Terms and Conditions & Cancellation Policy

Updated 12.09.2026

Butterwell Farm is a destination for couples, families and friends alike, our guests’ enjoyment and safety is paramount and therefore we ask you to read the Terms and Conditions below before making your booking.

Butterwell Farm is categorised as a Site of Special Scientific Interest and a Special Area of Conservation. We kindly request that you are sensitive to this environment.

In these booking conditions, ‘you’ and ‘your’ means all people named on the booking form (including anyone who is added or replaced at a later date). ‘We’, ‘us’ and ‘our’ means Butterwell Estate Limited, Butterwell, Nanstallon, Bodmin, Cornwall, PL30 5LQ

We reserve the right to ask guests who contravene these terms and conditions or who in any other way are behaving in a manner likely to cause distress or nuisance to ourselves or other visitors to leave immediately. In these circumstances the holiday ceases and we shall not be liable for any extra costs incurred by you. The terms contained in this contract do not affect your statutory rights.

THIS CONTRACT – This contract is with Butterwell Estate Limited. A contract exists as soon as we have issued our confirmation letter and you should please check this carefully to see that it reflects your wishes.

ARRIVAL AND DEPARTURE TIMES – Our guaranteed arrival time is 16:00pm and our check out time is 10am.  Departure time must be strictly observed as our cleaners arrive ready to clean at 10am. Please make sure all of your belongings are no longer in the property and they have full access at that time.

We operate a self-check in and self-check out system, your key will be in the property or keysafe on arrival. If you have any issues please call Rachel: 07841 383 343 or Sam: 07766 224 258.

GENERAL – For self-catering the price paid includes:
– Linen and towels (please bring beach towels if you need them)
– Bath mats
– 2 toilet rolls per bathroom
– 2 tea towels
– 1 oven glove
– Washing up liquid
– Some dishwasher tablets
– Hand soaps
– Kitchen spray, cloths and other basic cleaning products
– Some spare black bin liners
– A few welcome sachets of tea, coffee, sugar and milk
– Salt, pepper and olive oil
– Logs for the wood burner and a few fire lighters and matches. There is an axe in the log store if you would like to split kindling as we do not provide this as standard.

MAKING YOUR BOOKING – You as the person in charge of the party (the party leader) must be at least 18 years old at the time of booking. All other members of the party must authorise you to make the booking on the basis of these conditions. By making the booking, you confirm that you are authorised to make the booking and that all other members of the party agree that the booking will be governed by these conditions. You are responsible for making all payments due to us.

We reserve the right to refuse any booking within 48 hours of the booking being made. If we do this, we will tell you in writing and promptly refund any money you have paid to us. In this case, we will not have any legal responsibility to you.
When you receive your confirmation, you must check the details carefully. If anything is not correct, you should tell us immediately.

The property should only be used for the number of guests detailed in the booking summary and guests must notify us of any intention to invite additional guests during the day or to stay overnight. The property must not exceed maximum occupancy at any time without prior notice given.

A 30% deposit is required on booking and the balance to be paid no less than 8 weeks prior to arrival.  Your dates are not secured until we have received a deposit and you have received a confirmation letter from us.

DAMAGES – We reserve the right to charge for damage done by guests, although we do not normally charge for minor breakages. We hereby formally disclaim any liability for any losses or injury sustained by guests or their property except where negligence on the part of ourselves or our staff is legally proven. We reserve the right to enter your accommodation giving reasonable notice except in the case of an emergency. You and all members of your party agree to keep the property clean and tidy, to leave the property in a similar condition as you found it when you arrived, and to behave in a way at all times while at the property which does not break any law. We encourage guests to maintain the cleanliness of the property during their stay and we have provided suitable cleaning products and cloths for your use.

COMPLAINTS OR CONCERNS – you must notify us of any problems, breakages or complaints immediately so that remedial action if appropriate can be taken. We cannot accept any liability to any shortcomings or claim of whatever nature if you fail to notify us of any complaint during your holiday.

CANCELLATION POLICY – All cancellations will incur a £50 administration fee.  We strongly recommend that you take out holiday cancellation insurance. We cannot make exceptions or cancel a holiday outside of our standard cancellation policy if one of your party, for example, contracts coronavirus, falls ill or gets injured, has to take up jury service, cannot get fuel, has a family emergency or bereavement, etc. To cover yourself in all of these circumstances, as well as others, we strongly recommend holiday insurance is taken out against these eventualities. These are all events outside of our control as a holiday provider and we are unable to compensate you in these circumstances. Cancellations within 48 hours of being booked will be refunded in full unless they were made within two weeks of the arrival date, in which case a cancellations made within 24 hours of being booked will be refunded in full. Butterwell reserves the right to cancel without financial penalty a booking within 48 hours of being booked unless made within two weeks of the arrival date, in which case a cancellation within 24 hours of being booked can be made without financial penalty. In the event of cancellation more than 8 weeks prior to arrival your deposit is non-refundable unless we manage to re-sell the property for the full period of the reservation minus the administration fee. We will partially refund your payment if we manage to re-sell a percentage of your stay, however we will endeavor to do our upmost to sell the full period. In the event of cancellation less than 8 weeks prior to arrival the full amount is non-refundable unless we manage to re-sell the property for the full period of the reservation minus the administration fee.  We will partially refund your payment if we manage to re-sell a percentage of your stay, however we will endeavor to do our upmost to sell the full period.

