Janine is the registered proprietor of Torrens title land known as Greenacre. She was also the registered shareholder of 2000 shares in Concrete Constructions Ltd. Janine wanted to make a gift of property to her niece Eva. To do this she made an oral declaration to the effect that she held Greenacre and the shares on trust for Eva. A few days after Janine's declaration Eva, in a letter to her sister Margot, wrote: 'I give to you any interest I have in Greenacre'. In a telephone conversation with Janine on the same day Eva said: 'I want Margot to have my shares in Concrete Constructions Ltd. Transfer them to her as soon as possible'. Eva died the next day. Without knowing of the death, Janine transferred the shares to Margot and the share transfer was duly registered in Margot's name. A few days later Margot, claiming to be the beneficial owner of Greenacre, wrote to Janine and demanded that she be given the certificate of title to Greenacre and an executed transfer, transferring Greenacre into her name. Janine ignored this letter. Margot seeks your advice as to the effect of these transactions on the legal and equitable