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Case: Nova Realty Corp., owner of Lot 512, approves a deed of sale transferring the property to Mr. Alvarez for PHP 4,500,000. The instrument is drawn on plain paper and signed only by the president of Nova Realty Corp. and by Mr. Alvarez, but it is not acknowledged before a notary public or any public officer. Alvarez seeks to register the transfer of Lot 512 in his name with the Registry of Deeds. (a) Define the instrument required for valid transfer of ownership of real property under the Civil Code. (b) Is this private instrument a “public instrument” for purposes of transfer of real property? Explain why or why not. (c) What is the effect of having a private instrument on the transfer of title, and what steps, if any, can Alvarez take to perfect title under Philippine law?