Booking Terms and Conditions

The Contract for a short-term holiday rental will be between Fallodon Farming Partnership (referred to as “Brunton House and Cottages or We or Us”) and the person making the booking and all members of the party who are part of the booking (referred to as “the Guest, or Your or You”) in the following booking conditions. UK Law will govern the Contract.

The contract of hire is not effective until we have processed the deposit. The contract will be subject to these booking conditions, and must be complied with. The party leader must be at least 25 years of age at the time of booking and prior to arrival we must be provided with a list containing the names, ages, postcodes and contact details of all guests.

All bookings are subject to written confirmation.  Your Booking will only be confirmed and our Contract will only come into force once we have received payment in cleared funds of 30% of the total rent.  Once the deposit has been paid and the booking has been confirmed in writing by us, a binding contract will exist between us. Deposits are non-refundable unless we are unable to accept the booking.

The full balance and security deposit is due eight weeks before the arrival day.  If this is not received on time, we have the right to cancel the holiday and the deposit will be lost.  We are not obliged to send reminders.  For bookings made within eight weeks of the arrival day, the full rent must be paid immediately.

If you paid the Deposit by credit or debit card, you authorise us to use the details of the same credit or debit card to settle the balance of the rental. We will only act on this authority if you have not contacted us before the Balance Due Date to arrange alternative payment of the balance.

We accept payment by most major credit or debit cards and by bank transfer.  Please note we are currently unable to take card payments via telephone due to DCI PSS compliance.

Our prices are inclusive and quoted in Pounds GB inclusive of VAT at the prevailing rate. Payment may be made by cheque (made payable to ‘Fallodon Farming Partnership’) or bank transfer.

Once you have booked your stay with us and we have accepted your booking, our agreement is a legal contract and if you need to cancel please contact us immediately in writing (preferably via email).

You will remain liable to us for payment of the total cost of the holiday. However, if we are able to re-let the accommodation, all monies paid in excess of the deposit will be refunded, less a £50.00 administration fee plus any shortfall in the rent achieved, taking into account that we may have to discount the rent to secure a booking quickly at short notice.  Any refund due will be processed on the departure date of the cancelled booking.

Each property booked is a separate contract.  A cancellation in one property will not cover the rent for any other property either for that week or any subsequent week.

For these reasons, we strongly recommend you take out your own travel insurance for UK holidays which covers booking cancellations. This will give you the peace of mind that you will get your money back if you need to cancel your holiday at almost the last minute.

Guests can purchase refund protection through our partnership with XCover (Booking Protect) as an optional extra. This refund protection allows you to apply for a refund on your booking should you, or anyone in your party, be unable to attend due to unforeseen circumstances. This includes injury, illness, travel trouble and other unexpected events. Full details can be found in the terms and conditions. The option to buy refund protection will be automatically offered at the time of booking and can be added if desired or left unticked if not. Please note, the cost is automatically calculated based on the total amount of your stay. Click here if you wish to make a refund request (refunds will be issued by Booking Protect via a bank transfer regardless of the original payment method).

If you choose not to take out cancellation protection then you accept responsibility for any loss that you may incur due to your cancellation.

Cancellation due to government ruling
If we are required to close by law, due to a national or local lockdown, and we cannot provide your accommodation then you will be entitled to a full refund of any rental costs paid.

If we are open for business and you are unable to stay with us due to a lockdown or travel restrictions in your own locality, a requirement to self-isolate or a lawful restriction on who can stay together, then we will defer your stay to a future date within the same rate band.​

You agree not to act in any way which might cause disturbance to any neighbouring properties. If we consider that you have behaved anti-socially, irresponsibly, undertaken any illegal activity or have caused significant damage, or unreasonable noise or disturbance we are entitled to terminate your let immediately without a refund.

When making a booking with us, you agree to comply with the above terms and conditions. In the event of a dispute, the laws of England and Wales shall apply and the English courts shall have jurisdiction.

