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Lena owns Lot Vega. She hires a licensed broker, Theo, to handle the sale. Unknown to Lena, Theo secretly obtains Lena’s signature on a deed transferring Lot Vega from Lena to Theo through deceit. Theo has the deed notarized by a person posing as a licensed notary and records it in the Registry of Deeds. Theo then sells Lot Vega to Kai for value and in good faith. Kai later transfers Lot Vega to Mina for value and in good faith. Lena’s heirs sue Mina to reconvey Lot Vega, arguing that the conveyance rests on an act contrary to law.   (a)Is Theo’s act an “act contrary to law” that gives rise to civil liability? (b)What is the effect of Theo’s act on the validity of the Lena→Theo deed and the subsequent transfers to Kai and to Mina in relation to land titles and registration? (c)Are Kai and Mina protected as purchasers in good faith, or can Lena’s heirs defeat the conveyance? Answer with the controlling doctrine and apply directly to the facts.