1. Baldo bought a residential house and lot from Tierra Madre Realty for P250,000.00 giving a down payment of P 10,000.00 and promising to pay the balance of P240,000.00 in 20 years in monthly installments of P1,000.00. After paying 72 installments Baldo defaulted in the payment of the 73rd installment and subsequent ones. Despite the grace period he had earned he was not able to make any further payments. Accordingly, Tierra Madre Realty cancelled the sale. How much cash surrender value is Baldomero entitled to receive? 2. Mr. Ayco offered to sell his land to Mr. Cruz for P300,000. Mr. Cruz accepted the offer and paid Mr. Ayco the purchase price. Mr. Ayco delivered the owner's duplicate of the Transfer Certificate of title of the land. Mr. Cruz wants to register the land in his name but the Register of Deeds asks Mr. Cruz for the Deed of Sale. What is the status of the sale? What can Mr. Cruz do