Leaking stopcock - home purchased yesterday, where do we stand?

MBJUK

Hi

We have recently bought a home that was part exchanged by the previous owners who have gone to a new build.

Last week we did a final viewing and we noticed the water was all turned off at the stopcock. We asked the sellers (the developers) why this was the case (we specifically asked the question, "are there any leaks in the property?" to which the answer was "no"), and could we have permission to come back and view the property with the water turned on to check pressure etc.

The vendor had to contact the ex-occupiers to find out (they hadn't told them to do so) and they said that they had turned it off as the property was vacant and they thought it sensible. It seemed plausible enough, and the vendors agreed we could go back and try the water supply as long as we turned the stopcock back off. We did so and it was all fine, though we noticed a little bit of dampness around the stopcock when we turned it back off. We asked the estate agent who told us it will be condensation. Satisfied enough we proceeded to purchase and completed yesterday.

When we arrived and turned the water on, after around half an hour we noticed a small puddle of water under the stopcock. Frustratingly it seems to be leaking, and I'd rather not risk a DIY job in my new house so I'll likely engage a plumber to come and sort this out for me.

I understand the principle of "buyer beware", but given we specifically asked about leaks do we have any legal recourse here?

Cheers in advance all.

Slithery

It could well be the case that there was nothing wrong with the stopcock until the vendors turned it off, in which case they were telling the truth about there being no leaks. If they haven't been regularly used then just the act of turning them can lead to a broken stopcock, which is why it's always recommended to close and open them every 6 months or so.

MBJUK

Slithery said:

It could well be the case that there was nothing wrong with the stopcock until the vendors turned it off, in which case they were telling the truth about there being no leaks. If they haven't been regularly used then just the act of turning them can lead to a broken stopcock, which is why it's always recommended to close and open them every 6 months or so.

Ok thanks - I will speak to our solicitors in the morning but it seems we may have very little wiggle room with them!

MBJUK

MBJUK said:

Slithery said:

It could well be the case that there was nothing wrong with the stopcock until the vendors turned it off, in which case they were telling the truth about there being no leaks. If they haven't been regularly used then just the act of turning them can lead to a broken stopcock, which is why it's always recommended to close and open them every 6 months or so.

Ok thanks - I will speak to our solicitors in the morning but it seems we may have very little wiggle room with them!

Actually, I have just seen that there is some water damage to the cabinet that the stopcock sits within - could this indicate that it was a known fault? I believe the burden of proof in civil court is "more probable than not" which to me looks to be the case given that?

greatcrested

It's common practice, and often a requirement of insurance, for water to be turned off.

Fixing a leaking stopcock is not a major DIY job. As a home-owner, it's a good idea to get used to some basic DIY. Nowadays utube has a wealth of guides telling you how.

Or pay a plumber. You'll pay more for his travelling time than his time on the job....

As for come-back on the seller, forget it, particularly as

a) the vendors presumably honestly reported what the previous owners told them (so you can't claim off the vendors) and

b) you tested it yourself before Completion!

The same applies to the cabinet damage. Proving your vendor (not the previous owner) knew of this and hid it from you is going to be challenging to say the least!

davidmcn

You want to go legal over replacing a stopcock? 

MBJUK

greatcrested said:

It's common practice, and often a requirement of insurance, for water to be turned off.

Fixing a leaking stopcock is not a major DIY job. As a home-owner, it's a good idea to get used to some basic DIY. Nowadays utube has a wealth of guides telling you how.

Or pay a plumber. You'll pay more for his travelling time than his time on the job....

As for come-back on the seller, forget it.

Ok - thanks for the help. I don't mind a bit of DIY but plumbing and electricals are two areas I'd rather stay away from. I appreciate it's not a big job but I'll probably just pay a plumber for peace of mind!

MBJUK

davidmcn said:

You want to go legal over replacing a stopcock? 

No - I just want to know technically where I stand so if they were liable I can be a bit cheeky and ask them to front the repairs (the developer, not the original sellers) and state that in reality in law they're probably liable given XYZ (to add a bit of weight to the argument)...but it seems they're probably not which is what I expected.

A_Lert

Based on the evidence, I 100% agree the vendors knew. Whether they have any liability is another matter.

Replacing it can be a pain in the !!!!!! job if there's trouble with the outside stopcock.

anselld

It is often a simple as tightening the nut which compresses the gland on the valve stem.  You don't even need to disconnect anything.

ProDave

It probably just wants the stuffing gland nut tightened a fraction.  Will take a plumber 5 minutes.  The cost will be his minimum call out fee.  ask him to show you what he does so you learn.

Or take a picture and post it and we can advise.

Do you own an adjustable spanner?

In the mean time place some form of tray under it to catch the drips.

Chances are it will stop dripping of it's own accord after a while.