of age and where there may be age restrictions in place, you declare that you and all members of your party are of the appropriate age.
The Rookery Woods online booking system enables Guests to make Bookings 24 hours a day. To confirm your booking, you must pay a 25% deposit (or full payment if booking within 10 weeks of your check-in date) and the entire Booking will be subject to the cancellation policy as outlined in clause 2.4.2 below. We will contact you during The Rookery Woods working hours (Monday to Friday 9 am to 6 pm). Online or email enquiries will be dealt with in the order they are received, but please be aware that we cannot guarantee reservation of your selected dates until the receipt of suitable payment. Therefore, if possible, we do recommend that you book on the Rookery Woods website using the online booking system.
1. Booking and payments
1.1 In order to confirm your chosen Booking, you must pay a non-refundable deposit to The Rookery Woods (or full payment if booking within 10 weeks of the date of your check-in). The deposit is non-refundable as it covers costs incurred and services supplied to enable your Booking. These include, but are not limited to, marketing and PR, property inspection fees, booking management, credit card fees and customer service.
1.2 Your Booking is confirmed and a contract between you and The Rookery Woods will exist when we receive payment of the deposit and send you a booking confirmation. This Booking confirmation will normally be sent out within 24 hours and will hold the details of your Booking and of payments made and due. If you have not received your booking confirmation within the specified time, please notify us as soon as possible by email (email@example.com). Please check your confirmation carefully and report any incorrect or incomplete information to us immediately.
1.3 Once a deposit has been paid, the full balance payment will be due 10 weeks in advance of your check-in. A reminder to pay your balance will be sent to you one week prior to this 10-week date, where applicable, by email. We automatically take the balance payment using the same card as used to make the deposit payment. It is your responsibility to advise us if we should use a different card and to contact us by telephone (07766 591274) to arrange for an alternative payment method. If the automated balance payment does not successfully go through as there is a problem with your card, such as it expiring, then we will contact you to try and take an alternative payment. If you do not make any payment due to The Rookery Woods by the due date for payment and at the latest within 5 days of this date, then with regret, we may cancel your Booking and terminate our contract with you. In these circumstances, your rights to a refund are set out in clause 2.4.2. Please note that if you have paid in a currency that is different to the original pricing, we will not be able to guarantee the same conversion rate that was used to convert the deposit payment.
1.4 Credit Card payments are processed via Stripe which provides merchant services facilities to The Rookery Woods.
2. Cancellation and Amendment by You
2.1 If you have to, or want to, cancel or amend your Booking this request must be sent to us by email (firstname.lastname@example.org) and will be considered and responded to within one working day of receipt. Please ensure that you have received written confirmation of any changes to your Booking prior to travel. Whilst we will always try to help, we cannot guarantee that such requests will be met.
2.2 Any amendments to your Booking or cancellations made by you, at any time, may incur a £50 administration fee in addition to us retaining the non-refundable deposit as per clause 2.4.2. This represents the administration costs incurred by us on behalf of the Owner to deal with such requests.
2.3 The Rookery Woods may charge the cancellation or amendment charges shown in their booking conditions (which may be as much as 100% of the cost of the Booking and will normally increase closer to the date of departure). In the event of a cancellation, your right to a refund is as per clause 2.4.2 below.
2.4 General Cancellation Charges:
2.4.1 Cancellation by you at any time will result in your deposit being forfeited, as all deposits are non-refundable. Where a Booking has been taken with a deposit which is less than our standard deposit (25% of the total Booking Fee), the Guest will, upon cancellation, be liable to pay the difference between the reduced deposit and our standard deposit.
2.4.2 In the event of cancellation within 10 weeks of check-in the total cost of the accommodation including the deposit is non-refundable. In some circumstances, it may be possible to swap the stay to another date as per clause 2.5.5 below. Cancellation should always be in writing to email@example.com The deposit is always non-refundable as it covers costs incurred and services provided to enable your Booking. These include, but are not limited to, marketing and PR, property inspection fees, booking management, credit card fees and customer service.
