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Terms and Conditions

Terms and conditions

By booking a holiday in one of the four properties at Walltown/ Fell End you agree with the Owners that the booking is subject to these terms and conditions.

 The Owners are Mr Edward and Mrs Sabina Forwood of Moat Farm, Keepers Lane, Little Glemham, Woodbridge, Suffolk IP13 0BB.  We can be contacted by email or by phone on 07767 886817 or 07775 742020.  Our local manager is Chris Banks of Northumbria Cleaning Services.  He can be contacted by email  or by phone on 07939130206.


    1.    LETTING
    1.1    The Landlord lets and the Tenant takes the Property for the Rental Period at the Rent.
    1.2    The Property is let as holiday accommodation within paragraph 9 of Schedule 1 to the Housing Act 1988.  Accordingly the tenancy granted by this Agreement is not an assured shorthold tenancy and the Tenant has no security of tenure.

    2.1        Any obligation on the Tenant in this Agreement not to do an act or thing includes an obligation not to permit or suffer another person to do such act or thing.
    2.2        Whenever there is more than one person comprising the Landlord or the Tenant their obligations may be enforced against all of them jointly and against each of them individually.
    2.3        The Landlord and Tenant do not intend that this Agreement should be enforceable by any person solely by virtue of the Contracts (Rights of Third Parties) Act 1999.
    2.4        An obligation in this Agreement to pay money includes an obligation to pay Value Added Tax in respect of that payment.  (All our prices are VAT inclusive).

    3.1    The Tenant must pay the combined Booking and Security Deposit to the Owners or the Landlord’s agent on making their booking.

    3.2    The Tenant must pay the Rent due to the Landlord at least 4 weeks before the Start Date (or on booking for late bookings).

    3.3    The combined Booking and Security Deposit amount shall be 15% of the booking cost.

    3.4    The combined Booking and Security Deposit will be held by the Landlord and applied against the cost of remedying any damage to the Property caused by the Tenant.

    3.5    Breakages of under £50 are chargeable at the Owners discretion.

    3.6    The Security Deposit will be returned to the Tenant not more than 14 days after the End Date less any deductions made for the cost of remedying any damage.

    4.1    If the Tenant terminates this Agreement (i.e. cancels the booking) more than 8 weeks before the Start Date the Landlord shall be entitled to retain a £100 administration fee but the Landlord will refund all other sums paid by the Tenant.
    4.2    If the Tenant terminates this Agreement by giving less than 8 weeks’ notice the following provisions will apply:
    4.2.1    Termination between 8-6 weeks from the Start Date – the Landlord retains 50 of the Rent and will refund all other sums paid by the Tenant;
    4.2.2    Termination between 6-4 weeks from the Start Date – the Landlord retains 70% of the Rent and will refund all other sums paid by the Tenant;
    4.2.3    Termination between 4-0 weeks from the Start Date – the Landlord retains 100 of the Rent and will refund all other sums paid by the Tenant;
    4.2.4    If the Owners manage to relet the Property in time, they will re-imburse the Cancelling Tenant less the £100 Administration Fee and any discount given to the new Tenants.
    4.3    If the Tenant has not paid the Rent [and Security Deposit] by the date specified in Clause 3.2 the Tenant will be deemed to have terminated the Agreement under Clause 5.1.
    4.4    We recommend that you take out travel insurance which provides cancellation cover prior to making your booking.

    5.1    The Tenant agrees with the Landlord:

    5.1.1    To use the Property in a reasonable and careful manner and not allow it to deteriorate and to keep the Property clean and tidy at all times.

    5.1.2    To make good all damage caused to the Property (including the Landlord’s fixtures and fittings) or to any other property owned by the Landlord through:

    a)    any breach of the obligations set out in this Agreement;
    b)    any improper use by or negligence of the Tenant or any person at the Property with the Tenant’s permission.

    5.1.3    To keep the items specified in the Inventory clean and in the same condition as at the commencement of the Rental Period (fair wear and tear and damage by insured risks only excepted) and to make good or replace with articles of the same sort and equal value such as may be lost broken or destroyed (or at the option of the Landlord to pay compensation to the Landlord).

