Terms and Conditions for Crossroads Cottage:



The Contract for a short-term holiday rental will be between Otter Property Management Ltd, acting for Crossroads Cottage (referred to as “Crossroads or We”) and the person making the booking (referred to as “the Customer, or Your or You”) in the following booking conditions. UK Law will govern the Contract. The contract of hire is not effective until We have processed the deposit. 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 provide in the booking form. This does not form a contract between us. A contract shall only arise when your booking is subsequently confirmed in writing via a letter of confirmation sent to you by post or email.

The contract will be subject to these booking conditions, and must be complied with. The party leader must be at least 18 years of age at the time of booking and prior to arrival We must be provided with a list containing the names, ages, Postcodes and contact details of all guests



Bookings are CONFIRMED on receipt of the “deposit” of 5% of the booking cost. The deposit must be paid within 3 days of booking being placed. The balance of the rental will be due for payment 4 weeks prior to the booking commencement date. This deposit is non-refundable in the case of cancellation, as it covers administrational fees and any loss of income We incur by keeping the property off the open market whilst reserved for your booking. The balance payment will be taken automatically 4 weeks before the arrival date, and is non refundable after this point. 



Bookings placed before the 22nd February 2021 are covered under a different set of Terms and Conditions and are available by emailing oir  if these apply to your booking. Alternatively they will be detailed on your booking confirmation email from the time of your booking. 


For Bookings placed post February 22nd these new Terms and Conditions apply to cancellations.

a/ If your booking has to be cancelled because Crossroads is put under Government Restrictions and has to close and the period of closure covers Your booking, You are entitled to a change of dates, a credit voucher to the sum paid, or a refund. Please note that this refund may take up to 3 months to action. 

b/ In the event that Your given address is put into Local/Regional Lockdown, rendering You unable to travel, and the period of restriction covers your booking You are entitled to a change of dates, a credit voucher to the sum paid, or a refund. Please note that this refund may take up to 3 months to action. 

c/ If your booking has to be cancelled because Crossroads has to close through Force Majeure, meaning any of the following circumstances which may hinder or prevent the performance by us of the Contract, including but not limited to: (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) non-performance by our suppliers or contractors; and (i) failure of utility service, and the period of closure covers Your booking You are entitled to a change of dates, a credit voucher to the sum paid, or a refund. Please note that this refund may take up to 3 months to action. Please also note that COVID related cancellations are no longer considered Force Majeure since it is a known event.

d/ Customer inability (or the inability of any, some or all of Your intended party) or disinclination to travel to and stay at Crossroads for any reason.  

This includes – but is not limited to – illness (including COVID), a requirement or recommendation to self-isolate or quarantine, shielding, a call to jury duty, military service, incarceration, change in personal or work circumstances, family emergencies, travel delays, vehicle breakdown, and delays with public transport.  These remain at Your risk and do not give rise to a right to cancel or to receive a refund. You are strongly recommended to take out UK travel insurance to cover these eventualities. 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.

e/ Cancellations must be notified to Crossroads by email and once received in writing we will confirm the cancellation request. 

f/ Crossroads will apply the scale shown in the table below to bookings  to determine the amount of the charge, which shall be a percentage of the total cost of the holiday. 


Number of days before start of holiday that notification of cancellation is received

The percentage of total booking value payable by the Customer
More than 30 days (ie. 31) /4 weeks 5%
30 days or fewer 100%


g/ It is the responsibility of the Customer to acquire suitable travel insurance for themselves and their party to cover the booking. Crossroads strongly recommends that the Customer acquires suitable insurance to cover circumstances beyond the Customers’ control such as, but not limited to, jury duty, incarceration, change in personal or work circumstances, military service, illness – including COVID and shielding, family emergencies and travel delays.

Covid is also now a known risk and it is possible for you to insure your holiday against it. This can include the customer or any of the party having Covid, the customer or any of the party having to isolate or quarantine, or you wishing to shield any Members of the party.

There are several options which include cover for Covid related cancellations available from organisations like Trailfinders: or or


You should not arrive before 4pm on the commencement date, and leave by 10am on the day of departure. Failure to do so may result in you being charged a further day’s rental. You must not use the property except for the purpose of a holiday during the holiday period, and not for any other purpose or longer period. 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. Should you wish to leave earlier than your departing date we regret that we are unable to offer a refund.


Under no circumstances may more than the maximum number of persons stated on the web site occupy the property. We reserve the right to refuse admittance if this condition is not observed.


Crossroads, its employees and representatives shall not be liable to you or your party for loss or damage to property howsoever arising. You must take all necessary steps to safeguard yourselves and your property.



You are responsible for the property and are expected to take all reasonable care of its furniture, pictures, fittings and effects, in or on the property. You must leave them in the same state of repair, and in a reasonable clean and tidy condition at the end of the rental period, to include washing and wiping up. You must not use the property for any dangerous, offensive, noxious, noisy, illegal or immoral activities or carry on there any act that may be a nuisance or annoyance to the owner or other neighbouring properties. Smoking is not allowed in the property, however guests may smoke outside on the gravel area provided cigarette butts are not thoughtlessly discarded so as to eliminate litter and risk of fire. Please use the ash-tray provided. Please follow the easy check-out instructions provided. Should additional cleaning be required for disrespectful messes, you will be charged £15 per extra hour that cleaning is undertaken. Any damages will have to be paid for in full - your card will be charged for the same, or if this is not possible, the payment will be due within seven days of notification. We recommend that you have insurance in place to cover this. 


You are legally bound to reimburse us for replacement, repair or extra cleaning costs on demand. Your card will be charged for the same, or if this is not possible, the payment will be due within seven days of notification. We recommend that you have insurance in place to cover this.


Wi-Fi is provided for the guest’s reasonable use. The guest agrees to reasonable and lawful usage of this service.


On street parking for one vehicle opposite the cottage is included in your reservation, as are towels and bedding. The bed will be made up for guests on arrival. Larger cars may wish to park across the crossroad junction at the Loch Ness Inn. 


We shall be allowed the 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 has been made to ensure that you have an enjoyable stay. However, if you have any problem 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 return.


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The use of drones is not allowed without our express written permission. Fireworks are strictly not allowed. Night Lanterns are expressly forbidden. 

15. PETS

A maximum of 2 pets are welcome at Crossroads at a charge of £10 per pet per stay - these pets must be booked in and paid for.  Since we make adjustments to the soft furnishings when pets are present, we politely request that you notify us should you wish to bring a pet. Failure to do so will result in an additional £15 cleaning and laundering fee. You agree that your card details may be charged for any cleaning or damage caused as in this clause and clauses 8 and 9.  Pets must be confined to the living room floor only and not allowed into the bedroom. Pets may not be left unattended unless caged. 

Additional Terms and Conditions for guests bringing their pet(s).

Once they’re out onto the public Highway, pets must not chase any livestock or wildlife. You must obey the The Scottish Outdoor Access Code (SOAC) and keep your dog(s) under close control at all times for their own safety as well as for the benefit of other dog owners and livestock. 

Please pick up after your pets, disposing of waste bags in the outside dustbin or public bins along your route. 

When you bring a muddy dog back from a walk, please clean them off  as best you can before re-entering the property.  We suggest bringing dog towels for this purpose. On no account use the white towels provided for human use.


If you have any questions about your booking then please contact us at


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