LEGAL
Please read these terms carefully before making a booking. By booking The View, you agree to be bound by these terms.
GOVERNED BY ENGLISH LAW · LAST UPDATED MARCH 2026
In these Terms and Conditions: "The Property" means The View, a luxury annexe located near Groombridge, East Sussex, TN3 9NL. "The Owner" means the owner of The Property. "The Guest" means the person who makes the booking and all members of their party. "The Booking" means the reservation of The Property for a specified period. "The Booking Period" means the dates confirmed in the booking confirmation.
2.1 A booking is made when the Guest submits a booking enquiry and the Owner confirms availability in writing (by email). No booking is confirmed until the Owner has issued a written booking confirmation and the required deposit has been received.
2.2 The Guest making the booking must be at least 18 years of age and must be one of the guests staying at The Property.
2.3 The booking is personal to the Guest and may not be transferred to another party without the Owner's prior written consent.
3.1 A deposit of 30% of the total rental fee is required to secure the booking. The booking is not confirmed until the deposit is received.
3.2 The balance of the rental fee is due no later than 8 weeks before the commencement of the Booking Period. For bookings made within 8 weeks of arrival, the full rental fee is payable at the time of booking.
3.3 A refundable security/damage deposit of £250 is payable at the time of the balance payment. This deposit is held as security against any damage, breakage, loss, additional cleaning, or other charges arising from the Guest's stay. The deposit will be returned in full within 7 days of departure, provided the property is left in a satisfactory condition with no damage, loss, or additional cleaning requirement.
3.4 The Owner reserves the right to make deductions from the security deposit to cover: (a) the cost of repairing or replacing any damaged or missing items; (b) the cost of additional cleaning if the property is not left in a satisfactory condition; (c) any other costs or charges arising from a breach of these Terms and Conditions. If the cost of any damage or loss exceeds the security deposit, the Guest will be liable for the additional amount and the Owner reserves the right to pursue recovery of such costs.
3.5 The Owner will notify the Guest in writing of any intended deductions from the security deposit within 7 days of departure, providing a breakdown of costs. The Guest will have the opportunity to respond before any deduction is finalised.
3.6 Payment may be made by bank transfer or such other method as agreed with the Owner.
4.1 All cancellations must be made in writing by email to hello@theview-eastsussex.co.uk. The date of cancellation is the date on which the Owner receives written notification. Verbal cancellations are not accepted.
4.2 SHORT STAYS (1 to 6 nights)
For short stays of 1 to 6 nights, the following policy applies:
• If the Guest cancels more than 48 hours before the check-in time of 3:00 pm on the day of arrival: a full refund of all monies paid (excluding any non-refundable bank transfer fees) will be issued within 7 working days. • If the Guest cancels 48 hours or less before the check-in time: no refund is issued. The full rental fee is forfeited. This applies regardless of the reason for cancellation.
The 48-hour period is calculated from 3:00 pm on the day of arrival, not from midnight.
4.3 LONGER STAYS (7 nights or more)
For stays of 7 nights or more, the following tiered policy applies:
• If the Guest cancels more than 7 days before the check-in date: a full refund of all monies paid (excluding any non-refundable bank transfer fees) will be issued within 7 working days. • If the Guest cancels between 48 hours and 7 days before the check-in date: a 50% refund of the total rental fee will be issued within 7 working days. The remaining 50% is retained by the Owner. • If the Guest cancels less than 48 hours before the check-in time: no refund is issued. The full rental fee is forfeited.
4.4 PARTIAL CANCELLATIONS
A partial cancellation (for example, shortening a stay after it has been confirmed) is treated as a cancellation and re-booking and is subject to the same policy as set out above.
4.5 SECURITY DEPOSIT
The refundable security deposit of £250 is not subject to the cancellation policy above. It will be returned in full within 7 days of the cancellation being confirmed in writing, provided no damage has occurred prior to the stay.
4.6 CANCELLATION BY THE OWNER
In the unlikely event that the Owner needs to cancel the booking due to circumstances beyond their control (including force majeure events such as fire, flood, structural failure, or other emergencies), all monies paid will be refunded in full within 7 days. The Owner's liability is limited to the return of monies paid and does not extend to any other costs, losses, or expenses incurred by the Guest.
