Introduction

Introduction

**Land law** is the body of legal rules that governs the **ownership, use and transfer** of interests in land. This opening chapter sets out the conceptual framework that underpins every topic in the FLK2 Land Law syllabus: the **core principles** of English land law (the doctrine of estates, the legal/equitable divide, and certainty of title), the distinction between **real and personal property** and between **fixtures and chattels**, the **two legal estates and five legal interests** under **s.1 of the Law of Property Act 1925**, the **principal statutory sources** (LPA 1925, LRA 2002, TLATA 1996, LP(MP)A 1989, LTCA 1995, and the recent Renters' Rights Act 2025 and Leasehold and Freehold Reform Act 2024), and a **map of how the topic fits together** for the SQE1 assessment.

Assessment focus

For the SQE1 FLK2 assessment, you need to understand what Land Law covers as an FLK2 subject, the principal sources of English land law, and the structure of this book. Chapter 1 is **not directly examined**, but the conceptual framework it provides **underpins every topic that follows**. SQE1 FLK2 is a **closed-book, computer-based** assessment of **180 single best answer questions (SBAQs)**; each question presents a **client-based scenario**, a stem and **five options (A–E)**, with **no negative marking**. You will be tested on your ability to **apply** legal principles to realistic scenarios — not merely to recall definitions. The SRA requires application at the level of a **competent newly qualified solicitor** across: (1) registered and unregistered land; (2) freehold and leasehold estates and legal and equitable interests; (3) landlord and tenant; and (4) co-ownership.

Study tips

1) Always **identify first whether the land is registered or unregistered** — the rules for protecting and enforcing third-party interests differ significantly, and choosing the wrong framework leads to the wrong answer. 2) Memorise **s.1 LPA 1925**: **two legal estates** (freehold = fee simple absolute in possession; leasehold = term of years absolute) and **five legal interests**; everything else is **equitable**. 3) Master the **fixtures/chattels** two-stage test (degree and **purpose** of annexation) from **Holland v Hodgson / Elitestone v Morris**; the **purpose test is usually decisive**. 4) Remember the **legal v equitable** consequence: legal interests **bind the whole world**; equitable interests are **fragile** and need protecting (notice/restriction in registered land; land charge or doctrine of notice in unregistered land). 5) Know the **recent legislation within the cut-off date (13 March 2026)**: the **Renters' Rights Act 2025** and the **Leasehold and Freehold Reform Act 2024**.