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On February 10, 2017, Ana sold Lot K to Ben by private deed; taxes were paid; the deed was not registered. On January 1, 2025, the Retroactive Land Titles Act (RLTA) takes effect, providing: (i) retroactive effect to all land transfers evidenced by a valid contract and payment of taxes, even if not registered as of its effectivity date; (ii) upon filing an application for registration before the Register of Deeds, the transferee shall be issued an owner’s title, subject to encumbrances existing as of the Act’s effective date; (iii) this Act shall apply to all pending applications as of the effective date. The Register of Deeds denies Ben’s application for registration in 2026. Ben sues for registration. (a) Identify the controlling doctrine on retroactivity of laws under the Civil Code and state the effect of Article 4 on this statute. (b) Decide whether RLTA retroactivity clauses apply to pending applications and to pre-existing unregistered transfers, and explain any limitations. (c) Apply to the facts and determine whether Ben is entitled to registration under RLTA, stating the reasons and noting any liens or encumbrances that may affect title.