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Booking Terms & Conditions

By making a booking you herby agree to the following:


The contract of hire will be between the owners of Somerleyton Meadows, referred to as ‘us’ or ‘we’ or ‘our’ and the person making the booking and all members of the booking/holiday party, referred to as ‘you’ or ‘your’ in the following booking conditions.


Payment can be made using all major debit / credit cards, bank transfer or PayPal.

Full payment is required at the time of booking for guests staying in The Somerley Suite or Shepherds Hut.

For bookings made for the whole of Somerleyton Meadows/ Somerley House, a 50% deposit will be required at the time of booking. Balance payment will be required no less than 30 days prior to your arrival.


A refundable security/damage deposit is required at the time of booking per accommodation booked. This will be paid back to you upon departure once we have inspected for stains, loss, breakages or damage and the property is left in a clean, tidy condition. We reserve the right to charge any additional fees, that may be more than the damage deposit, to cover our costs.


If we are unable to fulfil your booking due to restrictions laid out by the UK Government in relation to Covid-19 - we shall offer you a full refund of all monies paid minus a booking fee.


Cancellations by you must be notified to us immediately via Email. Cancellations will be dealt with as follows: 

  1. Cancellations notified to us more than 30 days before the start of your booking/ arrival - you will receive a refund equal to 50% of your total booking cost, plus your full damage deposit.

  2. Cancellations notified to us with less than 30 days before the start of your booking - you will be liable for the full cost of the booking. 

  3. No Show - Non-refundable.


We recommend that you consider arranging holiday insurance for your stay that includes cover for cancellation and your personal property. Your use of the property is entirely at yours and your holiday party members risk and no responsibility can be accepted for injury, loss or damage to user’s or visitor’s belongings.


In the event that the property is not available through events arising outside of our control, such as fire, flood, breakdown of domestic appliances, plumbing, wiring, temporary invasion of pests or damage resulting from exceptional weather conditions, then we may be forced to cancel your booking. If this is the case, you will be informed as early as possible and a full refund of all monies paid will be given. You shall have no further claim against us. If we have to terminate your holiday early, you will be refunded part of the rental fee based on the time you have remaining of your booking. No additional compensation will be payable. 


Is only to be used for the purpose of the holiday during the period booked and not for any other purpose or period of time.

There is no relationship created of Landlord and Tenant 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 rental Period.


Under no circumstances may occupancy exceed the number of beds.

Somerley Suite - 2 guests.

The Hideaway Shepherds Hut - 2 Guests.

Somerley House - 8 Guests.

Somerley House + Shepherds Hut - 10 Guests.

All guests in the property must be those named on the booking registration.

Only guests named on the register are allowed on site.

We reserve the right to refuse admittance if this condition is not observed, or you may be asked to leave the property immediately and no refund will be given.


To ensure there is sufficient time to clean and prepare your accommodation, arrival time is after 3pm. On the day of departure, please vacate your accommodation by 10am. Should you wish to arrive earlier or leave slightly later than these times, you must please request this at the time of booking as we may be able to accommodate this, depending on other bookings, but it is not guaranteed.


Smoking, as well as the use of e-cigarettes, vaporisers is STRICTLY FORBIDDEN within any of the holiday accommodation.

Smoking is permitted in the car parking area. Please ensure you extinguish and dispose of your butts responsibly.

If it is found that a property has been smoked in, we reserve the right to charge £250 for the excess cleaning and maintenance required to restore back to a non-smoking property.


You are welcome to use the BBQ provided with your accommodation. But naked flames are prohibited - this includes, but is not limited to: candles as well as the use of fireworks and Chinese lanterns. Please ensure that the BBQ is fully extinguished before leaving the site or going to sleep and that the BBQ is cleaned before departure.


Electricity and heating are included in the rental, unless otherwise stated. We want to do our part for the environment, and we encourage guests to do likewise, so we do ask that lights/appliances are switched off when not in use or required. 


Fresh bed linen and towels are provided at the start of your stay. 


Unlimited Wi-Fi is provided free of charge. Whilst every effort is made to ensure continuity of the Wifi service, we cannot, and are not held responsible for the speed, service or connection you may receive during your stay, and are not held responsible for disconnection due planned maintenance by the network provider or other reasons beyond our control.

