The websites www.holidays4u.org, www.holidays4u.net, www.rosaliacottage.co.uk, www.holidaycottages4u.com and www.holidayaccommodation4u.com are owned by KDM and trade as holidays4u.org, holidays4u.net, rosaliacottage.co.uk, holidaycottages4u.com and holidayaccommodation4u.com respectively. In these Booking Terms and Conditions "we", "us" and "our" means KDM and 'you' and 'your' means the person named on the booking confirmation along with the rest of the party members.

Before booking through us, please read these conditions carefully and all the other information relevant to your booking including the information given on the relevant website regarding the relevant property. Please ask if anything is unclear or not stated.

We arrange bookings as agent of the owners of the accommodation ('owner') or as agent to our suppliers who in turn act as agents to the owners of the accommodation ('owner'). We also act as agent for transportation companies and other service providers ('service provider'). When you book a property with us you are therefore actually entering into a contract with the owner.

As we act as agents when taking your booking, we accept no legal responsibility for any contract you enter into for accommodation or for the acts or neglect of any owner or other person connected with your booking.

1. Making your booking
All bookings depend on the property being available. 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.

As long as the property is available and we have received all the relevant payments, we will give you written confirmation (see below) as soon as possible. This confirmation will show your booking details and the amount you still owe for the booking. Your binding contract with the owner will begin when we issue the written confirmation. For bookings made within 14 days of the departure date, you will have a binding contract with the owner when we give spoken confirmation of your booking to you and you have made the apppropriate payments to us. If we pay the deposit into our bank account, it will not mean we accept a booking.

We will give you written confirmation by post or by email. If you book with us by email, we will acknowledge that we have received the booking and then send you confirmation by email. If you book by post or phone, we will send your confirmation by email if an email address is provided, otherwise we will send your confirmation by post. It is your responsibility to check your emails regularly and to let us know about any change to your email address.

We on behalf of the owner, have the right to refuse any booking before we send you your written confirmation. If we do this, we will tell you in writing and we will try to find you a suitable alternative. If this alternative is not acceptable to you, you can request a refund. If we have to refund you by card or by bank transfer to a bank in the UK, there is no charge. However, if the refund is made back to a card attached to a bank account in a different currency to the currency of the contract, then it must be understood that there could be a small difference in the actual amount received because of the fluctuation of currency rates. The rate of exchange is decided by your bank. We will refund the exact amount originally debited from your card in the currency of the contract. Please be aware of this when requesting a refund to ensure the best currency rates can be achieved. If you request a bank transfer to an account outside the UK, this will incur a £30 administration fee to cover the higher bank charges. This amount will be deducted from the amount refunded. Once we have refunded your payment, neither we nor the owner have any legal responsibility to you in relation to the particular booking.

As soon as you receive your confirmation, you must check the details carefully. If anything is not correct, you should tell us immediately.

2. Payment
When you book, you should pay the deposit amount due by debit or credit card through our secure website. The balance of the booking fee will be collected automatically using your original payment method, no less than 14 weeks before the start date of your trip, unless you contact us beforehand to give us an alternative payment method. However, if you book less than 14 weeks before the start of your trip, the total cost of your stay will be collected online when when you make the booking.

If you do not pay any payment due in relation to your booking by the appropriate date we, on behalf of the owner, are entitled to assume that you want to cancel your booking. In this case, we will be entitled to keep all deposits paid or due at that date and pay them to the owner.

3. Pricing
We may increase or reduce the prices of unsold products and services or correct mistakes in pricing at any time before we confirm your booking. We will confirm the price of your booking when you make it. As changes and mistakes can happen, you must check all details at the time of booking.

All prices quoted or otherwise given to you include all charges and any UK taxes or government charges which may apply to your booking at the time it is made.

We can pass on to you in full, after we have confirmed your booking, all costs or charges the owner makes to us which are connected with your accommodation, including any price increases due to changes in the rates of currency.

All prices are for the property and are not on a per person basis. Although some of the properties cost more depending on the number of people in the party.

4. Website details
We aim to make sure that the information provided by owners is presented accurately on our websites. There may be small differences between the actual property and its description. This is usually because the owners are always aiming to improve services and facilities. Occasionally, problems mean that some facilities or services are not available or may be restricted. If this happens, we will tell you as soon as reasonably practical or afer we become aware of the situation. We cannot accept responsibility for any changes or closures to local services or attractions mentioned on the websites, by our advisors or advertised elsewhere. We make reasonable efforts to make sure that information we give you about your property and its facilities or services, as well as advertised travel and other services, is accurate and complete on the date given. We cannot accept responsibility for any inaccurate, incomplete or misleading information about any property or its facilities and services, unless this was caused by our negligence. Please note that the property names and numbers featured on this website are for reference purposes only.

