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Facts: Ramon owns a parcel of land in Cavite. By a Special Power of Attorney dated Jan 1, 20XX, he appoints his sister Liza as attorney-in-fact to sign, acknowledge, and execute documents necessary to convey Ramon’s real property. On Feb 15, 20XX, Liza appears before Notary Public N in Cavite and acknowledges a deed of sale of Ramon’s land from Ramon to a buyer. Liza signs the instrument as “Attorney‑in‑Fact for Ramon Dizon” and the Notary issues a certificate of acknowledgment stating that the instrument is Ramon’s act and deed. The SPA does not expressly authorize Liza to acknowledge instruments before a notary. The deed is intended to be recorded and to effect transfer to the buyer. Ramon challenges the instrument as invalid. (a)Identify the controlling rule governing acknowledgment by an agent in a notarial act. (b)Apply the rule to the facts and determine whether Liza’s acknowledgment is valid. (c)If the acknowledgment is invalid, what is the status of the deed and the effect on third parties, and what remedial steps should be taken?