Mark sells some land to Frank. Unaware of the recording system, Frank doesn't record his deed. A few days later, Mark sells the same piece of...

Mark sells some land to Frank. Unaware of the recording system, Frank doesn't record his deed. A few days later, Mark sells the same piece of property to Rose, who promptly records her deed.

• Who has good title to the land, Frank or Rose? Why ?

• Does Frank have any legal recourse in this situation? Why?

• Would the result be the same if Mark had deeded the property to Rose as a gift?

• What's the purpose of the "first to record, first in right" rule?