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​​Booking and Payment

By booking a room at The 25 Boutique B&B, you are agreeing that you and all members of your party agree to and are bound by the Terms & Conditions detailed below. Your reservation is made with "The 25" and represents a legally binding contract between you and The 25.  


Please note, if you have made your booking via a third party website (e.g., your contract of booking is with us and not them, and therefore these detailed Terms & Conditions published on our own website ( will take precedence and you are bound by these automatically.  You will also be sent a link to them in full in our own confirmation email.  Should you not wish to be bound by these Terms & Conditions, you have a four hour window in which to cancel your booking free of charge without any penalty.  Please note, the best deal will always be found on our own website not via a third party booking website.



To confirm your reservation, valid credit card details must be supplied at the time of booking.


No deposit is required for most room rates. Full payment is due on arrival at the property. Where full payment is immediately due, this will be made clear during the booking process and in your booking confirmation.


We reserve the right to charge your card as detailed in our cancellation policy below. By entering into this contract you are authorising us to make these charges without additional consent being required.

We also reserve the right to pre-authorise an amount equal to the remaining balance up to seven days before your check in date to ensure a guarantee of funds available.


You will receive an email confirmation of your booking. Please check this carefully – it is your responsibility to contact us immediately if any details are incorrect.  We are not responsible for any details you have omitted to tell us and not bound to keep your booking if our property is not suitable for you (e.g. you arrive with a dog, or a child, wanting a twin room or can't manage the stairs). 

For guests who book and arrive the same day, full payment will be taken on arrival.  If paying in cash, a pre-authorisation will still be taken on a credit card and additional ID may be required and a copy held on file.


Where bookings are made for three rooms or more, over ten nights or exclusive use of the house, a deposit will usually be taken equal to or greater than 25% to confirm the booking. All payments once made are non-refundable.  Group bookings of four or more rooms will be required to pay for exclusive use of the B&B.  


Cancellation & Amendments

3.00 PM is classed as check in time for the purpose of cancellations.


A booking is not cancelled until you have received email confirmation from The 25.


We reserve the right to cancel or amend a booking in the event of circumstances beyond our control and provide an alternative of an equal value or a full refund of any monies paid.


Depending on the rate you booked and where you booked, your cancellation terms will vary.  Please refer to your booking confirmation for more details.


For Direct Bookings via our website


Advance Saver rate – NO FREE CANCELLATION period applies.  These rates are non-changeable and non-refundable having been paid in advance for a lower rate.


Standard rate, Special Offer rate, 1 Night Stay rate, Last Minute rate – FREE CANCELLATION up to 24 hours before check in (3pm the day before).  After this time, full payment is required if you cancel or amend the booking. 


Using a PROMO CODE (except VIP Promo Codes) – please see the offer T&Cs relating to the promo code you are using.

Please note - if you have made a special order where we have used a third party supplier, such as for flowers, a charge may still be made if it is too late to cancel them.  It will be your responsibility to amend / cancel a spa booking.

For 3rd Party Booking Websites (e.g.


FREE CANCELLATION up to 24 hours before check in (3pm the day before).  After this time, the full balance is required if you cancel or amend the booking. 

For bookings made already within 7 days of check in, a 4 hour cooling off period allows for free cancellation.

AMENDMENTS to an existing booking within the free cancellation period will be subject to minimum length of stay restrictions and may be subject to a higher room price. 

IF YOU CANCEL within the free cancellation period and have already made a payment, we will offer to re-book your stay for another date, or will offer you a voucher for The 25 which can be used towards your next stay and will be valid for 12 months.  Should these options not be possible, any deposit or payment made will be refunded to the original card.  To prevent money laundering, we are unable to refund any payment you made to a different card number.

CURTAILMENT.  If you have already checked in and need to curtail your stay and leave earlier than planned, the total value of your entire stay will still be due.

NON-ARRIVAL (no-show) for a booking will be treated as a cancellation and the full booking value will be charged, regardless of the reason – you will be advised to claim against your travel insurance.

TRAVEL INSURANCE.  Even if you are travelling domestically, it is your responsibility to take out suitable holiday cancellation insurance to cover your stay for any unforeseen circumstances.   If you cancel your booking, you will be asked to contact your insurance provider so please ensure you a policy in place.  We are happy to provide you with invoice for the cancellation charge to pass to your insurer.

Check In/Out Times
Check in is between 3pm
 & 7pm and check out is by 10:30am (11am for VIP Guests - please see our website for details). An early check in option from 1pm may be available for £25 (£20 for VIP’s). A late check out option until 1pm may be available for £25 (£20 for VIP’s). If you request either option, we will notify you if your request cannot be met. Should you not book early check in and arrive before 3pm, we cannot guarantee entry to the building or your room. If you plan to arrive later than 7pm, we may be able to arrange later access, however, this is not guaranteed and is only by prior arrangement.  As our B&B is personally run, we are not always on site and may be out if you have not pre-advised your arrival time.


