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Rafael, a Filipino by birth, migrates to Country Z and becomes a national there. While still holding foreign nationality, he signs a deed of sale of a titled parcel of land in the Philippines to his friend, Carlos, who remains Filipino. The deed is executed in Country Z and later presented for registration in the Philippines. At the time of execution, Rafael possessed foreign nationality. A few weeks later, before registration, he reacquires Philippine citizenship. Under Lex Nationalii: (a) Identify the governing doctrine that determines Rafael’s capacity to own land for purposes of the transfer. (b) Is the sale valid or void ab initio? Briefly justify. (c) If void ab initio, what are the consequences on the land title and what remedies may be pursued?