Hotel is well appointed with good quality materials and furnishings, located out of town but only 10 minute walk from the bus stop that gets you to the Vatican City in approx 20 minutes. Unfortunately the staff are generally not welcoming or attentive (apart from the young lady in the restaurant at lunchtime on the 4th September). After our arrival we were informed that our room was not ready (no problem as we were early). My partner and I had to use the bathroom adjacent the restaurant, the ladies, gents and disabled were all disgusting, we immediately informed reception. Their response was nonchalant at best. As the bar inside the hotel is never staffed we had to use the pool bar (which can only be accessed if you upgrade which I had done) again no staff and used coffee cups over the bar area. Luckily for us the pool attendant served us with two soft drinks. On the evening of the 5 September we used the restaurant in the hotel, as their was a corporate party at the hotel we were ushered outside. The service was poor having to collect our own cutlery for the second course, the table next to us also had an issue with their service. The following morning we went to breakfast at 07:45 finding that virtually everything had been used up. Most tables had not been cleaned after use, not even cups, glasses, etc. When the orange was eventually refilled we had to use plastic cups as no clean glasses. Room, phone not working, AC not working properly, hotel iron not working, etc, etc...