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A parcel of 1.6 hectares is openly and continuously possessed as the possessor’s own by Diego starting May 4, 1990. He did not have a deed of sale from the owner (no just title) and did not act in good faith. The land remained unregistered until 2003, when a Torrens title was issued in the name of his neighbor, Bea. In 2025, Diego files a complaint for reconveyance based on prescription. (a) What is the reckoning point (a quo) for the prescriptive period to claim ownership by prescription, given these facts? (b) Which prescription regime applies—ordinary (10 years) or extraordinary (30 years)—and why? (c) Does Bea’s Torrens title prevent Diego’s prescription claim? Explain the controlling rule and apply it to the facts.