12. Luz is the owner of a parcel of land consisting of 500 square meters located in San Miguel, Bulacan and covered by TCT No. R-248016. Luz agreed to sell to Minda the land for Php 500,000.00, payable in ten monthly installments, with the first installment payable upon execution of the contract to sell, to which Minda acceded. They also agreed that the title to the land shall only transfer to Minda upon full payment of the consideration, and that any and all taxes, fees, and expenses incidental to the sale will be paid by Minda. Draft a notarized contract to sell between Luz and Minda. (5 points) The Lawphil Project - Arellano Law Foundation