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Jura possesses a 1.2-hectare parcel openly and continuously as her own beginning January 1, 1990. The land remains unregistered until 1998, when a Torrens title is issued in the name of Mateo. In 2021, Jura 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 Mateo’s Torrens title prevent Jura’s prescription claim? Explain the controlling rule and apply it to the facts.