Telephone: 01835 840389
Mobile: 0779 8655248
Scottish Tourist Board
Terms and Conditions of Booking

Matt and Lucy look forward to welcoming you to The Bairnkine, however we do need to have Terms and Conditions in place to protect both you, the Customer and Bairnkine Cottages (M & L Tile). Please take the time to read them. Should you have any queries please email us at Please buy insurance to cover you for cancellation due to Covid. There are a number of Insurers that provide this cover.
For any other reason for cancellation, then the following Terms will apply, Clause 4.

The following terms apply:

"Owner", "we", "us" shall mean Bairnkine Cottages (M & L Tile)
"Customer" shall mean the person who made the booking
"Tenants" shall mean the persons in the Customers party

Please note that bookings made online are provisional until confirmed by us.

When you submit a booking via our online booking system you will receive an automatically generated booking summary by email to the email address you provide on the booking form. This does not form a contract between us. A contract shall only arise when your deposit payment is cleared and your booking is confirmed in writing either by a letter sent in the post or email.
The Customer agrees to take full responsibility for ensuring that the Terms and Conditions are followed by all members of the party, including the following;

1. Occupancy

To limit the number of people occupying any one property to that stated in the brochure or website, unless by prior consent with the owner. Wild Rose, maximum 5 occupancy plus cot. Owl Cottage, maximum 6 occupancy plus cot.

2. Deposit and final payment

To pay 25% of total as deposit. The deposit is payable at the time of booking. The deposit forms part of the total weekly rate for the property. The balance is payable 6 weeks before the start of the holiday. We will send you a reminder however failure to pay will result in us treating the property as available to relet.
If a booking is made less than 6 weeks before the start of the holiday please send or otherwise arrange to pay the full rent at the time of booking, having first checked that the property of your choice can be reserved for you. Failure to pay the balance of rental charges by the due date (6 weeks prior to arrival), will result in the owner treating the property as available for re-booking.
It is your responsibility to ensure that you have adequate insurance in place to cover any loss or damage that you may suffer as a result of any cancellation of your stay.
We strongly recommend that you consider taking out such insurance immediately following your booking being confirmed.

3. Contract

To accept that a completed booking form agreed by both parties is a binding contract and that any subsequent amendments must be agreed by both parties in writing.

4. Cancellations

If you need to cancel your booking please notify us in writing as soon as possible.
Cancellations made 60 days or more prior to your stay, you will not need to pay the balance. The deposit will be refunded to you, less an administration fee of £35.
Cancellations made less than 60 days prior to your stay, you will be required to pay the balance. We will endeavour to relet the cottage for all or part of the period of your stay. If we do so, we will refund all or part of your payment, less the administration fee of £35. The final amount will depend on whether we can relet the cottage for the same amount as the original booking, it may be less that you paid.
If you or anyone in your party are unable to travel to stay at your cottage for any reason (including but not limited to, illness, requirement or recommendation to self isolate or quarantine, jury duty, incarceration, change in personal or work circumstances, family emergencies and travel delays) remains at your risk and does not give rise to a right to cancel or to receive a refund other than under the terms of this Clause 4.
We will adhere to Scottish Government advice on travel restrictions.
We strongly recommend taking out Holiday Insurance.

5. Owners liability

To accept that should the property, subsequent to booking, become unavailable through any cause, the owner’s liability is limited to the repayment of any rent already paid.

6. Access

To accept that although guests are usually welcome to explore the farm and watch farm activities, there may be times (mainly for reasons of animal or human welfare) when access to farm sheds/farmland/surrounding hills may need to be restricted or even prohibited. An example of this is at lambing time when some of the walks are closed and we provide alternative walking routes.
Providing that the accommodation itself is still available, no rental rebates would be given in such circumstances. This is particularly relevant at lambing time.

7. Pets

Pets are only allowed at Wild Rose and Owl Cottage by prior permission.
To keep any pets, where allowed, under strict control at all times and accept liability for any damage caused.
Dogs are NOT permitted in Wild Rose. Dogs must be house-trained, are not to be left alone at any time in or near the accommodation, unless specifically agreed with the property owners. Animal hairs to be removed from carpets and dogs are not allowed onto the furniture. Dogs are not allowed upstairs. Any fouling in the gardens should be cleared please.
Please ask if we have any unstocked fields available whilst you are on holiday to allow you to exercise your dog off the lead.
Otherwise we would expect your dog to be exercised on a lead at all times.

8. Personal property

To accept that the responsibility for personal property of guests occupying the accommodation is solely theirs. All vehicles are also left at the guests’ risk. Also guests agree to absolve the Property Owner of any responsibility for any accident or mishap to persons or property whilst on the premises or whilst engaged in any activity therein, or from any illness or injury arising from any cause whatsoever.

9. Property use.

To use the property solely for its purpose as self-catering accommodation and to accept the owner’s right to refuse to hand over the property to any person deemed unsuitable to take charge. Causing a nuisance or disturbance to neighbours, unreasonable behaviour or disrupting the running of the farm may result in the owners’ asking guests to leave.

10. Access to Cottage

To allow the owners or agents access to the property at all reasonable times.

11. Securing of property

To be responsible for shutting all exterior doors and appropriate windows and securing the property when absent or sleeping.

12. Care of property

To respect and look after the cottage during their stay and to leave the property as you found it - clean and tidy. Also to take responsibility for minimising the fire risk – please do not use candles in the property.
To notify Matt or Lucy of any breakages. We quite understand if the odd glass gets broken but it is useful to know so that we can replace it. However, please do not use our towels for dying hair and self tanning.
To agree not to sub-let or re-assign the property to another person or persons without the owners’ permission.
To vacate the property by 10.00 hrs latest on the final day of let, unless otherwise agreed with the owners. Guest arrival time is from 16.00 hrs. onwards. If you will be arriving late please let us know in advance and we can ensure the lights are on in the cottage for you.

The cottages and the surrounds are NON SMOKING.

13. Hire of both cottages.

If you are hiring both Owl Cottage and Wild Rose we ask you to pay a refundable Housekeeping deposit of £150 with your balance. This will be returned to you with 24 hours of vacation, subject to the properties being returned as they were let. This deposit will also cover any breakages.

14. Data Protection

Any personal information or details provided by the guests may from time to time be used to contact you with special offers or information from Bairnkine Cottages. If you would prefer not to receive any of this information please contact:
Bairnkine Cottages, Stewards Cottage, The Bairnkine, Jedburgh. TD8 6PH.
Tel - 07798655248 Email:

15. Wifi Terms

Bairnkine Cottages offer a shared broadband internet connection, should you wish to access this connection you are agreeing to the following terms;
Bairnkine Cottages accepts no risk for any damage done to your computer if you do not take sufficient steps to maintain your own software firewalls or antivirus software.
You remain responsible for monitoring access made to the internet by users of your computer by you and other persons with you at anytime, including Under 18s. We reserve the right to provide contact details about tenants to the internet service provider or any relevant investigating authority that makes a reasonable request for information. Our judgement will be the sole arbiter of whether the request is valid.
We do not levy a charge for the provision of broadband within your rental or on top of such rental. Your rental does not guarantee that broadband will be permanently available or provide a minimum guaranteed connection speed. We will make every effort to ensure that the internet service provider maintains an appropriate service under its terms and conditions, however should the facility not be available for any period of time for whatever reason we do not provide a refund on rental.

16. Holiday Let

The property let is to be used for the purposes of a holiday let to which Section 12 (2) and paragraph 8 of Schedule 4 of the Housing (Scotland) Act 1988 apply. The booking agreement confers a right to occupy the accommodation for the agreed period only.

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