General

The Limes is a situated in a wonderful position on the banks of the Womack Water, a small broad just off the River Thurne. Here you are only a 5 minute walk from the village of Ludham where there is a local pub, a traditional village store and a tackle shop.

This lovely riverside cottage is perfect for a small family or couples alike. The property sleeps 4 people in one double and one twin bedroom. There is an enclosed garden with views down to the river and a 29ft private mooring, ideal for fishing and enjoying the views.

The Norfolk Broads is a very popular holiday destination with many holidaymakers returning year after year. With so many leisure activities available in the area such as fishing, boating, watersports and bird-watching, it's not hard to see why!

Bedrooms & Bathrooms

Double bedroom with views across the garden & down to the river, furnished with bedside tables, mirror fronted wardrobe, storage draws & shelves & double plug sockets with built in USB outlet.

Twin bedroom with views across the garden & down to the river, furnished with a bedside draw unit & mirror fronted wardrobe.

Family bathroom - shower cubicle, W/C & hand basin.

Pets

Pet Friendly (max 2) £25 per dog.

Pets are not allowed on the furniture or in the bedrooms.

Please bring dog beds & bowls with you & clear up after your dogs.

The garden is fenced & gated but the river front is unfenced (the fence is post & rail with the top rail below 3 foot).

Terms & Conditions

20% deposit is required on booking, balance is due 8 weeks beforehand.

Check in - 4.30pm & check out is 10.00am.

Sorry, no smoking.

Bedding, bed linen & towels provided.

Electricity included.

Weekly breaks: Fri - Fri
Weekend breaks 3 nights: Fri - Mon
Midweek breaks 4 nights: Mon - Fri

Location Information

Ludham Village is approx. 5 minute walk away where there is the Kings Arms pub & Throwers of Ludham (local shop).

Nearest place to hire a day boat is Maycraft in Potter Heigham (10 minute drive).

Wroxham - 15 minute drive.

Fishing boats can be booked at the local tackle shop (AJB Angling) on the staithe (1 minute walk).

Norwich is a 30 minute drive.

The Norfolk Coast and sandy beaches are a short drive away from the property.

There are numerous family-friendly attractions in the local area, including Wroxham Barns, BeWilderwood, Bure Valley Railway and Broads Tours river trips.

Check Availability & Book

Optional Extras

  • Pets allowed (max. 2) £25 per dog.

Terms & Conditions


1 Contract Hire:

The Contract of Hire will be between the owner (the Owner) of the property and you the customer (Visitor).

2 Agreement:

Cancellation after final payment made results in loss of all rental fees unless another guest is found in which case only the deposit is lost. If you cancel more than 8 weeks before the start date your deposit will be forfeited. If this is a concern guests may wish to take out holiday insurance.
2.1 When a booking is submitted via our online reservation system a booking summary will be sent by email to the email address provided in the booking form. This does not form a contract. A contract shall only arise when your booking is subsequently confirmed in writing via a letter of confirmation sent by post or email.
2.2 These Terms and Booking Conditions will be issued with the Confirmation Invoice. The making of a booking will form an agreement on these Terms and Conditions (the ‘Agreement’) between the Visitor and the owner for the holiday rental of the cottage shown in the Confirmation Invoice.
2.3 The Owner permits the Visitor to occupy the Accommodation for the period shown in the Confirmation Invoice (“Holiday Period”) together with the use of the furniture, fixtures and effects. It excludes any rights of tenancy.
2.4 The Visitor (the lead guest on the booking) will be responsible for all payments and for any damage whether caused by the Visitor (the lead guest) or his or her party. References to ‘party’ in these Terms and Conditions will include the Visitor’s family, agents or guests who must be shown on the booking. The Visitor (the lead guest) agrees to make his or her party aware of these terms and conditions.
2.5 The Confirmation Invoice will show the holiday price at the time of booking. The holiday price will be fixed for a period of 365 days from the booking confirmation date. The holiday price of confirmed bookings more than 365 days in advance may be subject to change. In the event that the price is increased during a pricing review of property the Visitor will be informed in writing as soon as possible. The owner will then ask the Visitor to confirm whether they wish to confirm the agreed new price or confirm that they no longer wish to continue with the booking. Should the Visitor choose not to continue they should be entitled to a refund of the deposit. If the owner has not heard back from the Visitor within 4 weeks they shall have the right to terminate the booking. In such circumstances, the owner will be liable for the return of the deposit. It is important in order for the owner to correspond with the Visitor that the Visitor keeps the owner notified by e-mail of any changes to their contact details.