2.4.3 Cancellation of any holiday after it has been paid in full and at a date 10 weeks or more in advance of your check-in date, will result in forfeiture of your deposit (or an amount equivalent where one was not paid as the holiday was paid in full) and the balance being returned to you. Refunds will be processed in the currency of the booking. Where this is different to the currency of the payment card, this will be converted at the current exchange rate on the day of the refund.
2.4.4 If extreme weather prevents you from reaching your holiday, taking or finishing your holiday, you are still subject to these cancellation terms as outlined in clause 2.4.2 above. We strongly recommend that you take out a travel insurance policy which covers this eventuality. In the event of the property becoming unavailable (such as due to fire or flooding), The Rookery Woods will endeavour to provide the Guest with suitable alternative accommodation, starting with any other accommodation that may be available, or will refund all monies paid, or a proportion in the case of curtailment. The Rookery Woods cannot, however, pay any compensation or expenses as a consequence of such an event.
2.4.5 You are strongly recommended to take out personal travel insurance for all members of your party for your holiday including holidays in the UK. It is your responsibility to ensure that the insurance cover is adequate for your needs, including cancellation and curtailment.
2.4.6 If you fail to check-in on your date of arrival your Booking will be cancelled and no refund will be due.
2.5 General Amendment Charges:
2.5.1 Amendments to your Booking can only be made more than 10 weeks prior to the check-in date, after which time amendments may be treated as a cancellation and our refund policy as detailed in clause 2.4.2 above may apply. All amendments are subject to availability and may incur a fee which is at the Rookery Woods discretion.
2.5.2 Differences in the total amount payable resulting from amendments to your Bookings will be refunded to you in the case of a decrease in price and paid by you in the case of increases in price.
2.5.3 In the event that a refund is issued it will be in the same form and ratio as the original payment was made.
2.5.4 In the event that a date swap is offered then normal Booking Terms and Conditions would apply.
3. Changes and Cancellations by The Rookery Woods
We will inform you as soon as reasonably possible if we need to make a significant change to your confirmed Booking or to cancel your Booking. We will also liaise between you and try and organise an alternative Booking, or a refund but we will have no further liability to you.
4. Cancellations due to events outside of The Rookery Woods control
The Rookery Woods may have to cancel a booking due to events outside of our reasonable control (see clause 16). In such circumstances, we will liaise with you to try and organise an alternative Booking, or a refund but we will have no further liability to you.
We always aim to provide the best possible holiday experience, however, in the event that you have any complaints or problems during your stay, please immediately notify us during your stay, so that we have the opportunity to resolve the given problem at the time. You can also let us know of the problem as soon as possible by emailing firstname.lastname@example.org
If you do not follow this procedure there will be less opportunity for us to investigate and resolve your complaint and so make your stay as enjoyable as possible. Delays may also mean that amount of compensation you may be entitled to may be reduced or negated. Whether or not your complaint is dealt with satisfactorily, please also contact us as we appreciate all feedback. It is important to us to know that you’ve enjoyed your stay or if anything could have been improved.
6.1 The Rookery Woods reserve the right to amend advertised prices at any time. We also reserve the right to correct errors in both advertised and confirmed prices. Special note: changes and errors sometimes occur.
7. Information & Accuracy
The information and prices shown on this website are varied from time to time and may change between the time you first view a property and make a Booking. You should check that all the details are as you expect prior to making a Booking. It is always possible that, despite our best efforts, some of the properties (including the features and extras available) may be incorrectly described and/or priced. If we discover this is the case after you have made a Booking, we reserve the right to contact you with details of the correct information and/or pricing and will give you the option to:
(1) proceed with the Booking based on the correct information and/or pricing, which may require the payment of an additional amount by you;
(2) subject to availability, change your booking dates to dates when the pricing can be honoured and so no additional charge to you. In the event that a lower price can be offered for alternative dates then the difference would be refunded;
(3) cancel the Booking. If we do not receive your instructions within 5 days of contacting you, we reserve the right to cancel your Booking without liability to you.
Children – if you are bringing your children it is your responsibility to ensure their safety at all times, the decking is high up off the ground, things can be slippy during the wetter months and as this is a woodland, inevitably there are things that they may stumble on.
