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Double sale of immovable property. Facts: A seller, Donato, owns Lot 99, titled in his name. On January 3, Donato sells Lot 99 to Leya and delivers a deed and possession to Leya; Leya pays the price but the deed is not registered. On March 10, Donato sells the same Lot 99 to Bruno, executes a second deed, and Bruno promptly registers on March 20, obtaining title. Bank Nova holds a first mortgage on Lot 99 since January 15, and the mortgage remains a lien. Leya files suit for reconveyance and damages against Bruno. (a) Identify the controlling doctrine governing double sales of immovable property and the basis for priority between the two purchasers. (b) Apply the doctrine to these facts and determine who has the better right to Lot 99 and why, including the effect on Bank Nova and any third party. (c) If Leya had registered her deed before Bruno registered his, how would the result change and why?