3 Breakages:

The Visitor must notify the Owner of any damage or breakages as soon as they occur so that they can be replaced for the use of incoming guests. The Visitor should read fully the information book kept in the property. In addition, the Visitor will be liable for any extra costs and/or damages incurred by the Owner as a result of the property not being available on time for the next visitor or items having to be replaced. Where the out of hours service is used as a result of a guest(s) losing the keys to the property or through locking keys inside the property then a charge for this service and for the cost of any replacement keys will levied.

4 Deposit:

For bookings made 8 weeks or more in advance, the booking for a holiday will become firm when a deposit of at least 20% of the holiday price (rounding up to the nearest pound sterling) has been received by the Owner. For bookings made for a holiday less than 8 weeks away, full payment will be required at time of booking.

5 Payment:

All payments can only be accepted in Pounds Sterling. Payments are accepted by UK or overseas issued Visa, or MasterCard, debit or credit card, by BACS or bill payment online, or by a UK issued cheque.

6 Final Payment:

The full balance of the total holiday cost (including any increase following a revision of prices in accordance with clause 2.5) will be payable not later than 8 weeks before the holiday begins. A final balance reminder will be e-mailed to the lead visitor 7 days before the final balance is due. If the full balance is not paid on time the owner shall notify the Visitor of this breach and the booking will be cancelled and the deposit forfeited.

7 Cancellation:

Cancellation within 8 weeks of your holiday will forfeit 50% of the full hire amount paid.
Cancellation more than 8 weeks prior to your holiday will forfeit the paid deposit.
Travel insurance or cancellation insurance is strongly recommended. Where travel insurance or cancellation insurance is in place the guest must claim a refund through that travel or cancellation insurance policy.

8 Right To Refuse/Alter:

8.1 The Owner reserves the right to refuse any booking.
8.2 The Owner reserves the right to cancel or alter arrangements made for the Visitor whether before or during the relevant visit (a) in any circumstance which arises from or is attributable to acts, events, omissions or accidents beyond the reasonable control of the Owner or (b) where in the reasonable opinion of the Owner deems it is necessary to perform or complete essential remedial or refurbishment works.
8.3 If a booking has to be cancelled by the Owner, the Owner will return to the Visitor the relevant proportion of the money paid by the Visitor in respect of the Accommodation and will not otherwise be liable for any loss caused by cancellation or alteration if it arises out of circumstances beyond its control.

9 Visitor Accommodation Limitation:

Occupation must be limited to the 4 people. Where it is found this has been exceeded a fee of £150.00 will be charged.

10 Joint Bookings:

The booking should be made in one name only and that person (the lead Visitor) shall not, without the written consent of the owner, assign the booking.

11 Services:

Unless otherwise stated in writing, the holiday price will include all charges for water, electricity, Visitors must comply with the instructions found in the welcome folder regarding the appropriate use of electric heating and appliances. Any damage caused by inappropriate use will be charged to the Visitor.

