Details of Terms and Conditions:

A.  Booking conditions

B.  Hot Tub conditions

C. Competition conditions


A. Booking Terms and Conditions for Swainsley Farm

When you submit a booking via our online reservation system you will receive an automatically generated booking summary by email to the email address you have provide. This does not form a contract between us – a contract shall only exist when your booking is subsequently confirmed by post or email.


The Contract for a short-term holiday rental will be between the Owners of Swainsley Farm (referred to as “us” or “we”) and the person making the booking under the following booking conditions:

   UK law will govern the Contract.

 – the contract is not effective until we have received and processed the deposit.

 – the party leader must be at least 18 years of age at the time of booking and the booking form must list the names, addresses and ages of all people in your party.

You are responsible for ensuring that all members of your party comply with the Terms of Use (as set out below), however, the Contract is between us and you (as the person making the booking).

Bed linen and towels.

Bed linen, bath/hand/kitchen towels and robes are provided and included in the price of the holiday. Please note, we can supply cots and highchairs but we do not provide cot bed linen/towels.

Electricity & Heating

Electricity and heating are included in the cottage price.


Bookings are confirmed on receipt of the booking form with a deposit for 1/3 of the holiday cost. The balance of the rental will be due six weeks prior to the start of your holiday.

We will send you a reminder when the balance is due and reserve the right to cancel the holiday where payment has not been made within 7 days of notification. 

If the booking is made within six weeks of the holiday start date, then payment will be due in full.


National Lockdown – In the event of a National Lockdown coinciding with your holiday so that you are unable to travel and we are prevented from opening, you will receive a full refund.

Regional/Local Lockdown – In the event that the address given on the booking form is put into Local/Regional Lockdown and the period of restriction covers the period of your booking rendering you unable to travel, you will receive a full refund. 

Cancellations by You must be notified to us immediately and confirmed in writing.

We strongly recommend you take out travel insurance for UK holidays which covers booking cancellations.This is available at very affordable rates and will give you peace of mind in the event of any of the following (but not limited to):  family emergencies, illness (including Covid), a requirement to self-isolate/ quarantine, a call to jury duty, incarceration, change in personal or work circumstances, travel delays, vehicle breakdown, and delays with public transport. 

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

You can look for suitable cover on comparison websites sites such as

We are not selling, promoting, endorsing or recommending any particular product, and do not benefit financially or have any formal relationship with any of these providers:


 – All refunds will be subject to a non-refundable administration fee of £75 to cover our costs including re-marketing, bank and accounting fees. 

– If you cancel more than 6 weeks ahead of your holiday we will refund your deposit, less £75.

 -If you cancel less than 6 weeks from the start of your holiday we will try to re-let the cottage. The amount refunded will be the rebooking value (which may be less than you paid as we may have to offer a late availability discount or accept a short break) less the non-refundable administration fee of £75. 

 – If we are not able to relet the cottage a cancellation charge will be made based on the number of days notification of cancellation given by the person making the booking:

Time from Cancellation to Arrival Cottage not rebooked Cottage rebooked
We Refund to you We Refund to you
> 6 weeks Deposit less £75 Deposit less £75
42-29 days 60% of total cost less £75 Rebooking value less £75
28-15 days 40% of total cost

less £75

Rebooking value less £75
0-14 days 20% of total cost

less £75

Rebooking value less £75


Cancellation by Us

If we (Swainsley Farm) have to cancel your booking for any reason, including a Force Majeure event, you will be refunded in full. A Force Majure event could be any of the following:

(a) acts of God, flood, drought, earthquake or other natural disaster;

(b) epidemic or pandemic;

(c) terrorist attack, civil war, civil commotion or riots, war, threat of or preparation for war, armed conflict, imposition of sanctions, embargo, or breaking off of diplomatic relations;

(d) nuclear, chemical or biological contamination or sonic boom; (e) any law or any action taken by a government or public authority, including without limitation imposing a restriction, prohibition, or failing to grant a necessary licence or consent;

(f) collapse of buildings, fire, explosion or accident;

(g) any labour or trade dispute, strikes, industrial action or lockouts;

(h) non-performance by suppliers or contractors; and

(i) interruption or failure of utility service, and the period of closure covers you booking

Terms of use

You may access the property from 16.00 on the day of arrival (earlier arrivals are strictly by arrangement only).  Please note that departure is by 10.00 on your final day (again, later departures are strictly by arrangement only). We need this time to ensure that the cottage is ready for your arrival after the previous guests (sadly, we don’t have a magic wand and need to clean the old-fashioned way!). The agreement to stay in the property for the holiday period does not create the relationship 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 Holiday Period.