5. If you change or cancel your booking
a. Changes

If you want to change any detail of your confirmed booking, we will do our best to make the changes. However, we must receive your notice in writing. Also, we cannot guarantee that the owner concerned will be able to meet your request. You will have to pay any costs we have to pay to the owner, if applicable. We will charge for any amendment at the current website price, which may be different from the price quoted at the point of booking. We may treat changes to your dates or accommodation as a cancellation of the original booking and if so you will have to pay cancellation charges.

b. Full cancellations

If you have to, or want to, cancel your booking, you must phone us on the number shown on your booking confirmation as soon as possible. We don't offer cancellation insurance. You are therefore advised to take out your own cancellation insurance to cover yourself in the event that a cancellation becomes necessary. The cancellation charge would be the booking fee already paid.

6. Cancellations or changes by owner
The owners do not expect to have to make any changes to your booking. However, sometimes problems happen and bookings have to be changed or cancelled or mistakes on websites or other details corrected. The owner has the right to do this. If there is a minor change, ie the same type and size of accommodation and on the same complex or development and on the same resort, then the change will be made automatically. If a major change has to be made, such as changes to your resort area or offering accommodation of a lower official classification, then we, on behalf of the owner, will contact you as soon as is reasonably practical. We will explain what has happened and let you know about the cancellation or change. You may a) accept the changed arrangements; b) choose another property (subject to availability). If the alternative is of a lower price than that originally booked, the difference (if already paid by you) will be refunded; or c) cancel your holiday. Cancellation rights may be exercised at any time up to your departure date but no later than 7 days after our posting written notice of the alteration to your party leader. This time limit must be strictly adhered to and late cancellation cannot be accepted.

7. Events beyond our control
Unless we say otherwise in these booking conditions, unfortunately neither we nor the owner will be legally responsible either jointly or individually for any compensation if we or they are prevented from carrying out our responsibilities under this contract as a result of events beyond our control. This means an event we or the owner could not, even with all due care, expect or avoid, including but not limited to: * strike * lock-out or labour dispute * natural disaster * acts of terrorism, war, riot or civil commotion * malicious damage * keeping to any law or government order, rule, regulation or direction * accident * breakdown of equipment or machinery * insolvency or bankruptcy of an owner * death of the owner of the property or Holidays 4U * fire, flood, snow or storm * difficulty or increased cost in getting workers, goods or transport; and other circumstances affecting the supply of goods or services.

8. Our legal responsibility to you
As we act only as agent for the owner, we cannot accept any liability for any act or neglect on their part or of anyone representing or employed by them. And we cannot accept any liability for any problems or faults with or in any property as all properties are only controlled by the owners. Your contract with the owner is governed by their terms and conditions, which may contain other limits on their liability. If you have any complaints about any services we provide (as opposed to any provided by the owner), you must let us know immediately in writing and in any event within seven days of the end of any arrangements booked through us. We regret we cannot accept any legal responsibility if you do not let us know. We will not pay more than the commission we have earned for the booking, plus any connected expenses you cannot recover from elsewhere, if we are found to be at fault in relation to any service (as opposed to any service provided by the owner, for which we are not responsible). We do not exclude or limit what we will be legally responsible for if death or personal injury is caused as a result of our negligence or for any criminal act we may commit.

Neither we nor the owner can be held responsible for noise or disturbance which comes fromo beyond the boundaries of the property or which is beyond the owner's control.

We cannot be held responsible for the breakdown of mechanical equipment such as pumps, boilers or swimming pool filtration systems, nor for the failure of public utilities such as water, gas and electricity.

9. Owner's terms and conditions
In some cases owners provide services in line with their own terms and conditions. Some of these terms and conditions may limit or exclude what they are legally responsible to you for. We may send you any relevant terms to you on their behalf.

10. Insurance
We recommend that you take out enough travel insurance to cover you for your total stay.

11. Disabilities and medical problems
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 the owner reasonably feels unable to properly meet that person's particular needs, we can refuse or cancel the reservation.

12. Your property
The owner has set the following conditions on your stay at the property. You can arrive at the property in the afternoon on the start date of your rental period (exact time to be confirmed nearer to the time). You must vacate by 10am on your last day. You must provide us with your flight details if applicable. If your arrival is delayed beyond 8pm on the start date of your rental period, you must inform the local contact on your accommodation voucher, which you will receive close to the start date of your holiday. If you fail to do so, you may not be able to get into the property. if you fail to arrive by 12 noon on the day after the start date of your rental period and you do not let the local contact person (whose details are on the accommodation voucher) know that you are arriving late, we may treat your booking as having been cancelled by you. In this situation, we will not refund any money you have paid.