12 Loss of Visitor Property:

12.1 The Owner cannot be held responsible for loss or damage to any belongings, or for injury sustained by the Visitor or members of his or her party during their stay at the Accommodation. The Owner excludes liability for loss or damage to any belongings, or for death or injury sustained to the Visitor or members of his or her party during their stay at the Accommodation except to the extent that such injury or loss or damage to any belongings is caused by the negligence of the Owner.
12.2 The Visitor shall be liable for and indemnify the Owner against any liabilities, damages, claims, costs, losses (whether direct or indirect and including loss of profits) and expenses incurred or paid by the owner arising from the Visitor’s use or occupation of the Accommodation which arise from any breach by the Visitor of his or her obligations under the Agreement or from any negligence or willful default of the Visitor and/or the Visitor’s party.

13 Pets:

Bookings that include dogs are done so on the understanding that all flea, worming treatments and vaccinations are up to date and on the condition that they are not allowed in bedrooms, on the furniture, and especially the beds, nor left unattended in the accommodation. There must be no evidence that a pet has been at the property upon departure. Guests are responsible for cleaning up any outside areas of the property which their pet has used before departure.
A charge of £25.00 per stay or per week whichever is shorter will be made for each dog. No other domestic pets can be accepted in the holiday properties. The pet owner will be responsible for reimbursing the owner for any damage caused.
Any guest who takes a pet into the property without prior permission or without notifying the owner in writing or on the Booking Form is in breach of contract and the owner of the property has the right to terminate the booking forthwith and to retain all monies paid by the guest.

14 Right of Entry:

The Owner and/or its agents reserve the right to enter the Accommodation at any reasonable time for reasonable cause. This includes the undertaking of unforeseen (internal and external) remedial repairs together with any annual external re-decoration for which access to the inside of the Accommodation may be required. External windows and doors may be opened during this process.

15 Visitor Obligations:

15.1 The Visitor undertakes to keep the Accommodation and all the furniture, fixtures and effects in the same state of repair and condition as at the commencement of the booking period (reasonable wear and tear excepted) and shall pay to the Owners the value of any part of the Accommodation, furniture, fixtures, fittings and effects so destroyed or damaged as to be incapable of being restored to its previous condition. Breakages and damage must be reported as soon as possible.
15.2 The Visitor must allow the Owner and/or its agents to enter the Accommodation to inspect the state of it, on reasonable notice, save in emergency when immediate access must be granted.
15.3 The Visitor must not use the Accommodation or allow its use for any dangerous, offensive, noisy, illegal or immoral activities or carry on there any act that may be a nuisance or annoyance to the owner or to any neighbours.
15.4 The Visitor and his or her party must comply with any reasonable regulations relating to the Accommodation of which the Visitor has written notice. Such regulations will be found in the welcome folder in the Accommodation, typical examples would include any local conditions regarding parking, waste disposal, recycling etc.
15.4 Smoking or vaping are not permitted in any part of the Accommodation and the Visitor and any member of his or her party undertakes not to smoke or use E-cigarettes inside the Accommodation.
15.5 You agree not to cause any annoyance or become a nuisance to occupants of adjoining properties.

16 Property Cleanliness:

The Visitor agrees to ensure that the Accommodation is left clean and tidy. The Visitor agrees to pay an additional reasonable charge to cover the expense of additional, unusual cleaning required because the Visitor fails to comply with this clause.

17 Occupation:

17.1 The Accommodation shall be for couples, family use or for a group of friends/colleagues only, not for youth groups or other groups or student parties. Sleeping in tents or motor vehicles adjacent to the Accommodation is not permitted.
17.2 The Agreement is personal to the Visitor. The Visitor must not use the Accommodation except for the purpose of a holiday by the Visitor and the Visitor’s party during the Holiday Period, and not for any other purpose or longer period.
17.3 The maximum occupancy of the Accommodation shall not be exceeded.

18 Advance Bookings:

The property can be booked well in advance. It is advisable to book early to avoid disappointment, particularly over school holiday periods.