Circumstances Beyond Our Control

We cannot accept responsibility for unforeseen circumstances beyond our control. These include (but are not limited to) adverse weather conditions, fire, riot, war, pandemic, terrorist activity (or threat of such activity), industrial dispute, natural disaster, or injuries and death of an individual(s) through accidental circumstances unconnected with The 25.  In instances such as bad weather and you are unable to travel, you will be required to claim via your travel insurance for any cancellation charges due.

By making a booking you are accepting responsibility for any damage or loss caused by yourself or a member of your party. Full payment for any such damage or loss must be paid to the provider upon demand. If you fail to do so, you will be responsible for meeting any claims subsequently made (together with our own and the other party’s full legal costs) as a result of your actions.  Any issue caused by you, whether accidental or on purpose which restricts our ability to re-sell your bedroom on future dates may be liable to compensation to be paid to us. 



Medical Conditions
If you or any member of your party has a medical problem, allergy or disability which may affect your stay, please advise us beforehand so that we can make provision for the particular need(s) of the person(s) concerned or advise you if we are unable to make such provision. If details are not provided to us at the time of booking, The 25 reserves the right to cancel the booking should it be unable to make appropriate provision for a specific need or needs.  Our comprehensive Accessibility Guide can be viewed here.


Please note that special offers are available on room prices and packages from time to time but cannot be used in conjunction with any other offer, reduced rate or special deal.  Some offers require full payment on booking – these offers are non-cancellable, non-changeable and non-refundable and 100% of the total booking will be charged in the event of cancellation or no-show.  Vouchers cannot be used to book offers.  Offers may exclude some rooms or suites.  Offers are subject to availability and can be changed or withdrawn at any time.  Normal booking and cancellation Terms & Conditions apply unless otherwise stated.  Offers cannot be added retrospectively and must be quoted at the time of booking and are applicable to new bookings only.  Cancelling and re-booking with an offer will be classed as a repeat booking and not a new booking.  Offers are not automatically applied by us and must be quoted or a Promo Code entered to be claimed.  Single Occupancy rates are a discount and therefore unable to be used in conjunction with other offers and discounts.  VIP discounts and benefits are unable to be used along with another offer. You are required to take out your own travel insurance to cover for unexpected circumstances as non-refundable offers mean you will forfeit all monies paid regardless of the reason for cancelling.  Minimum stay may apply to offers.


PROMO CODES and offers are only valid if you press "Book Now" via this website (  If you go directly to our booking site ( via a link on a price comparison site such as Google Hotels, TripAdvisor or Trivago then any Promo Code used won’t be applicable.  We will contact you to let you know and give you the option to book via our own website if you want to use a Promo Code.


We operate a dynamic pricing system which means our room prices are "fluid" and can vary according to demand.  All prices are correct and subject to availability at the time of booking.  Prices may change at any time without prior warning or notice but cannot be amended once booked.  Please note that the best deal is ALWAYS available via our own website via our Price Guarantee.  You may be required to join our VIP Guest List in order to receive these lower prices.  Any prices quoted on our website are a guide only.  To view the exact price per room per night, press "Book Now" on any page and input your dates into our live availability booking system.  Cancelling and rebooking reservations for the purpose of obtaining a lower price will not be accepted and will be amended to the original price.

General Terms & Conditions:


Guests are not allowed to consume their own beverages, alcoholic or otherwise in the public areas of the house or on the sun terrace due to our licensing restrictions. We are happy to sell you alcoholic beverages via our honesty bar.  You are welcome to consume your own drinks in the privacy of your bedroom for which we supply a fridge, glasses and bottle opener.

Best Rate Guarantee

We will not be beaten on price or the deals we offer via any third party website - guaranteed.  Please call or email us if you think you have found a better deal elsewhere.

The building is equipped with 24 hour recording CCTV in public areas for the safety and security of our guests and premises.


We do not accept children under the age of 18. 


We reserve the right to charge for the replacement, cleaning or repair of any item(s) belonging to The 25, or the fabric of the house itself, damaged either willfully or because reasonable precautions have not been taken. In this event your credit card will charged without prior consent being required for the costs incurred.  If we are unable to re-sell a bedroom due to damage, you may be liable for the costs associated.


We are sorry that we do not accept dogs unless they are working assistance dogs.


Every room is en-suite and each is different. Please ensure you book a room that has your preferred option for bath or shower.  Full room descriptions are available on our website at


External wedding parties
We regret that we cannot take group bookings from guests attending local weddings and wishing to use The 25 purely for accommodation purposes. Wedding guests arriving back in the small hours of the morning are not compatible with regular guests who value the house for its peaceful ambiance.


Fire Alarm Test
Our alarm is tested on Wednesday mornings, under normal circumstances, outside this time, please evacuate the building as per our procedure.


Evening meals are not available at The 25, however, we are spoilt in the area with the number of fantastic restaurants covering all types of food and budget, many of which are within walking distance. We are happy to advise on these and book tables. We would always advise booking to avoid disappointment. Apart from breakfast, no other meals or snacks are available. A link to recommended restaurants is provided in your booking confirmation email.


No stiletto heels are to be worn as these can damage some floor coverings, especially in the bathrooms.

We have a small terraced area at the front of the building which is ideal to read the paper or enjoy a drink in the sun. We do not have a public garden area.


