Plumbing question

bainbridge · 2026-01-15T13:31:36+0000

Hi all

We're selling our late mother's house and the buyers solicitors have raised an enquiry saying that the surveyor couldn't find the stopcock, is there one fitted and if not can we fit one.

Now there is one fitted, but there's a potential problem. The mains pipe coming into the house is in a tight gap between the wall and the washing machine, and the valve that is fitted is an inline thing like this:

Flume Isolating Valve CP

Swiftly halt the flow of water from the public mains to any service pipe in your building with the 15 mm Flume isolating valve CP. This time-saving valve lets you carry out most repair and installation jobs without needing to switch off the entire water supply to the premises. Just grab a...

www.toolstation.com

It can be turned with a screwdriver and it's effective in turning off the water to the whole house. But, I don't think that it's a proper stop valve.

Should we just reply to the enquiry saying there is one fitted and where it is?

Should we look at replacing it with something more substantial?

If so, is there something low profile available? There isn't room for a stop valve with a tap on the side.

Many thanks for any comments around this.

danlightbulb · 2026-01-15T13:49:13+0000

bainbridge said:
Should we just reply to the enquiry saying there is one fitted and where it is?

Should we look at replacing it with something more substantial?

I would just reply saying there is one and be honest and say what it is, not a traditional stopcock but it does work. I wouldn't be changing it at this point but maybe be prepared to knock a couple hundred off the price for the buyers as compensation.

It's something that can be addressed in future as part of a kitchen remodel.

Mason- · 2026-01-15T13:54:44+0000

Are you absolutely sure that is the stopcock? They’re usually service valves on the last leg to a tap for example.

Most (old) stopcocks are operable by hand with a twisting handle. Some modern ones are quarter turn lever valves (again - crucially operable by hand).

The one you have is not good. If you get a major leak you don’t want mains pressure going everywhere and be expected to try to find a screwdriver. They also regularly fail. I’d strongly recommend you replace it with either a good quality WRAS approved lever valve or stopcock.

Do you have a meter, they have stocks on them? Or stopcock out in the road?

200sols · 2026-01-15T13:58:08+0000

Thats not really a stopcock, its an isolating valve for an end connection e.g to toilet or taps. However plumbing is full of bodgers..

However agree with dan, just be honest about whats there.

aVdub · 2026-01-15T15:35:35+0000

If neighbours are around living in the same type of houses I would knock on a couple and ask them where theirs is.

Nemiyen · 2026-01-15T15:40:39+0000

It should look similar to the old valve logo, just without the bald head.

Edit: Under the sink or could be in the extension, if you had one added later to the house.

sad099 · 2026-01-15T18:40:26+0000

Yes, be mindful of the ball valves, they do fail, and always at the wrong time, if you cant find one as suggested either replace or be prepared for a small reduction request for new oweners to resolve - assuming that is indeed the mains stopcock,

adidan · 2026-01-15T18:46:17+0000

That looks like a washing machine valve missing a handle, not a stopcock. I've only definitely always found one under the sink of a house, irrespective of how old the buildings are.

It was a surprise to find two in my last house. Two more than the other one that we were told about and one of them was under the living room suspended floor.

radderfire · 2026-01-15T18:58:06+0000

bainbridge said:
Hi all

We're selling our late mother's house and the buyers solicitors have raised an enquiry saying that the surveyor couldn't find the stopcock, is there one fitted and if not can we fit one.

I would identify one if there is one. What you've found is not a stopcock.

If you can't find one, then I'd leave it to the buyers to sort it. It's a small thing and I don't see why it should be your problem.

hornetstinger · 2026-01-15T19:03:11+0000

If the house has a stop ****, it's just behing the washing machine how is it your problem to fix?

Parents stop **** is being their washing machine as well.

Slam62 · 2026-01-15T19:07:51+0000

Err pull out the washing machine and have a look, there is probably a proper stop **** somewhere.

bainbridge · 2026-01-15T19:12:23+0000

Thanks everyone for responding.

There used to be a valve with a tap there years ago, but we had a leak somewhere else in the house and it just turned without affecting the flow (it must have seized and not been periodically turned on and off). Someone came out and refitted the isolator valve rather than a stop valve.

I did a bit of googling and it did say somewhere that the stop valve needs to be operable without a tool to meet BS standards.

We might bit the bullet and get a plumber to fit one and then at least we can fully satisfy the buyers enquiries.

We've had two buyers pull out so far, we'll all be glad when this is done and dusted.

Hagar · 2026-01-15T22:27:54+0000

bainbridge said:
Thanks everyone for responding.

There used to be a valve with a tap there years ago, but we had a leak somewhere else in the house and it just turned without affecting the flow (it must have seized and not been periodically turned on and off). Someone came out and refitted the isolator valve rather than a stop valve.

I did a bit of googling and it did say somewhere that the stop valve needs to be operable without a tool to meet BS standards.

We might bit the bullet and get a plumber to fit one and then at least we can fully satisfy the buyers enquiries.

We've had two buyers pull out so far, we'll all be glad when this is done and dusted.

I think that this is the right solution. A plumber can turn the supply off outside the house or freeze the rising main and fit a proper stopcock on it. The cost is minimal compared to a delay or a failure to sell.