19 Comments/Complaints:

Every reasonable care will be taken to ensure that the Accommodation is presented to visitors to a high standard. Should the Visitor find on arrival or during their stay that there is a problem, or cause for complaint, the Visitor might like to contact the owner or the local representative. Reasonable steps will then be taken to assist the Visitor. The local representatives office is open from 9 AM to 2.30 PM Monday to Thursday. Outside these hours there is an emergency contact number service these telephone numbers are available in the welcome folder in the accommodation.
The Owner will not normally make any refunds in respect of complaints made after the Visitor's departure from the Accommodation if the Visitor did not make the complaint or the problem known to the owner or local contact during the holiday. The owner or agent must be given the opportunity to attempt to correct matters before the Visitor leaves the accommodation at the end of the rental period.
The owner of a property cannot accept responsibility for work taking place outside the property boundary, nor for any noise or nuisance arising from the works over which the owner have no control.

20 Arrival and Departure Times:

20.1 Adherence to the arrival and departure times forms part of the Agreement and any stay that extends over this period will be subject to a charge being made for additional days. Arrival time is 4.30pm on the first day of the holiday and the departure time is before 10.00am on the last day of the holiday.
20.2 The Visitor will be issued with a set of keys to the Accommodation on the first day of the Holiday Period and the Visitor must return them on the last day of the Holiday Period or the date of departure, if earlier. Failure to do so will incur the cost of a replacement set.

21 Right to Evict:

The Owner and /or its agents reserves the right to ask the Visitor and his or her party to leave the property (without compensation being payable to the Visitor or any member of his or her party) if this is deemed necessary by the Owner and /or its agents where if there is a serious breach by the Visitor of the Agreement or their behaviour is such as to endanger the safety of the property or staff. If any complaints are made of anti-social behaviour or unreasonable breakages or damage occurs or smoking and vaping restrictions are not observed.

22 Notices:

Notices shall be sufficiently served if sent by pre-paid first class recorded delivery letter or facsimile transmission to the address appearing in the Confirmation Invoice or such other address as each party may from time to time have communicated in writing to the other. Any notice to be served on the Visitor under the Agreement may be given during the Holiday Period by delivery through the letterbox or putting under the front door of the Accommodation and shall be deemed to have been received upon the expiration of 24 hours after service.

23 Wi-Fi and Internet Service:

The property owner has no responsibility for, or control over, the Internet Services you access and do not guarantee that any services are error or virus free. We do not guarantee the availability of the service, the speed of which information may be transmitted or received via the service that the service will be compatible with your equipment or any software that you use. The owner reserves the right to withdraw the service or change specifications.

24 Bed Linen:

Please note, for guests who suffer with feather allergies we strongly suggest that you bring your own duvets and pillows, as we cannot guarantee that polyester bedding is provided.

25 Severance:

If any provision of this Agreement is held by any competent authority to be invalid or unenforceable in whole or in part the validity of the other provisions and the remainder of the provision in question shall not be affected.

26 Rights of Third Parties:

The Contracts (Rights of Third Parties) Act 1999 might give rights to third parties who are not parties to this contract. The parties agree that this will not apply and that, subject to clause 2.3, only those signing the contract shall have rights and obligations under it.

27 No Smoking or Vaping Policy:

There is a strict no smoking or vaping policy. If there is evidence of smoking or vaping inside the property a charge of £150.00 (one hundred and fifty pounds) will be levied.

28 Headings:

The headings in this document are included only for convenience, and do not affect the meaning of the clauses to which they relate.

29 No Tenancy:

The Agreement is for the Holiday Period and is not intended to create the relationship of Landlord and Tenant between the Visitor and the Owner. The Visitor shall not be entitled to a 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 upon termination of the Agreement.

30 Governing Law:

The law of England and Wales shall govern the construction, validity and performance of the Agreement, and both parties submit to the non-exclusive jurisdiction of the UK Courts.

31 Our details:

Whilst we endeavor to make our details accurate and reliable, they are only a general guide and their accuracy is not guaranteed. If there is any point which is of particular importance to you, please contact the owner and we will be pleased to check information.

