$re = '~<a.*?</a>|\b(estoppel)\b~m';
$str = 'This is a estoppel page
<a href=\'https://sample.com/the-estoppel/\' class="exclude-link" target="_blank" rel="noopener">Chapter 1 – The effect of promissory estoppel.</a>';
preg_match_all($re, $str, $matches, PREG_SET_ORDER, 0);
// Print the entire match result
var_dump($matches);
Please keep in mind that these code samples are automatically generated and are not guaranteed to work. If you find any syntax errors, feel free to submit a bug report. For a full regex reference for PHP, please visit: http://php.net/manual/en/ref.pcre.php