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Facts: Pedro possessed a 2-hectare parcel openly and continuously as his own from May 15, 1988. The land remained unregistered until 1995, when a Torrens title was issued in the name of his neighbor, Lucia. In 2023, Pedro sues 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 Lucia’s Torrens title prevent Pedro’s prescription claim? Explain the controlling rule and apply it to the facts.