Property Features

  • The Limes is situated on Womack Water, a small broad just off the River Thurne.
  • Single storey property with 29ft private mooring.
  • Please note the property is 2ft off of the ground on pilings & accessed by uneven steps.
  • Double bedroom with views across the garden & down to the river, furnished with bedside tables, mirror fronted wardrobe, storage draws, shelves & double plug sockets with built in USB outlet.
  • Twin bedroom with views across the garden & down to the river, furnished with a bedside draw unit & mirror fronted wardrobe.
  • Family bathroom - shower cubicle, W/C & hand basin.
  • Open plan kitchen, dining & living area.
  • Fully equipped kitchen - 2 ring induction hob & extractor, full height fridge freezer, dishwasher, 1.5 bowl sink with drainer, oven, kettle, toaster, microwave & cafetiere.
  • There are a couple of cupboards suitable for groceries.
  • Kitchen is fully stocked with all of the equipment & utensils.
  • Dining table with seating for 4.
  • Living area with 40" Sharp HD Smart TV with freeview & plug sockets with USB outlet.
  • Double leather sofa & 2 reclining leather arm chairs on swivel bases with foot rests.
  • Nest of 3 tables with coasters & welcome pack.
  • Patio door opening out on to the garden with views down to the river & mooring dyke.
  • Outdoor table & chairs with parasol.
  • Tackle storage shed in the garden.
  • Vodafone fibre optic high speed WiFi.
  • Parking for 2 cars on a private shared driveway.
  • Bedding, bed linen & towels are provided.
  • Electricity is included.
  • Thermostatic heaters are provided in all rooms.
  • Tea, coffee, milk & sugar are provided on arrival.
  • Essentials such as washing up liquid, sponge, cloth & bin bags are provided.

Local Fishing Information



Fishing on the Broads

Important Information

  • Fishing is available from the property.
  • The variety of fish on the Broads include: pike, carp, eel, bream, roach, trench, perch and rudd.
  • A fishing licence is required, this can be purchased online via the Environment Agency here.
  • Fishing available during open season. Closed season is between 14th March - 16th June.
  • AJB Angling tackle shop on the staithe (1 minute walk).

Local Attractions

Canoeing on the Norfolk Broads

Pretty Norfolk Broads Villages & market towns nearby - Wroxham, Horning, Coltishall, Potter Heigham.

Norwich - The City of Norwich is a 30 minute drive.

Museum of the Broads - Visit here to discover the history of the Broads. Picnic area next to the river, dog-friendly. Open Sunday, Tuesday and Thursday from 11am - 3pm.

Cycle routes in the Norfolk Broads - There are miles of cycle routes on the Norfolk Broads to enjoy. The Three Rivers Way is a purpose-built cycle route that connects Hoveton and Horning.

Bike Hire - Broads By Cycle offers bike hire in several pick-up and drop-off docking areas.

Great Yarmouth - Norfolk's premier sea-side resort. There are miles of golden sandy beaches, traditional sea-side amusements, a pleasure beach with rides and adventure golf and plenty of pubs/cafes/restaurants.

Wildlife - The Broads is home to a large number of species including seals, otters, water vole and chinese water deer.

Birds - There are many rare species of bird that have made the Broads their home, including bitterns, kingfishers, grebes, marsh harriers and warblers.

Nature Reserves - Hickling Broad, Ranworth Broad, Upton Broad and Marshes, Cockshoot Broad, Barton Broad, Martham Broad, Thorpe Marshes and Alderfen Broad.

Family Days Out - Bewilderwood, Bure Valley Steam Railway, Fairhaven Water Garden, Hippodrome Circus, Hollywood Indoor Adventure Golf, Sea Life Centre, Thrigby Hall Wildlife Gardens, Wroxham Miniature Worlds, Wroxham Barns.

Boat Hire - The best way to explore the Broads is by boat! Day boats are available to rent from Buccaneer Boats, a few minutes walk from the property.

Canoe & Kayak Hire - Canoes and kayaks are available to hire in many locations on the Broads.

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