You should not arrive before 4pm on your arrival date, and leave by 09:30am on the day of your departure. Failure to do so may result in you being charged a further day’s rental.

Brunton House, Brunton Granary and Stable Cottage
Weekly bookings run from Friday to Friday. Short break stays generally run from Friday to Monday or Monday to Friday in low season, but may also be available in high season on a last minute basis.

Mill Race, Brunton Lake, Brunton Burn, Swallow Dean, Long Byre and Garden Cottage
Weekly bookings run from Thursday or Monday depending on preference. Short break stays generally run from Thursday to Monday or Monday to Thursday in low season, but may also be available in high season on a last minute basis.

Due to fire regulations, the use of candles, tealights or ethanol burners is strictly prohibited.

Every effort has been made to ensure that you have an enjoyable stay. However, if you have any problem or cause for complaint, it is essential that you contact us immediately to give us the chance to resolve it. We value your custom and want you to return (and to recommend us to your friends!).  We live nearby, and will do our best to resolve any problem.

We will provide a travel cot with bottom sheet and/or high chair on request. However, please bring your own cot linen.

We regret we cannot accept responsibility or pay any compensation where the performance or prompt performance of our contract with you is prevented or affected by reason of circumstances which amount to force majeure. Circumstances amounting to force majeure include any event which we could not, even with all due care, foresee or avoid.

This includes, but is not limited to, the failure or interruption of the supply of water, gas, electricity or broadband to the property, the removal of waste water from the property, the breakdown of domestic and mechanical equipment such as heating or plumbing systems, boilers and appliances. In such circumstances we will take all reasonable steps to reinstate the supply or service or repair any equipment as soon as practicable.

Please take good care of our accommodation – you are responsible for and expected to take all reasonable care of its furniture, pictures, fixtures, fittings and effects, in or on the property. Guests are expected to leave properties in the same state of repair and in the same clean and tidy condition on departure as it was on their arrival, with all bins emptied, all furniture placed where it was found, dishes washed and put away and, weather permitting, windows opened.

You are responsible and liable for any breakages which you cause to the accommodation or its contents. We do not normally charge for minor breakages, but you will be held responsible for repair, replacement or making good if we consider that the damage or breakage is significant, the property is left excessively dirty, pets have been allowed outside of designated areas and/or onto furnishings, fouling has not been removed, or the no-smoking rule has been ignored.  We recommend that you have appropriate insurance in place to cover this.

Please report without delay any damages or breakages, any defects in the property or any breakdown of equipment or appliances. Arrangements for repair or replacement will be made as soon as possible.

We take a security deposit in our dog-friendly properties Brunton House (£500), Brunton Granary (£200), Stable Cottage, Brunton Lake, Long Byre and Garden Cottage(£75) which is fully refundable subject to the property being vacated in the same clean and tidy, and damage free condition as it was on your arrival.  Dog owners are expected to clean the property inside and outside to ensure no trace of dog remains on departure.  We reserve the right to withhold the security deposit if evidence is found of dogs in restricted areas, hair is found on carpets or furniture, and dog waste left in gardens or on mown grass adjacent to properties. Deposits are taken by debit/credit card pre-authorisation on the day of your arrival.

You accept that data gathered during the course of this booking may be held on computer.  You also accept the terms of our Website Policy and Privacy Statement as stated on our website.

Only one offer or discount may be used per applicable booking.

Offers and discounts are not available after the booking has been confirmed.

We reserve the right to withdraw or amend offers and discounts at any time.

Low occupancy discounts are available in certain properties during winter months.  These are based on rooms remaining unused in these properties and a maximum guest number (including children) as follows:

• Brunton House
  • 25% reduction for up to 12 guests using no more than 6 bedrooms/bathrooms on the first floor
  • 2nd floor rooms remain unaccessed
• Brunton Granary and Stable Cottage
  • 15% reduction for 2 guests using no more than 1 bedroom
  • 10% reduction for up to 4 guests using no more than 2 bedrooms/bathrooms
• Brunton Lake and Mill Race
  • 10% reduction for up to 2 guests using no more than 1 bedroom/bathroom

If you wish to take advantage of this offer, please book online as normal completing the number of guests in your party.  If your party is smaller than the maximum occupancy for the property, but you would like to use all bedrooms, please mention this in the comments box and we will adjust the balance to take this into account. Please note that this offer is not available after the booking has been confirmed.