If for any reason beyond our control we are forced to cancel your Booking (or bring it to an end early) due to a Force Majeure Event affecting us or our property we will refund you the full amount of your remaining accommodation costs based on the time of your Booking remaining. This will be the full extent of our liability and no additional compensation, expenses or costs (such as travel or replacement accommodation costs) will be payable.

EVENTS BEYOND OUR CONTROL (sometimes referred to as “force majeure events”) – Unless we say otherwise in these booking conditions, unfortunately we will not be legally responsible individually for any compensation if we are prevented from, or delayed in carrying out our responsibilities under this contract as a result of events beyond our control. This means an event we could not, even with all due care, expect or avoid, including: 
strike, lock-out or labour dispute; natural disaster; 
acts of terrorism, war, nuclear/radioactive disaster, riot or civil commotion; malicious damage; keeping to any law or governmental order, rule, regulation or direction; accident; breakdown of equipment or machinery; insolvency or bankruptcy of an owner or service provider; fire, flood, exceptional weather conditions; epidemics, pandemics, blocked roads, difficulty or increased cost in getting workers, goods or transport; and other circumstances affecting the supply of goods or services.

DISABILITIES OR MEDICAL CONDITIONS – Unfortunately due to the nature of our grounds we are not able to accommodate wheelchair users.  If you or any member of your party has any medical problem or disability that may affect your booking, please tell us before you confirm your booking and give us full details in writing as early as possible before you travel. If we feel unable to properly meet that person’s particular needs, we can refuse or cancel the reservation.

SMOKING – Please do not smoke or use vapes or e-cigarettes inside the property. If you do smoke, please do so outside of the property. Please smoke at a safe distance from the property and away from any other combustible materials. Please bring your own ashtray or means of disposing cigarette ends and do so safely, making sure they’re completely extinguished. Your smoking must not cause a nuisance to other guests.

FIRE NOTICE – Please read the Fire Notice located at the entrance to your guest accommodation – the management cannot be responsible for non-compliance with this notice.

Please note that it is strictly prohibited to charge your electric vehicle at Butterwell Farm due to fire risk and insurance implications.

The use of fireworks is prohibited anywhere on our property due to the fire risk and distress it can cause local livestock, animals and wildlife.

Please do not light candles inside the property.

QUIET TIME 10.30pm – 7.30am – We are located in a peaceful and quiet countryside location so we enforce a no noise policy after 10.30pm for the benefit of you and your neighbours. At other times excessive noise that can be heard from outside the accommodation or that is to the annoyance of others cannot be made.

THE ESTATE AND RIVER – It is important to be aware of the dangers and risks close to the river, including, but not limited to, deep water, slipping, tripping, falling and drowning. Guests need to take care when moving around the estate as due to the nature of our land and terrain, it would be unreasonable for Butterwell Estate Limited or its staff to be in anyway responsible for any personal injury or death. Guests are requested to keep to the higher path along the river and not get too close to the river or throw stones.  This is to protect the fish in the river, which might be spawning.  Please always take care to close gates behind you. Children under the age of 13 must be accompanied by a responsible adult outside of the enclosed garden areas, especially when close to the river.  Please take care not to disturb the guests fishing on the river by getting too close to them or making excessive noise.  Please do not feed the sheep or chickens other than chicken corn we have provided.

DOG POLICY – We welcome with enthusiasm up to three well-behaved dogs per property at Butterwell Farm, charged at £20 per dog for the duration of your stay. We DO NOT allow any other type of animal/pet. We must insist on a few house rules to keep all of our resident guests, local residents and surrounding livestock safe and happy. Please do not leave your dogs unattended at any time either inside the property or the garden. Depending on the size and temperament of dog we cannot take responsibility should they manage to breach the garden enclosure. Please keep your dogs on a lead on our estate unless enclosed in your private garden. Please make sure you clean up after your dogs and place their bags inside a bin liner in your designated outside bins. Dogs are not permitted in the river due to spawning fish and other wildlife, unless in the ONLY designated area which is in front of Butterwell main house in between the two trees where the picnic bench is (still keeping your dogs on the lead). Please do not leave your dogs inside the property unattended at any time. Please do not allow your dogs in the bedrooms (excl. Cobnuts main room where this isn’t possible) or on the furnishings. Please try to remove dog hairs from carpets and rugs before your departure. Please do not use baths or showers to clean your dogs – there is an outside hose for this purpose. Please ensure your dogs are free from parasites and fleas before entering the property. Failure to do so will incur subsequent charges. Please be aware that we are surrounded by livestock and other village residents, horse riders and cyclists pass by on our rural lane and the Camel Trail often with other dogs. We kindly ask you to take full responsibility for controlling your dogs in this environment. Thank you very much for your understanding and cooperation.

