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

owners 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?

take note: In answering the problem, explain your position and cite the article where you based your answers.