You are requested that your usage of the Wifi is for general surfing. Some websites/applications can use a lot of bandwidth, therefore slowing down the service. Please be respectful with your usage and do not use high resolution streaming. 

You must use the service responsibly and must not download any illegal content, or anything that can harm our network. 

Wi-Fi is not guaranteed in the Shepherds Hut.


Sorry, we do not allow pets.



Visitors are not allowed on the premises at any time. If we discover that maximum occupancy has been breached we will ask you to vacate immediately an no refund shall be given.


It is your responsibility to ensure that the property is left secure when not on site. If we discover the property has been left un-secured you may be asked to vacate immediately and no refund shall be given.

The keys to the property will be handed over to you upon arrival/ check in. Please ensure all keys are returned prior to departure/ check out. Lost and un-returned keys shall be charged for. 


You are responsible for taking all reasonable care of the property and its contents. You must not use the property for any parties, or dangerous, offensive, noxious, immoral activities or carry on there any act that may be a nuisance or annoyance to other guests and/or other neighbouring properties. If this happens, you will be asked to leave with immediate effect and you will forgo any refund in relation to the rest of you booking. 


Out of respect for our neighbours and the rural location of the property we ask that noise levels are kept to a minimum between the hours of 8pm to 9am. 

Parties, Loud Music, Celebrations and events are strictly prohibited.

Excessive noise complaints will be dealt with in the following manner:

1st complaint – You will receive a warning and reminder to keep noise to a minimum.

2nd Complaint – You may be asked to vacate the property and no refund will be given.


You are legally responsible for any loss or damage to the property and its contents. All damages and breakages must be notified to us during and before the end of your rental period. We  reserve the right to charge for extra/specialist cleaning, replacement or repair costs.


If you are staying on a bed and breakfast basis – your accommodation will be serviced daily. Guests staying in the Shepherds Hut should advise if you require daily servicing.

If you are staying on a self-catering basis – you must ensure that the property is cleaned prior to departure and left in the same condition as it was presented upon arrival.


You must allow the owners and/or their agents reasonable access to the property at all reasonable times for the purpose of cleaning, bed make-up, maintenance and repairs that are deemed necessary to the property, or equipment, such as plumbing, gardening, electrical works. 


The use of the accommodation and its associated facilities are entirely at the user’s risk and no liability can be accepted for death, injury, and loss or damage to users or their belongings including vehicles, bicycles, motor cycles, boats etc. The owners shall not be liable to you or any other member of your booking party for any loss or damage to you or your property however caused. Vehicles of any kind are left in the parking area at your own risk, as are any valuables left at your own risk in the vehicle or in the property.


Should you leave something behind, please let us know as soon as possible and we will do what we can to find the item, however should it not be found, or if it is found damaged, we are not liable. Should you wish for the item to be returned, we can arrange this. Return postage costs have to be covered by you.


If your booking includes the use of the Hot Tub – Its safe use will be demonstrated to a responsible adult upon arrival.

The hot tub has a maximum occupancy of 4 persons at any time. 

Do not touch any part of the flue or stove as these will become extremely hot.

You are allowed to use the hot tub between the hours of 10am -10pm only. But please remember that our 8pm curfew for noise levels will be in force. Please note it can take up to 4 hours to get the water up to temperature once the heater is lit. You are welcome to light the burner from 6am onwards. The hot tub must not be used by anyone under the age of 18. No diving or jumping in or out of the Hot Tub. The owners reserve the right to ask guests, who are behaving in an inappropriate manner, to leave and no refund shall be given. Users are required to wash/shower before using the hot tub. The hirer acknowledges that the use of the hot tub is at the hirers own risk and the owners will not be held liable for any accidents, injuries or death. The owners will not be held liable for accidents, injuries, or death caused by misuse of our tubs – this includes falling over on wet surfaces or falling in or out of the hot tub, use of drink, drugs etc. Pregnant ladies must not use the hot tub or seek advice from a doctor first. Anyone on medication must consult their doctor and if you have any health concerns, please consult your doctor before hot tub use. At a temperature of 37C or above you should not spend more than 15 minutes in the hot tub. Only use plastic glasses in the hot tub. Food is not permitted. Do not enter the hot tub with clothes on, suitable swimming attire only. Do not enter the hot tub with shoes on or with any sharp object on your person. Do not smoke whilst in or around the Hot Tub. Do not stand or sit on the hot tub housing. 


