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Rene, a Filipino buyer, signs a deed of sale with Mira, who presents herself as the owner of a city lot and shows a title in Mira’s name. After the transfer and registration, it is discovered that Mira is not the owner and had no authority to sell the lot; the land is still owned by the true owner who did not consent to the transfer. Rene now invokes Article 3 of the Civil Code, arguing that his lack of knowledge about Mira’s title should excuse him under the Civil Code. (a) Identify the controlling doctrine and its scope. (b) Distinguish ignorance of the law from ignorance of the facts in this land-transaction context. (c) Apply the rule to the facts and state whether the sale is valid or void and what remedies Rene may have.