9.1 A nightly charge may be made by the Owner for each pet and additional terms may apply, you will be notified of this at point of Booking. Please check these terms carefully before booking and arriving.
9.2 Please do not leave your pets alone or unsupervised in the property at any time during your stay. For the safety and comfort of your pet we request that Owners exercise due diligence at all times, especially where the property is located near a road/livestock. The Rookery Woods nor the Owner cannot accept responsibility for the safety of your pet.
9.3 If any guest has an allergy to pets, please be aware that The Rookery Woods cannot guarantee that a pet has not stayed in a particular Property. We cannot accept responsibility for any suffering which may occur as a result of such animals having been present in a Property.
9.4 We ask that all owners of pets keep their pet under control at all times and to be responsible for ensuring that they do not damage the Property during the stay. You will be liable for any damage caused by your pet. Any damage is to be reported to the Rookery Woods immediately. Any additional cleaning required, that may incur an additional charge, will be at the our discretion.
You are strongly recommended to take out personal travel insurance for all members of your party for your holiday, including holidays in the UK. It is your responsibility to ensure that the insurance cover is adequate for your needs, including cancellation and curtailment. Please read your policy details carefully and take them with you on holiday.
11. Special requests
If you have any special requests (for example dietary requirements, allergy, cots or room location), please let us know at the time of booking. We cannot guarantee that they will be met and we will have no liability to you if they are not.
12. Group Bookings
Guests wanting to make such a Booking should check with us beforehand to enable us to check whether we are prepared to accept the Booking. We will then advise you accordingly. In event that we do not accept this type of Booking then it is with regret, that the Booking may be cancelled, and cancellation fees may apply. It is the Guest’s responsibility to enquire with The Rookery Woods and/or check on our website beforehand to make sure that this type of Booking is permitted.
13. Maximum Numbers
Please note that except by prior arrangement confirmed in writing, only the number of persons specified on a booking confirmation may occupy a property.
14. Your Responsibilities
14.1 Please note that you have a contract with The Rookery Woods. As such you are under a responsibility to behave in a proper, appropriate and legal manner whilst staying at the property with due respect to Us, the Property and other guests and their Property.
14.2 During the period of Covid-19 or any other pandemic it is also your responsibility to ensure that you are healthy and safe to travel and that you respect the safety of the Owner and any other guests by conforming to social distancing and other government guidelines relating to your stay.
14.3 You are responsible for informing us of any losses or damage to the property as soon as possible. Please note that you will be liable to pay the Rookery Woods for any losses or damage to the property caused by you or a member of your party (except for reasonable wear and tear).
14.4 You must also leave the property by the check-out time specified on your Booking. If any guest behaves inappropriately or improperly, or illegally, the Rookery Woods reserves the right to ask the guest and their party to leave the Property before the end of the holiday period and/or refuse any future bookings from you. Any refund for so doing will be at the entire discretion of the Rookery Woods.
14.5 The Rookery Woods reserves the right to sue the guest for any loss, damage or injury caused to the Owner, the Property or to other guests and/or their property.
14.6 The Rookery Woods only supplies the Property for domestic and private use. You agree not to use the Property for any commercial, business or re-sale purpose, and the Rookery Woods has 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.
15. Governing Law and Jurisdiction
These terms and conditions have been drafted in accordance with and are governed by English law and the courts of England and Wales have exclusive jurisdiction in relation to any and all disputes arising out of these Agency Terms & Conditions.
16. Validity clause
If a court finds that a condition in these Terms & Conditions is illegal or void, the illegal or void provision will be severed from the remainder of the Terms & Conditions, which will continue to be valid and have full force and effect.
17. Events beyond our control
If The Rookery Woods is prevented or delayed from following any of their obligations under the Terms & Conditions or a contract for a Booking due to events or circumstances beyond our reasonable control, the inability or delay in performing those obligations will not be treated as a breach of these Terms & Conditions or a contract for a Booking. Examples of such events or circumstances include fire, flood and other acts of God, strikes, trade disputes, lock outs, restrictions of imports or exports, riot, accident, disruption to energy supplies, civil commotion, acts of terrorism or war, pandemic (including Covid-19), any national/local/regional government restrictions.