Land Law Exam with two essays - one on fixtures and chattels and the other on proprietary estoppel - and also a problem question on easements. The grades and feedback for each question are at the end of the document.
The definition of land includes “the surface, buildings, and attached structures” (Law of Property Act 1925, s
205(1)(ix)). This raises ownership issues of items that would be considered chattels but for their annexation to
the land, particularly as there is no single test to establish an item’s status. Instead, we rely on the ‘shaky
foundations’ (Luther, 2004) of Blackburn J’s ‘tests’, established in Holland v Hodgson [1872]. Subsequently,
this essay agrees with Bevan’s argument that the law has failed to provide a clear distinction between fixtures
and chattels, instead the line has been blurred, and consequently case precedent is ‘unhelpful’ and
‘confusing’.
This essay will first outline the distinction between fixtures and chattels and its significance before critically
discussing the effectiveness of each of Blackburn J’s tests, (i) the degree of annexation (DOA) and (ii) purpose
of annexation (POA), revealing contradictory case precedents and defects. It will then discuss the modern
relevance of the fixture/chattel distinction and Bevan’s proposals for reform, before concluding that the current
law is inadequate, unclear, and prone to confusion.
Fixture or Chattel?
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, Whilst a chattel is an item of movable, personal property, fixtures are chattels attached and so part of the land
itself. This distinction is significant because (i) when land is transferred, the fixtures are automatically included
(S62 LPA); (ii) lenders may argue certain items are fixtures to increase their collateral value when providing
mortgage funds; and (iii) upon lease termination, disputes may occur between landlords and tenants regarding
ownership because generally, fixtures will become property of the landowner. This distinction is vital for
establishing ownership rights can greatly impact the land’s value.
DOA
DOA focuses on the means and extent of annexation of an item to the land, considering the ease of removal
without damage (Elitestone [1997]). Prima facie, it’s viable that the spinning looms bolted to the floor in Holland
v Hodgson [1872] were held to fixtures, whilst the heavy printing presses, standing without any attachment,
were held to be chattels in Hulme v Bridham [1943]. However, practically, the test isn’t as simple as
determining physical attachment: the supposed objective approach is, in practice, subjective, with judges
disagreeing and struggling to determine the significance of attachment, rendering the test reliant on personal
opinion (Bevan). For example, in contrast to Hodgson, the tapestries in Leigh v Taylor [1902] were nailed to
the wall yet not held to be fixtures. Furthermore, Botham v TSB [1966] has severely confused the distinction
by wrongly construing and adding to the annexation tests, resulting in criticism for proliferating uncertainty and
producing an ‘unprincipled metamorphosis’ (Hayley, 1998). Roch LJ firstly suggested that the shorter the
lifespan of an item, the more likely it is to be a chattel. This seems valid, however the second suggestion that
the occupation of person employed to install the item is indicative of its status is false. To say items a builder
installs are more likely to be fixtures irrationally disregards the fact all kitchen amenities are installed by
builders upon initial construction of a house. Yet are these same amenities supposed to constitute chattels
when later re-installed by independent contractors? It is also not defensible how a light fitting is a chattel yet a
soap dish a fixture, despite both being easily removable. These arbitrary considerations support the thesis that
the distinction vexes even the greatest legal minds (Bevan, 2022).
POA
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