4.7 The Owner strongly recommends that all Guests obtain comprehensive travel insurance before booking to cover cancellation costs and other unforeseen circumstances.
5.1 The maximum occupancy of The Property is 2 adults. No additional guests may stay overnight.
5.2 The Property is not suitable for children under the age of 16.
5.3 The Property is let for private holiday and leisure purposes only. It may not be used for any commercial, business, or trading purpose of any kind. This includes but is not limited to: conducting business meetings, operating a business from the premises, using the address for business registration, content creation for commercial gain, filming or photography for commercial purposes, or any activity that generates income or commercial benefit. Any breach of this clause will result in the immediate termination of the booking without refund.
5.4 The Property may not be used as a venue for any party, event, gathering, celebration, or function. Only the registered guests may be present at The Property overnight.
5.5 The Guest shall not sub-let The Property or any part thereof.
5.6 The Guest shall comply with all House Rules as set out separately and provided to the Guest prior to arrival.
5A.1 Open fires, bonfires, fire pits, chimineas, and any form of outdoor burning are strictly prohibited anywhere on the property or its grounds.
5A.2 BBQs and barbecues of any kind — including portable, disposable, gas, or charcoal — are strictly prohibited. This rule exists to protect the property, the grounds, and the surrounding countryside.
5A.3 Fireworks, sky lanterns, and pyrotechnics of any kind are strictly prohibited at all times.
5A.4 The use of outdoor speakers and amplified music on the terrace or in the grounds is permitted at a considerate volume only. Music must not be audible beyond the immediate terrace area and must be turned off by 9:00 pm. This is a rural retreat in a quiet residential area — guests are expected to be considerate of neighbours and the peaceful character of the estate at all times.
5A.5 Any breach of these rules may result in the immediate termination of the booking without refund and may give rise to a claim for damages.
6.1 Check-in is from 3:00 pm on the day of arrival. Early check-in may be available by prior arrangement.
6.2 Check-out is by 10:00 am on the day of departure. Late check-out may be available by prior arrangement and may incur an additional charge.
6.3 The Guest must vacate The Property by the agreed check-out time. Failure to do so may result in an additional charge equivalent to one night's rental.
7.1 The Guest agrees to take good care of The Property and its contents and to leave it in a clean and tidy condition on departure.
7.2 The Guest shall be responsible for any damage, breakage, or loss caused during the Booking Period. The cost of repair or replacement will be deducted from the security deposit. If the cost exceeds the security deposit, the Guest will be liable for the additional amount.
7.3 The Guest must report any damage or breakage to the Owner as soon as it occurs.
7.4 The Owner reserves the right to charge for any additional cleaning required if The Property is left in an unsatisfactory condition.
8.1 Pets are permitted only with the prior written approval of the Owner. Approval must be obtained in writing before the booking is confirmed. The Owner reserves the right to decline any pet request without giving a reason.
8.2 Only small, well-behaved dogs are considered. A maximum of one dog is permitted per stay.
8.3 A pet charge of £25 per night applies to all approved pet stays. This charge will be added to the booking total and must be paid in full before check-in.
8.4 Pets must not be left unattended in The Property at any time and must not be permitted on furniture, beds, or soft furnishings.
8.5 All pet waste must be collected and removed from the property and grounds. Waste must not be left on the grounds, in bins, or anywhere on the property. Failure to comply will result in a cleaning charge deducted from the security deposit.
8.6 Any damage caused by pets will be charged to the Guest and deducted from the security deposit. If the cost of damage exceeds the security deposit, the Guest remains liable for the full amount.
9.1 The Owner (or their authorised representative) reserves the right to access The Property at any reasonable time for the purposes of inspection or carrying out necessary repairs or maintenance. The Owner will give reasonable notice except in cases of emergency.
10.1 The Owner shall not be liable for any loss, damage, or injury suffered by the Guest or their party during the Booking Period, except where such loss, damage, or injury is caused by the Owner's negligence.
10.2 The Owner shall not be liable for any failure to provide The Property due to circumstances beyond the Owner's reasonable control, including but not limited to fire, flood, or other natural disaster.
