Tel: +44 (0)7545 068748




King/Twin Bedroom

Room rate is from £115 per night B&B



To reserve and secure a room we require credit card details including type, number, expiry and three digit security code. You can pay by debit card, Mastercard, Visa, American Express, Bank Transfer, or cash.


Please read these Terms & Conditions carefully as by booking and paying for accommodation you are deemed to have accepted them.

  • No12 B&B is strictly a non smoking house.
  • Check in is 4.00pm – 6.00pm.
  • Check out is by 10.00am.
  • Cancellations or curtailment made 60 days or less before arrival date will be charged the total cost of stay.
  • Non arrivals will be charged total cost of stay.
  • We reserve the right to change requested rooms.
  • We suggest guests take out adequate travel insurance to cover for unforeseen cancellations.
  • Regrettably we do not accept children younger than 16 years old.
  • There are NO refunds during special occasions, graduation, the start or end of term and sporting competitions.
  • We do not allow pets.

Personal Injury & Loss of guest Property

The guest cannot hold the owners responsible for injury sustained or loss or damage to any belonging during their stay. The proprietor accepts no liability for accident, injury, loss or damage sustained by any guests, their family, visitors vehicles pr personal effects however caused.


The contract for a short term holiday rental shall be made between the guest and the owner. the Contract is only effective once the transaction has been approved via email, the required payment has been received and confirmation has been sent to the guest by email.

On arrival the guest must be able to provide either written or electronic confirmation of the booking sent to them as evidence of said booking if requested. If there is no written confirmation of booking for the appropriate dates there is no legal contract.

Payment and Prices

A non-returnable deposit of 50% of the booking is payable on booking. The balance is payable 60 days prior to arrival. For booking made less than 60 days in advance the total amount is payable on booking. The guest is responsible for the cost of any bank charges if the funds are transferred from abroad

Number of Guests Per Room

The number of persons occupying a room must not exceed x 2 adults. We reserve the right to terminate the booking without notice if this condition is breached. We reserve the right to decline accommodation and require the immediate removal of any persons not complying with these conditions or for any behaviour detrimental to the property or the comfort of our other guests.

Smoking Policy

No12 Bed and Breakfast is strictly NO SMOKING anywhere on the property.  Anyone found to have been smoking in the rooms will be charged a fee of £500 for a deep clean.

Care of Property

Your room must be left clean and tidy on departure. We reserve the right to make  an additional charge of the extra cost of cleaning incurred by us if the room is not left in a satisfactory condition. we do ask guests to report breakages of any kind immediately. We would ask that any faults or failure should be reported immediately in order that steeps can be taken to remedy the problem. We cannot be held liable for a breakdown of any facility which is beyond our reasonable care.

Any complaints cannot be accepted after the guest has departed.

Book direct for more flexible conditions

CHECK AVAILABILITY & BOOK ONLINE best price book direct

No12 is a non-smoking house as is all accommodation in Scotland.

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