(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) -