Well-behaved dogs are allowed, by prior arrangement, in the uncarpeted ground floor rooms of Brunton House (2 dogs) and Brunton Granary (2 dogs),  and uncarpeted rooms of Stable Cottage (2 dogs), Brunton Lake (1 dog) and Long Byre (1 dog).

To control potential issues for our guests with severe allergies and asthma, dogs are expressly forbidden from bedrooms, rooms with fitted carpets, and the upper floors of Brunton House and upper/lower ground floor of Brunton Granary.  We provide stairgates to help control dogs from wandering, but please feel free to bring a dog crate if you require a more robust deterrent.  Please never leave dogs alone in properties or gardens when you go out or when visiting guests in other properties.

We take a security deposit in our dog-friendly properties Brunton House (£500), Brunton Granary (£200), Stable Cottage, Brunton Lake, Long Byre and Garden Cottage(£75) which is fully refundable subject to the property being vacated in the same clean and tidy, and damage free condition as it was on your arrival.  Dog owners are expected to clean the property inside and outside to ensure no trace of dog remains on departure.  We reserve the right to withhold the security deposit if evidence is found of dogs in restricted areas, hair is found on carpets or furniture, and dog waste left in gardens or on mown grass adjacent to properties. Deposits are taken by debit/credit card pre-authorisation on the day of your arrival.

Party Leaders/Principle booking guests are responsible for ensuring dogs do not access restricted areas, carpeted rooms or climb on any items of furniture.

There are great walks all over the estate. Please ensure that dogs are kept under close control or on leads and remove dog poo from tracks into the long grass. Please see leaflet ‘Taking Your Dog to the Coast‘ (also in our information files) for excellent advice regarding dog walking in Northumberland, including advice on livestock and ground-nesting birds on beaches.

We are a working farm with livestock and machinery. Therefore, dogs must not be allowed to roam unsupervised and must be kept under close control at all times. We hope farm workers and gamekeepers moving around in the early hours of the morning/late at night will not disturb your dogs.

Additional dogs may be allowed, again with our prior permission.

The use of drones is not allowed without our express written permission.

Fireworks and Sky Lanterns are expressly forbidden as they are a fire hazard and can cause death or injury to livestock and wildlife.  Fireworks may also cause distress to guests in other cottages, particularly those with dogs.

We request that, where possible, you avoid use of party/table confetti or party poppers.

There are two dedicated charging points (DCP) in the main parking area at Brunton available to guests and staff only.  You will need to scan the QR code on the side of the charger and download the ProjectEV app before you can start charging your vehicle.

• Electric vehicle charging policy

This policy sets out how Electric Vehicles (EV) should be recharged while at the Property and the responsibilities of EV owners in respect of safe charging.

Any reference to “Property” in this policy is a reference to the Property including any garden, grounds, outbuildings, garages or communal spaces.

This policy forms part of our contract with you. A breach of this policy will constitute a breach of the contract between us.

• Who does this policy apply to?

This policy applies to all members of the Booking Party. It is the responsibility of the Lead/Booking guest to inform all members of the Booking Party and any visitors of this policy.

• What is an Electric Vehicle?

For the purpose of this policy an EV is any vehicle that uses electric motors, either fully or partially, to drive its wheels. It will derive some or all its power from rechargeable batteries which requires connection to the electricity grid (plug-in). This includes fully chargeable and plug-in hybrid cars, motorbikes, buggies, scooters, mopeds, bicycles, utility vehicles and tracked vehicles.