No one under the age of 18 is allowed to stay in the Shepherds Hut.


If any of the above terms and conditions or rules are breached you may be asked to vacate the accommodation immediately, forgo any refund in relation to the rest of your booking and shall have no further claim against us.


We make every effort to make sure that you have an enjoyable stay. However, if there are any problems that arise during your stay, you must notify us as soon as possible so that we can endeavour to put the matter right and take any remedial action if required. If you are not satisfied with the resolution to your complaint, please notify us in writing, or by email as soon as possible during your stay. Complaints will not be accepted once your hire agreement has ended and no correspondence will be entered into as we are unable to investigate your complaint effectively. 


We will only retain your personal data for as long as necessary to fulfil the purpose we collected it for, in relation to your booking or enquiry, marketing activities, and satisfying any legal, accounting, or reporting requirements. We are required to keep basic information about our customers (including contact, identity, financial and transaction data) for six years after the end of the tax year in which they cease being customers or clients, for tax purposes. We may anonymise your personal data (so that it can no longer be associated with you) for research or statistical purposes, to help improve our service and what we offer. Anonymised data may be used indefinitely without further notice to you (it cannot be linked back to you). We will process your financial data, such as a bank account number, sort code, credit or debit card details for the sole purpose of processing payment. 

Your details will not be sold to any third party. Your details will not be passed onto any third party, apart from the time that the property and the cottages/business are sold, and are passed to the new owner, and you are a past or future customer with us, unless you have previously notified us that you wish to no longer be contacted by us, by post, email, or phone.



Due to high demand and limited availability - the booking of our holiday extras (Picnic Hampers, Massage Therapies, Afternoon Tea and Cycle Hire) must be made in advance: All ‘holiday extras’ must be paid for in full at the time of booking. You shall receive a separate invoice via email which must be paid on or by the due date on the invoice. Failure to make full payment within the time frames requested means we will cancel your booking. 

Once you have paid for your ‘holiday extras’ booking, no refunds can be given. Even if you decide you no longer require it.

If we have to cancel your ‘holiday extras’ booking and are unable to offer you a suitable alternative date/ option due to reasons beyond our control –you shall receive a full refund.

If you would like to change the date/ time/ choice of your holiday extra(s) please notify us immediately and we will try our best to accommodate your request but is not guaranteed. In which case no refund can be given.


If you would like to request one of the Picnic Hampers while you are staying with us -we require a minimum of at least 48 hours notice to ensure we can fulfil your order. We reserve the right to change the contents of any of the hampers if specific items are unavailable – these will be replaced with an alternative ‘like for like’ product of similar value. ALLERGIES: We cannot guarantee that any of the products in the hampers are suitable for allergy sufferers. We will not be held liable for any allergy related issues. It is the responsibility of the consumer to read the product labels of the hampers contents to ensure they are suitable.


Massage therapies are not suitable for children or pregnant women or those with underlying health conditions. It is your responsibility to discuss any health issues and concerns with the therapist prior to treatment. If in doubt, please consult your doctor prior to booking. Refunds cannot be given to guests who book treatments who have prior knowledge of conditions that may prevent treatment. 

If we need to cancel your booking due to reasons beyond our control we shall inform you as soon as possible and offer an alternative date/times or full refund. ​


If you require cycle hire we require at least 3 days notice. It is your responsibility to ensure the security of the bike(s) at all times. If your hire bike gets lost or stolen or damaged (excludes punctures) you may be liable to pay an additional fee of £100. Please ensure all users are proficient cyclists. All the hire bikes are serviced and checked prior to delivery to your accommodation. We accept no liability for injuries or deaths caused when using the hire bikes.

If we have to cancel your booking due to issue beyond our control - you shall be notified as soon as possible and offered an alternative or full refund.  


For Afternoon Tea bookings we require at least 3 days notice. If we have to cancel your booking due to issue beyond our control - you shall be notified as soon as possible and offered an alternative or full refund.  

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