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Facts: ABC Realty Corp., owner of Lot 101, executes a deed of sale in favor of Mr. Dizon for Lot 101. The instrument is drawn on plain white paper, signed by an authorized officer of ABC Realty Corp. and by Mr. Dizon, but it is not acknowledged before a notary or any public officer. The title to Lot 101 remains in the name of ABC Realty Corp. Mr. Dizon seeks to have the transfer registered in 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 Mr. Dizon take to perfect title under Philippine law?