• Domestic charges are not permitted at the Property

Most EVs are supplied with a domestic charger, commonly known as a ‘granny charger’ or a ‘trickle charger’. These cables recharge the EV using a domestic power source via a 3-pin wall socket.  Domestic chargers are not suitable for use in the Property and will create a fire hazard. The use of domestic chargers is strictly forbidden.

We retain the right to carry out reasonable inspection, on a without-notice basis, to ensure that granny chargers are not in use in the Property.  You are solely liable for any damage or loss suffered by us as a result of your unauthorised use of domestic chargers.

• You must not:
  • use a DCP if you are not authorised to do so;
  • use any splitting cables or modify the DCP in any way;
  • smoke in the vicinity of any DCP;
  • occupy a DCP once charging of the EV is complete. We reserve the right to charge a reasonable fee where you fail to remove your EV from the DCP.

Please do not occupy, or block, DCP spaces with non-EV Vehicles or EV vehicles not using the DCP for charging purposes.

We will not be liable for any interruptions to or the failure of the DCP.

Use of the DCP is at the owner’s own risk and we do not accept any liability for loss or damage sustained by you or your EV as a result of using the DCP unless the damage was caused directly by our negligence.

You shall be responsible to us for any damage to the DCP or loss suffered by us caused by your use of the DCP.

At all times it is the Hirer’s responsibility to inform the Manager of any Event with more than 20 guests, any Wedding or Civil Ceremony held at Brunton House – precise times, date and full details of the event and or wedding or civil ceremony and full details of all third parties and equipment appointed, leased or employed by the Hirers at Brunton House and Cottages. It is the Hirers’ responsibility to ensure all and any additional equipment is completely removed without sign before 9.00 am on the Hirers day of departure; we cannot be responsible for anything left on site after this time.

• Event fee
The fee for holding an event at Brunton House is £1000. This covers, amongst other on-going costs, approved premises licence, insurance, maintenance, staff.
A security deposit of £1000 is also required (inclusive of the standard £500 Brunton House deposit) refundable subject to the standard terms and conditions set out on our website.

• Payments
A deposit of 30% of the full hire cost will ensure the date is secured. Final payment must be made 8 weeks before the arrival date.

• Occupancy
Occupancy shall be from 4pm on the day of arrival until 9.30am on the day of departure, unless specific arrangements have been made. Hirers are asked to respect that the housekeepers have a limited time to prepare Brunton House for the next booking, ensuring it is the same condition as the Hirer found it on arrival. Missing or damaged items will be charged for in full. Hirers staying for 14 days will receive fresh linen and towels after, or around, 7 days occupation.

We have a licence for 20 people at a civil marriage or civil partnership ceremony at Brunton House. We can not accommodate more people without compromising a safe, comfortable setting.
Brunton House has 8 double bedrooms, allowing 16 people to stay. During COVID-19 restrictions there may be limits on households/numbers that may stay in the house.

• Marriage arrangements
For Civil Marriages and Civil Partnerships the Hirer is responsible for arranging and confirming plans with the Ceremony Co-ordination Team, based at Alnwick, and making all relevant payments and initiating correspondence with the Registration staff.

Ceremony Co-ordination Team
27 Fenkle St,
Alnwick,
Northumberland NE66 1HP
01665 602870
alnwickreg@northumberland.gov.uk

• Equipment
It is the Hirer’s responsibility to ensure all and any additional equipment is not to be brought on site until 5pm at the start of the booking (or a time agreed in advance with the Manager) and completely removed, without leaving evidence, before 9.30am on the Hirer’s day of departure. The Manager and Owners can not be responsible for anything left on-site outside of these times, and the Hirer must take responsibility for anything brought on site during their booking.

Unfortunately, we can not allow the following to be used in and outside the house or grounds, or anywhere on the farm: confetti, sky lanterns, marquees, inflatables or music set up outside.

• Responsibilities, extra costs, damage, loss and nuisance

The Hirer agrees to adhere to all information submitted on the booking form or inform the Manager (or Owners) of any change, in writing.

