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Hi Thanks for the replies. That kinda backs up my thinking on the subject! Funnily enough the plumber hasn't called today, not yet anyway, as he said he would work out an exact cost before coming and fixing/replacing tomorrow! I've got a friend of a friend looking at it this afternoon, so...

Hi all Juts after a bit of advice, the Essex Flange fitted to my hot water cylinder has recently started leaking slightly. Picture attached. I've lived here for six years with no problem so far, the cylinder is not as old as the house, which is not quite 25 years old yet. My guess is...