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Facts: Akeem possessed a 1.7-hectare parcel openly and continuously as his own from April 4, 1994. The land remained unregistered until 2006, when a Torrens title was issued in the name of his neighbor, Liza. In 2021, Akeem 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 Liza’s Torrens title prevent Akeem’s prescription claim? Explain the controlling rule and apply it to the facts.