FISHING – Fishing must be booked in advance with the owners directly. We give priority to residents but we strongly recommend guests book their fishing as far in advance as possible to avoid disappointment as we only have 4-5 rods available at any one time. Our payment and cancellation terms for fishing are the same as accommodation. To reserve a rod full payment must be made 8 weeks before arrival with your balance which is non-refundable unless we manage to re-sell the rod.

Fishing & river safety disclaimer for participating anglers:
By agreeing to these terms and conditions on booking you agree to the following disclaimer when participating in fishing activity at Butterwell Farm. It is important to be aware of the dangers and risks involved in fishing and activity on the river.  Including, but not limited to, slipping and tripping, falling and drowning.  These dangers are especially highlighted when participating in night fishing and it is difficult to see trip-hazards and the water’s edge.
By agreeing to these terms and conditions and associated disclaimer you confirm that you are aware of the potential risks and dangers of fishing on the river and that you undertake these activities at your own risk.
You acknowledge that due to the nature of this activity, it would be unreasonable for Butterwell Estate Limited or its staff to be in anyway responsible for any personal injury or death.  You accept that Butterwell Estate Limited is not liable for any loss, damage, injury or accident you endure whilst engaged in fishing activities.
The participation in this disclaimer does not exclude or limit the liability of Butterwell Estate Limited for death or personal injury due to its negligence.
We strongly recommend anglers take out personal accident insurance. The Angling Trust offer public liability and personal accident insurance as a benefit of their membership.
By agreeing to these terms and conditions you confirm you are aware of the legal requirement to hold an Environment Agency rod license to legally fish on this river.
This disclaimer is valid from your booking date and for any future fishing at Butterwell Farm.

WOOD-FIRED BATH –
AVAILABILITY AND NATURE OF THE FACILITY
Certain properties at Butterwell Farm have the use of a wood-fired outdoor bath. This is a wood-burning appliance heated by an open fire. It is not a spa pool or hot tub: it has no pump, no jets, no filtration and no chemicals. Use of the bath is optional.
CONDITIONS OF USE
The bath may only be used in accordance with the “Wood-Fired Bath” instructions displayed beside the bath and provided in the property welcome book. By using the bath, you confirm that you have read those instructions and agree to follow them. In particular:
(a) the bath must be filled with water to at least 10cm above the stove’s circulation pipes before the fire is lit, and the fire must never be lit without water in the bath;
(b) no lighter fluid, petrol, accelerant or fuel other than the wood and natural firelighters we provide may be used;
(c) the stove lid must remain in place at all times while the stove is alight;
(d) the water temperature must not exceed 40°C;
(e) the bath must not be used in any enclosed or partially enclosed space, and no tent, gazebo, awning or covering may be erected over it;
(f) no glass or glassware may be taken into or near the bath;
(g) the bath must not be drained until the fire and all embers are completely out and the stove is cold;
(h) the bath must be drained after every use and must not be left filled and unattended;
(i) no more than two adults and two children may use the bath at any one time.
SUPERVISION AND SUITABILITY
Children must not be left unsupervised in or near the bath at any time, whether or not it is in use, and whether or not it contains water. Responsibility for supervising children rests at all times with the accompanying adults in your party.
The bath may not be suitable for everyone. If you are pregnant, or have a heart condition, high or low blood pressure, a circulatory condition, or any other relevant medical condition, you should seek advice from your doctor before using the bath. Do not use the bath if you are unwell or if you have been drinking heavily.
DAMAGE
You are responsible for the cost of repair or replacement of the bath, the stove, the oak interior or any associated equipment where damage is caused by your failure to follow the instructions, or by the negligence or deliberate act of any member of your party or your visitors. This does not make you responsible for fair wear and tear, for faults present before your arrival, or for damage arising from any failure on our part.
OUR RESPONSIBILITY
We maintain the bath and its equipment and inspect it between stays. Nothing in these terms excludes or limits our liability for death or personal injury caused by our negligence, for fraud or fraudulent misrepresentation, or for any other liability that cannot be excluded or limited under English law.
Subject to that, we are not responsible for loss or damage arising from your failure to follow the instructions, or from use of the bath other than as instructed.

WITHDRAWAL OF THE FACILITY
We may close the bath or withdraw it from use at any time for maintenance, safety or weather reasons, or where these conditions are not being observed. Where the bath is unavailable for all or part of your stay, this does not affect the remainder of your booking and no refund or price reduction will be due in respect of the accommodation.

DATA PROTECTION – The information you supply will be stored electronically for administrative purposes. Under no circumstances will this information be provided to a third party. We may from time to time wish to send you news of special offers. If you do not wish to receive any communication from us please let us know.  Full details of our Privacy Policy can be found on our website: https://www.butterwellfarm.com/about/privacy-policy/

If any aspect of these Terms and Conditions is determined to be unfair it does not render any other aspects of the Terms and Conditions unfair in the absence of a specific determination in that respect.