The property will be clean for your arrival and linen and towels will be provided and changed weekly. This is the normal arrangement, which only differs, if specifically mentioned in the property information on the website. Linen and towel changes can generally be arranged for an additional charge (please request).

Some owners may ask you to pay a security deposit when you arrive. if this applies to your chosen property, we will tell you the amount at the time of booking. The owner will refund the security deposit at the end of your rental period (less any costs for breakages, damage and so on, if it applies).

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. You and all members of your party also agree not to use the property for any illegal or commercial purpose, including subletting it or otherwise allowing anyone to stay in it who we have not previously accepted on behalf of the owner. You are responsible to the owner for hte actual costs of any breakage or damage in or to the property - along with any extra costs that may result - which are caused by you or any members of your party. The owner can ask for an extra payment from you to cover any related costs.

The owner can refuse to allow you into the property or ask you to leave if they reasonably believe you or any members of your party are behaving illegally, or that any damage is likely to be caused, has been caused or is being cause by the behaviour of you or any members of your party. We will treat these circumstances as a cancellation by you. You also must not allow more people than the website states to stay in the property. And, you cannot significantly change the number of adults or children during your stay. (For example, if you book for two adults and two children, you cannot arrive with four adults and no children.) If you do any of these things, the owner can refuse to hand over the property to you, or can repossess it. If the owner does this, we will treat this as you cancelling the booking. In these situations you will not receive a refund of any money you have paid for your booking. And we or the owner will not be legally responsible to you as a result of this situation. (This will include, for example, any costs or expenses you have to pay due to not being able to stay in the property, such as the cost of finding other accommodation.) Neither we nor the owner are under any obligation to find any alternative accommodation for you.

You must allow the owner or their representative (including workmen) access to the property at any reasonable time during your stay. You would get notice of this if it was needed (except in an emergency or if a problem needs sorting out quickly and you cannot be contacted in time. In these situations, the owner can enter the property at any time without giving you notice).

You agree not to discuss or disclose the occupancy of the subject property with any entity not bound by the terms of this agreement without the express written authorization of the owner and the property agent representing the owner.

13. Special requests
If you have any special requests, you must let us know when you make a booking and confirm them in writing. Although we will try to pass any reasonable requests onto the owner, we cannot guarantee that any request will be met. Confirmation that we have noted a special request or passed it to the owner, or of the fact that it is shown on your written confirmation or any other document, is not confirmation that the request will be met. If we or the owner fail to meet any special request, it will not mean we or they have broken your contract.

14. Complaints
If you want to complain, we, together with the owner, will want to take action to sort your complaint as soon as possible. Because the contract for your accommodation is between you and the owner, you should put any queries or concerns to them, or their local representative whose contact details will be shown on your accommodation voucher. It is essential that you contact the owner or their representative immediately if any problem arises so that it can be sorted out as quickly as possible. It is often extremely difficult (and sometimes impossible) to sort out difficulties properly unless the owner is told promptly. If you discuss the problem with the owner or their representative during your stay at the property, it can usually be sorted out straightaway. In particular, complaints which would only be temporary (for example, complaints on how the property has been prepared or the heating not working) cannot possibly be investigated unless registered during your stay. If you cannot contact the owner or their representative, or if you are not happy with their response, you should immiedately phone us on the number shown on your confirmation. If, after this, you feel that the problem has not been dealt with to your satisfaction, you must, within 30 days of returning from your stay, put your complaint in writing to us. We will then pass this onto the owner. Send your letter by recorded delivery to our office at 4 Thornbury Avenue, Osterley, TW7 4NQ. We have designed this procedure to make sure we can sort out complaints as quickly as possible. Please help us and the owner to help you by following this procedure. If you fail to do so, this may affect your entitlement to claim compensation if this would be appropriate. As we act only as an agent for the owner, we cannot accept any legal responsibility for your accommodation or personal property. If we help to sort out a complaint we are doing so as an agent only.

15. Passports, visas and health requirements
Unfortunately, we cannot accept any legal responsibility if you or any members of your party are refused entry onto any transport or into any country due to the failure on the part of the person concerned to carry or supply correct documents. If you, or any member of your party, are not a British citizen or hold a non-British passport, you must check passport and visa requirements with the embassy or consulate of the country or countries through which you are planning to travel. If you do not have the documents you need and this results in fines, charges or other financial penalty made on us or any owner, you will be responsible for repaying them to us. The law allows us to ask to see any personal details, including passport numbers, if we need to do so.

16. Governing law
Any dispute, claim or other matter which may arise in relation to your booking will be governed by English law and you must agree that any dispute will be dealt with by the courts of England and Wales.

17. Communicating with you
To process your booking we will need to collect and process information. This may, for operational reasons, be held overseas. We may from time to time record telephone calls to our contact centre. We do this for training purposes and to improve the overall quality of our service.