10.3 The Guest is responsible for ensuring that they and their party have adequate insurance cover for the Booking Period, including travel insurance and personal liability insurance.
10.4 Vehicles and personal belongings are left at The Property at the Guest's own risk.
11.1 Any complaint or concern must be raised with the Owner as soon as possible during the Booking Period so that the Owner has the opportunity to address it. Complaints raised after departure cannot be considered.
12.1 These Terms and Conditions are governed by and construed in accordance with the laws of England and Wales. Any dispute arising under or in connection with these Terms and Conditions shall be subject to the exclusive jurisdiction of the courts of England and Wales.
13.1 Smoking and vaping are strictly prohibited everywhere on the property — inside, on the terrace, and in the grounds. This prohibition applies to all tobacco products, e-cigarettes, vapes, and any other smoking devices.
13.2 The use of illegal substances is strictly prohibited at all times and constitutes a serious breach of these Terms and Conditions.
13.3 Evidence of smoking, vaping, or substance use will result in the immediate termination of the booking without refund and a deep-cleaning charge of not less than £500 in addition to any other costs incurred.
14.1 Guests are welcome to take photographs and videos for personal use and to share on personal social media accounts.
14.2 Guests must not publish the full postal address, GPS coordinates, or any information that would enable third parties to identify the precise location of The Property.
14.3 Guests must not use The Property as a location for commercial photography, video production, or content creation for commercial gain without the prior written consent of the Owner.
14.4 The Owner reserves the right to request the removal of any content that identifies the property address or that the Owner reasonably considers damaging to the reputation of The Property.
15.1 In accordance with the Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013, the following information is provided to the Guest before the booking is confirmed:
• The identity of the Owner: Claire Gibson, The View, near Groombridge, East Sussex, TN3 9NL. Contact: clairedgibson@hotmail.co.uk • A description of The Property is provided on this website, including photographs, amenities, and location information. • The total price of the booking, including any applicable premiums, is provided in the booking confirmation. • The cancellation policy is set out in Section 4 of these Terms and Conditions. • The minimum duration of the booking is 2 nights.
15.2 Please note that under Regulation 28(1)(h) of the Consumer Contracts Regulations 2013, the right to cancel within 14 days does not apply to accommodation contracts for a specific date or period. By confirming a booking, the Guest acknowledges that they are entering into a contract for accommodation on specific dates and that the standard 14-day cancellation right does not apply. The cancellation terms set out in Section 4 apply instead.
16.1 The Owner shall not be liable for any failure or delay in performing their obligations under these Terms and Conditions where such failure or delay results from any cause that is beyond the Owner's reasonable control. Such causes include, without limitation: acts of God, fire, flood, storm, earthquake or other natural disaster; epidemic or pandemic; war, terrorism, civil unrest; government action, legislation, or regulation; power failure; or any other event outside the Owner's reasonable control.
16.2 In the event of a force majeure event affecting the availability of The Property, the Owner will use reasonable endeavours to notify the Guest as soon as possible and will refund all monies paid. The Owner's liability is limited to the return of monies paid and does not extend to any other costs, losses, or expenses incurred by the Guest.
17.1 The Owner reserves the right to terminate the booking and require the Guest to vacate The Property immediately, without refund, in the event of any serious breach of these Terms and Conditions. Serious breaches include, but are not limited to:
• Exceeding the maximum occupancy limit • Smoking, vaping, or use of illegal substances on the property • Causing damage to the property or its contents • Holding an unauthorised party, gathering, or event • Using open flames, BBQs, or fireworks in breach of Section 5A • Any behaviour that causes nuisance, disturbance, or offence to neighbours • Any illegal activity
17.2 In the event of termination under this clause, the Guest will be required to vacate The Property within 2 hours of notification. The Owner reserves the right to recover any costs, losses, or damages arising from the breach.
18.1 The Owner reserves the right to amend these Terms and Conditions at any time. The version in force at the time of booking will apply to that booking.
These terms and conditions constitute the entire agreement between the Owner and the Guest with respect to the rental of The Property. If you have any questions, please contact us before making a booking.