The Hirer agrees that the supervision of children, babies and any adults requiring care remains the responsibility of the Hirer at all times.

The Hirer will be responsible for the belongings of all occupants during their stay.

The Hirer will pay for any damage or loss, however caused, excluding reasonable wear and tear, incurred during the occupation. Mud, make-up or blood will usually not wash out of bed covers, throws, linen, furniture, carpets or towels.

The Hirer must not take any furniture, linen, towels, bedcovers, throws or cushions out of the house.

The Hirer and their guests must not use beds, towels or furniture with uncovered broken skin, make-up or mud.

The Hirer must not remove mud, make-up or blood with linen or towels supplied. The Owners will regrettably have to charge for stained or missing cushions, linen, bedcovers, floors, throws, furniture covers and towels.

Anti-social behaviour – the Hirer agrees not to let their group act in any way which might cause disturbance to any neighbouring properties. If we consider that the Hirer, or any of their party, have behaved anti-socially, irresponsibly, undertaken any illegal activity, or have caused significant damage, or unreasonable noise or disturbance, the Manager/Owners are entitled to terminate the let, without a refund.

• Vehicles
All vehicles can only be parked on the Brunton House gravel or a pre-arranged area close by, such as the stable yard. No vehicles can be parked to block any farm machinery accessing the surrounding fields. No vehicles must drive or park on lawns and all vehicles must be removed by 9am on the final booking day.

• Complaints
If, in the opinion of the Hirer, there are grounds for complaints of any kind it is the duty of the Hirer to take these up with the Manager / Owners immediately, without delay and well before departure. In which case all remedial action can be taken as soon as is practically possible, since it is in the Manager’s/Owners’ interest that the Hirer enjoys their stay and is completely comfortable, happy and safe while at Brunton House.

• Guest Information Folder (online)
For the complete safety and comfort of the Hirer and all occupants the Hirer must read the relevant information before using any of the properties, amenities or equipment. This information is provided to keep the Hirer and all occupants safe and happy during their stay. It is the Hirer’s responsibility to draw this information to the attention of all occupants during their stay.

• Booking Alterations by the Hirer
Any alterations to a booking by the Hirer will be subject to the agreement with the Manager/Owners.

• Booking Alterations by the Owner
Standard terms and conditions, as set out on the website, are applicable.

Whilst we employ housekeepers, guests are expected to leave properties in the same clean and tidy condition at the end of the rental period as at the beginning, with all bins emptied and all dishes washed and put away. Please see further details under heading Damages, Breakages and Brunton House Security Deposit.

We request that, where possible, you avoid use of party/table confetti and party poppers.

Beds will be prepared with fresh linen and fresh towels are provided.  If you are staying for 2 weeks or more, you will receive complimentary self-service fresh linen and towels after every 7 nights. If you would like towels and linen in addition to our standard provision or require housekeeping support during your stay, subject to availability, we can arrange for a small charge and with a minimum of 4 weeks’ notice.

We, or our representatives, shall be allowed access to the accommodation at any reasonable time for inspection or maintenance.

We strongly recommend you take out independent travel insurance for UK holidays which covers booking cancellations. This will give you the peace of mind that you will get your money back if you need to cancel your holiday at almost the last minute. If you choose not to then you accept responsibility for any loss that you may incur due to your cancellation.

For bookings made after 20/09/2022 guests are able to purchase refund protection through our partnership with Booking Protect as an optional extra. This refund protection allows you to apply for a refund on your booking should you, or anyone in your party, be unable to attend due to unforeseen circumstances. This includes injury, illness, travel trouble and other unexpected events. Full details can be found in the terms and conditions. The option to buy refund protection will be automatically offered at the time of booking and can be added if desired or left unticked if not. Please note, the cost is automatically calculated based on the total amount of your stay. Click here if you wish to make a refund request (refunds will be issued by Booking Protect via a bank transfer regardless of the original payment method).