Lost Keys
On check in, you will be issued with a key fob on a key ring which opens both your bedroom and front door. It is your responsibility to ensure the safety of your key at all times and return it at the end of your stay on check out. Failure to do so, or return the key within 7 days of your departure will be subject to a lost key charge of £25.


Lost Property
Any lost property items will be disposed of at the end of the subsequent month after which the visit took place. Should you wish an item to be returned to you, a minimum charge of £10 will be charged to cover postage, packing and administration (usually payable by BACS).  It is your responsibility to contact us should you think you may have left an item behind.  Items sent will be by the cheapest method available.  Should you require a particular courier or insurance level, please advise us, for which an additional charge may become necessary.  We hold no responsibility for the loss or damage of your item whilst in transit.


Our offer of a complimentary minibar for VIP Guests booking direct with us may be withdrawn or changed at any time.  The offer includes a small selection of wine, beer, soft drinks and snacks.  Contents may vary.  No cash alternative or choice of items.  Only applies to new bookings made via in conjunction with a valid Promo Code.  Minimum two-night stay applies to qualify.  The contents are for the duration of your stay and only the fresh milk and water will be replenished daily if required.  Extra items may be purchased at retail price from our honesty bar.  Cannot be used in conjunction with any other discount or offer.


All our rooms are double rooms, designed for a maximum occupancy of two adults sharing the same bed.  No extra beds are available.  No children under 18 are permitted.

We have enough car parking spaces for one space per guest room.  We cannot accept liability for any damage or theft to vehicles whilst parked within our car park.  Please note, our car park is designed for the "average" sized car.  Space can become tight if more than one guest arrives in an estate or large 4x4 vehicle.   If you have a van or larger vehicle, please contact us to discuss before booking as parking cannot be guaranteed.


We operate a strict no-smoking policy throughout the building. Smoking is permitted outside on our sun terrace, where an ashtray is provided on the wall. If the ashtray is not used, an extra charge may be levied for the cleaning up of cigarette butts or ash.

It is against the law to smoke in a public building. Out of fairness to the next guest and to maintain our integrity as a clean and non-smoking establishment, please do not smoke in your bedroom. If we deem there to be a smell of smoke after your departure which disrupts or affects future bookings, we will make a charge to compensate us for this. It is usual for us to charge a minimum of an amount equal to a further night’s stay.  

Please note that vapes and e-cigarettes are included in the above smoking policy. 


Sanitary bags are provided next to all toilets to dispose of any items other than toilet paper.


For fire regulations, the owners must be informed prior to any visitors arriving.  Visitors must have left the premises by 10pm. 

VIP Guest Scheme

Anyone may join our mailing list by completing the form on our website and can unsubscribe at any time should they change their mind by clicking the link at the bottom of any email they receive from us, however you must still be on our mailing list and therefore a VIP member for the period leading up to and including your stay.  VIP benefits may vary and are subject to change at any time and do not form any part of a contract of booking.  Current VIP benefits are listed at  Promo codes to use on our booking system will be emailed automatically once you have joined the mailing list.  New VIP members can get a complimentary minibar on their first visit, but the 10% discount is only available on subsequent visits as a VIP member off the Standard Rate.   Other VIP benefits such as the complimentary minibar and later check out are applicable to other rates when using the appropriate Promo Code.  VIP benefits cannot be added retrospectively, and the relevant Promo Code must be used at the time of booking.  VIP benefits are only available when booked online via our own website.  VIP benefits will not be automatically assigned to your booking unless you have used the relevant Promo code yourself.  Booking history will be checked and anyone using the 10% code when not eligible (ie when it is your first booking as a VIP member) will forfeit all VIP benefits.  Minimum 2 night stay will apply.  PLEASE NOTE - VIP codes are only valid if you press "Book Now" via this website (  If you go directly to our booking site ( via a link on a price comparison site such as Google Hotels, TripAdvisor or Trivago then they will not be applicable.


The 25 vouchers are valid for 12 months from date of issue and will expire if a booking has not taken place by this date.  Not redeemable for cash and no change given.  Minimum stay and usual T&Cs will apply.  A credit card may still be required to guarantee the booking.  May be used in conjunction with offers / reduced rates at our discretion.  If you have purchased a gift voucher via our online shop, you will receive an email confirmation following payment.  We do not have access to your payment details as a third party payment provider is used.  In the unlikely event we are unable to fulfil your order within the quoted time (for instance if we are currently away from the business) we will email you as soon as possible to advise you and give you the option of a full refund if you are unable to wait.  Emailed vouchers are in PDF format. 
Third party vouchers are subject to the voucher issuer's T&Cs.  Your voucher will act as a guarantee of booking like a credit card would.  If you cancel or do not arrive, we will still claim for the full amount of the voucher and the value to you becomes zero on placing your booking.  We reserve the right to ask for a credit card to guarantee the booking to cover extra days or upgrades.  Upgrades are subject to availability and difference in cost.  No deposit will usually be taken.


Wireless Internet Access
Wi-Fi is provided free of charge throughout the house, subject to our separate Wi-fi Terms & Conditions.

Offers T&Cs
Voucher T&Cs
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