(1) A conveyance of land includes, and conveys with the land, all -
(a) buildings, commons, ditches, drains, erections, fences, fixtures, hedges, water, watercourses and other features forming part of the land,
(b) advantages, easements, liberties, privileges, profits à prendre and rights appertaining or annexed to the land.
(2) A conveyance of land which has houses or other buildings on it includes, and conveys with the land, houses or other buildings all -
(a) areas, cellars, cisterns, courts, courtyards, drainpipes, drains, erections, fixtures, gardens, lights, outhouses, passages, sewers, watercourses, yards and other features forming part of the land, houses or other buildings,
(b) advantages, easements, liberties, privileges, profits à prendre and rights appertaining or annexed to the land, houses or other buildings.
(3) This section -
(a) does not on a conveyance of land (whether or not it has houses or other buildings on it) -
(i) create any new interest or right or conver
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