    5.1.4    Not to block or otherwise damage the taps baths wash basins WCs cisterns or pipes within or exclusively serving the Property.

    5.1.5    To keep the Property heated to a reasonable level during the winter months to prevent damage to the Property or the water pipes drains tanks and other plumbing apparatus by cold weather.

    5.1.6    To report to the Landlord any damage destruction loss defect or disrepair affecting the Property as soon as it comes to the attention of the Tenant.

    5.1.7    To place all refuse in the receptacle(s) provided for the Property by the Landlord or any other competent authority.

    5.1.8    To allow the Landlord and/or his agent or anyone with Landlord’s written authority together with any workmen and necessary appliances to enter the Property at reasonable times of the day to inspect its condition and state of repair and to carry out any necessary repairs provided the Landlord has given reasonable notice (with regard to the work to be undertaken) beforehand and not to interfere with or obstruct any such persons.

    5.1.9    In cases of emergency to allow the Landlord or anyone with the Landlord’s authority to enter the Property at any time and without notice.

    5.1.10    To use the Property as a private holiday residence for a maximum of the number of people specified on the Walltown website (  only.

    5.1.11    Not to do anything on the Property which may be a nuisance to or cause damage or annoyance to the Landlord or the tenants or occupiers of any adjoining property.

    5.1.12    Not to play any musical instrument or other device which can be heard outside the Property after 11pm or before 8am.

    5.1.13    Not to use the Property for any illegal or immoral purposes.

    5.1.14    Not to use the Property in a way which contravenes a restriction affecting the Landlord’s freehold (or superior leasehold) title which the Landlord has brought to the Tenant’s attention.

    5.1.15    Not to cause or permit any dangerous or inflammable substance to collect in or on the Property apart from those needed for general domestic use.

    5.1.16    Not to display any notice or advertisement that is visible from outside the Property.

    5.1.17    Not to keep on the Property any animal or pet without first obtaining the Owners consent and subject to paying the specified fee.andlord.]

    5.1.18    Not to smoke at the Property.

    5.1.19    To comply with any planning conditions affecting the Property which the Landlord has brought to the Tenant’s attention.

    5.1.20    Not to assign or sublet the Property or any part of the Property and not to part with possession or share occupation of the Property or any part of it.

    5.1.21    Not to permit any person to occupy the Property as a lodger.

    5.1.22    Not to alter add to or interfere with the appearance structure exterior or interior of the Property or the arrangement of the fixtures furniture and effects belonging to the Landlord.

    5.1.23    At the end of the Rental Period to remove the Tenant’s belongings from the Property and leave the Property clean and tidy so that the Property is ready for immediate re-occupation.

    6.    FORFEITURE
    If there has been a substantial breach of any of the Tenant’s obligations in this Agreement the Landlord may forfeit the tenancy (i.e. bring it to an end) and recover possession of the Property.  The other rights and remedies of the Landlord will remain in force.

    7.1    The Landlord agrees with the Tenant:

    7.1.1    That the Tenant may quietly possess and enjoy the Property during the Rental Period without any interruption from the Landlord or any person claiming under or in trust for the Landlord.
    7.1.2    To provide adequate bed linen and towels at the Property.
    7.2    The Owner reserves the right to make minor modifications to furniture, and amenities without prior notice.  This will generally be to improve facilities or to replace damaged items.

    8.    NOTICES
    8.1    Under section 48 of the Landlord and Tenant Act 1987 the Tenant is hereby notified that notices (including notices in proceedings) must be served on the Landlord by the Tenant at the Owners address at the head of this agreement.

    8.2    The Landlord must serve any notice on the Tenant at the Property.

    9.    PRIVACY

    9.1    We will not disclose your personal information to third parties, unless required by law.  The data we keep will never be more than your name, address, email, phone number, booking enquiries, actual bookings and some email correspondence. Generally we will keep less than that. If you want us to delete some or all of this information, please email us on We don't use cookies to do anything.

    This Agreement shall be governed by the law of England and Wales.

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