On departure you are requested to leave the accommodation in a clean and tidy condition. This includes washing up, placing rubbish in bin liners and putting it in outside bins, ensuring ovens and barbeque are clean and free from grease.

Use of the property

Under no circumstances may more than the maximum number of persons stated in the brochure and on the website occupy the property, unless by prior arrangement with the Owners. We reserve the right to refuse admittance if this condition is not observed.

You must not use the Cottage or the site for any illegal, dangerous, offensive, noxious or noisy activities or behave in a way that may be a nuisance or annoyance to us, other guests or our neighbours. Swainsley Farm is a peaceful location and we ask that you avoid playing music, singing or other excessive noise that can be heard outside your cottage after 9pm. 

Smoking is not allowed in the cottages.  If you wish to smoke outside, please let us know and we will provide you with a suitable container. Please do not discard cigarette butts in the garden or grounds.


Swainsley Farm, its employees and representatives shall not be liable to you or your party for loss or damage to property howsoever arising unless demonstrably caused by our negligence or wilful misconduct or that of those for whom we are legally responsible. You must take all necessary steps to safeguard yourselves and your property.

Third Party Services – If you wish to engage a third party to perform a service (including private catering, beauty therapy, childminding or entertainment services) at the site or in the Cottage you must obtain our written permission and give us details of their public and employer’s liability insurance.  We will not accept liability for the services provided (or failure to provide such services) by any third party or business used by you in the course of your stay (regardless of whether they are recommended or referred by us).

Care of the property

You are responsible for the Cottage and are expected to take all reasonable care of its furniture, pictures, fittings and effects. You must leave them in the same state of repair and in the same clean and tidy condition at the end of the rental period as at the beginning.

Damages & Breakages

You are legally bound to reimburse us for replacement, repair or extra cleaning costs on demand (although we would not charge you for the odd glass or plate!).

Right of entry

We shall be allowed right of entry to the property at all reasonable times for purposes of inspection or to carry out any necessary repairs or maintenance.


Every effort is made to ensure that you have an enjoyable stay. However, if you have any problems 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 come again! We are on site, and will do our best to resolve any problems you may have – this is easier to do before you leave!


We do not allow pets in the cottages.

(revised T & C’s, 16.01.2021)

Privacy Notice.

Swainsley Farm is also a member of Premier Cottages Limited, a professional collective of independent luxury cottage owners. Premier Cottages promotes our properties on our behalf as well as other luxury cottages. As members of Premier Cottages we would like to give them your information so that they can contact you about quality properties that you might like. You may unsubscribe from this service at any time as detailed in our Privacy & Cookie Policy.



 Term and conditions of use:

 * Please let us know 24 hours in advance if you wish to use it.

 * There will be a charge of £80 for each separate day booking.

 * The price includes extra bath towels, robes and plastic drinking glasses.

 * Please ensure that you are medically OK to use a hot tub.

 * No glass of any kind in or near the tub.

 * All children should be supervised and no children under 14 without an adult.

 * Swim wear only.

 * Please make sure grass etc. is off your feet.

 * No heavy makeup, fake tan please. 

 * No food in or near the tub plese.

 * Please vacate the tub by 10.30pm

 * Please replace the tub cover after use.


C. Competition Terms & Conditions

Win a two night, family Autumn break in a 5 Star, 

Gold Award Cottage.

Terms & Conditions

  1. By entering the Promotion, the entrant agrees to be bound by these Terms & Conditions.
  2. The promoter is Swainsley Farm Holiday Cottages whose registered address is Swainsley Farm, Butterton, Nr Leek, Staffordshire, ST13 7SS.
  3. Employees of the Promoter and their immediate family members, authorised retailers or their employees, or any person professionally associated with this activity (or members of their family or household) may not participate in the promotion.
  4. It is the responsibility of entrants to keep themselves informed as to any updates of these rules, and they acknowledge that any failure to comply with these rules could lead to their disqualification without reasons being given or opportunity for challenge.
  5. The general principle is fairness: entries should be made or cast fairly. If, in the opinion of the Judges, this principle has been flouted, they can declare any entries or votes invalid, void the competition, change the competition instructions, or adjust the entries or the voting to achieve fairness, as they think fit.

