I wonder if it's a combination of bad conditions book - rocking and compacted soil?
If the tree wasn't anchored in properly and was wobbling around like a weebl, that could explain the lack of root growth. Most trees react to a bit of rocking by putting down stronger roots, but there is a point beyond which it just becomes too much and plants will just struggle to survive.
Also, if the soil around is terribly compacted, e.g. by being under a patio, that might explain the inability of the tree to get its roots in. I'm still surprised, though- they are strong things and will mostly punch through anything. However, in combination with rocking, that might explain it.
The other possibility is that they've got some kind of root disease - rot if the soil is waterlogged, or a fungal problem.
Many stables will have a massive pile of rotted manure that you can take away for free! Do check it's well-rotted and not fresh. It shouldn't really smell much and it should have an open texture. You can just leave it on the surface of the soil for worms to take down, but if you want to get planting soon, then you might need a mattock or rotavator to break up the soil and incorporate it. You can add other things at this stage to improve whatever you have - horticultural grit/gypsum for really heavy clay, compost for really well-drained soil etc.