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On May 10, 2026, the Real Property Registration Act is published in the Official Gazette and provides: (1) This Act shall take effect fifteen (15) days after publication; (2) All transfers of real property within its coverage must be recorded with the Registry of Deeds within the ensuing ninety (90) days from the date of sale, otherwise void. The Civil Code, Art. 13, and the Revised Administrative Code of 1987, Book I, Chapter VIII, Sec. 31 govern when laws take effect. A deed of sale of land within the Act’s coverage is executed on May 20, 2026. A title transfer is registered with the Registry of Deeds on June 5, 2026. Answer the following: (a) What is the Act’s date of effectivity? (b) Is the May 20, 2026 deed of sale governed by the Act or by the pre-existing law? (c) Is the June 5, 2026 title transfer governed by the Act or by the pre-existing law? Brief justification.