We, our employees, contractors, housekeepers and other representatives shall not be liable to you or your party for loss or damage to property howsoever arising. You must take all necessary steps to safeguard yourselves and your property.  Under no circumstances shall our liability to you exceed the amount paid by you to us.

We will only cancel your booking if your accommodation becomes unavailable for reasons beyond our control. In this unlikely event, we will attempt to offer you alternative accommodation and/or dates. However, if this is not possible or unacceptable to you, we will refund all monies paid by you. Whatever the circumstances, our liability to you will not extend beyond a full refund. We shall not be responsible for any consequential loss.

Only the persons listed in the booking request, or notified to us and accepted by us, may stay in the property. The maximum occupancy of the property, as shown in our website, must not be exceeded. Stag and hen parties are not permitted, this being the case we may need to seek further information from you on receiving enquiries or bookings for majority single gender groups. Groups of single persons under the age of 25 years please contact us to discuss your requirements before booking.

Low occupancy discounts are available in certain properties during winter months (November to March excl. bank holiday weeks).  These are based on bedrooms and bathrooms remaining unused in these properties and a maximum guest number (including children) as follows:

• Brunton House
  • 25% reduction for up to 12 guests using no more than 6 bedrooms/bathrooms on the first floor
  • 2nd floor rooms remain unaccessed
• Brunton Granary and Stable Cottage
  • 15% reduction for 2 guests using no more than 1 bedroom/bathroom
  • 10% reduction for up to 4 guests using no more than 2 bedrooms/bathrooms
• Brunton Lake and Mill Race
  • 10% reduction for up to 2 guests using no more than 1 bedroom/bathroom

If you wish to take advantage of this offer, just book on-line as normal completing the number of guests in your party.  If your party is smaller than the maximum occupancy for the property, but you would like to use all bedrooms, please mention this in the comments box and we will adjust the balance to take this into account. Please note that this offer is not available after the booking has been confirmed.

We reserve the right to withdraw or amend offers and discounts at any time.

For groups staying in Brunton House and/or across more than one property the booking guest will assume the role of party leader. The party leader will be responsible for providing complete booking and pre-arrival information, all payments, breakages and cancellations, and must be at least 25 years of age at the time of booking.

The party leader is responsible for the behaviour of group members and for the safe and respectful use of the accommodation and facilities provided. The party leader must familiarise themselves with the welcome folder on arrival, and ensure other group members are also aware of the guidance contained within; in particular guidance around safety. The party leader must ensure that all guidance and booking conditions are adhered to.

Our properties have Smart TVs on which you are welcome to use your personal streaming accounts, eg. Amazon Prime Video, Netflix, YouTube. Please ensure accounts are logged out/removed on departure as we cannot accept liability for any financial loss that occurs if your accounts are used by subsequent guests.

Smoking is not permitted within any of our properties.

The accommodation must not be sub-let and the number of persons using the accommodation must not exceed the maximum number advertised and declared in the booking form.

Party Leaders/Principle booking guests should not engage any third party to provide any service at the property without our prior written consent (and, where relevant, that of our insurers).  Requests should be made via email to stay@bruntoncottages.co.uk including full details of all third parties and equipment appointed, leased or employed by you at Brunton House and Cottages. .

We cannot accept liability for the activities of third-party suppliers and where we suggest or recommend a particular third-party supplier, this is based on our genuine belief and/or experience, or feedback received by us from other guests or contacts.

We will not be liable for the failure of a particular service provider to properly perform the relevant services, this being a matter between the Party Leaders/Principle booking guest and relevant third-party service provider.

It is your responsibility to ensure all and any additional equipment is completely removed without sign before 9.00 am on the day of your departure; we cannot be responsible for anything left on site after this time.

Free Wi-Fi broadband via leased line connection is provided for your reasonable, social use and may be subject to separate terms and conditions.  You agree to reasonable and lawful usage of this service.  We will not be liable for slow connections or for any interruptions to or the failure of this service.