To be eligible to participate in the Promotion

  1. The Promotion will commence on Wednesday 20th March 2024. The closing date for the receipt of entries is 17:00 (GMT) on Sunday 14th April 2024 (“Closing Date”)
  2. Participants must complete these steps to enter:
    1. Share’ the promotional post and then
    2. Like’ & ‘Follow’ the Swainsley Farm Holiday Cottages main Facebook page.
  3. The Promotion is open to individual residents who currently live in the United Kingdom and are aged 18 or over.
  4. The Promoter assumes that by entering the Promotion (and the individual warrants that) they are aged 18 or over.


  1. The Promotion is for the chance to win a two night self-catering stay in the Haybarn (2 bedrooms), Swainsley Farm Holiday Cottages, Butterton, Nr Leek, Staffordshire, ST13 7SS.  Use of the Hot tub is not included in the prize but is available for an extra charge.
  2. The prize dates must be chosen at least 2 weeks in advance of the stay by the participant and be agreed by Swainsley Farm Holiday Cottages. 
  3. The winning two consecutive night stay must be taken between Friday 27th September and Monday 2nd December 2024 (excluding October 18th to November 3rd inclusive) and is subject to availability. 
  4. The cottage easily accommodates two couples but the layout (second bedroom leading off the master bedroom) means that it’s particularly suitable for families, especially those with small children. No more than 4 people (+ 1 baby) may occupy the cottage.  Please check sleeping accommodation  fits your requirements prior to booking. 
  5. Check-in is at 4pm on the agreed date of arrival and check out is at 10am on the day of departuture.
  6. One prize will be awarded to a single Eligible Participant
  7. The Prize is not transferable and there is no cash alternative to the prize. The Promoter reserves the right to substitute the Prize with product(s) of equal or greater value at any time
  8. The Prize must not be auctioned or resold. The Promoter reserves the right to refuse to accept further entries under the Promotion if it becomes aware of the reselling or auctioning of the Prize.


  1. An Eligible Participant can enter the Promotion via the Swainsley Farm Holiday Cottages Facebook Page.
  2. Different members of the same family are eligible to apply.
  3. All valid Entries will be considered by the judges for the chance to win the prize. A single prize winner will be selected by random by the judges from all qualifying entries within 7 days of the closing date.
  4. The prize winner will be notified via the method of entry within 7 days of the Promoter’s selection.
  5. The prize winner must contact the Promoter within 14 days of the date of the Notification to claim the Prize (“Winner Confirmation”). If the prize winner fails to claim the Prize, they will forfeit the Prize and another valid Entry will be drawn.
  6. The Promoter cannot accept responsibility for delayed entries, or entries which are not submitted via the Swainsley Farm Holiday Cottages Facebook Page. 


  1. In all matters relating to the Promotion, the decision of the Promoter shall be final, and no correspondence or discussion shall be entered into.
  2. At all times throughout the Promotion, participants must deal with the Promoter in the upmost good faith in every respect. The Promoter reserves the right to verify the eligibility of all participants and disqualify any participant that it has reasonable grounds to believe has breached any of the rules, including, but not limited to, falsifying any information submitted to or requested by the Promoter
  3. The Promoter reserves the right to amend or terminate the Promotion at any time without notice. However, the Promoter will use its reasonable endeavours to minimise the effect of such amendment or termination to avoid disappointment. Any termination of amendment of the Promotion will be communicated to an Eligible Participant via the Swainsley Farm Holiday Cottages Facebook Page.
  4. The Promotion cannot be used in conjunction with any other promotions.
  5. Swainsley Farm Holiday Cottages reserves the right to publish the names of the winners and all winners are required to give their full cooperation to all requests by Swainsley Farm Holiday Cottages in connection with publicity for the competition, their entry, the prize or otherwise.
  6. The prize winner may be requested to take part in promotional activity and the Promoter reserves the right to use photographs and audio and/or visual photography or video recordings of prize winners in any publicity.