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1. If the landowner loses, it will be because
The landowner brought an appropriate action against the nephew's estate and the cult to set aside the conveyance to the nephew.
The local taxing authority assessed the next real property tax bill on Blackacre to the nephew's estate.
Before the landowner or the lawyer thought to inform the nephew of the conveyance, the nephew was killed in an auto accident. The nephew's will left all of his estate to a satanic religious cult. The landowner was very upset at the prospect of the cult's acquiring Blackacre.
A landowner entered a hospital to undergo surgery and feared that she might not survive. She instructed her lawyer by telephone to prepare a deed conveying Blackacre, a large tract of undeveloped land, as a gift to her nephew, who lived in a distant state. Her instructions were followed, and, prior to her surgery, she executed a document in a form sufficient to constitute a deed of conveyance. The deed was recorded by the lawyer promptly and properly as she instructed him to do. The recorded deed was returned to the lawyer by the land record office. The landowner, in fact, recovered from her surgery and the lawyer returned the recorded deed to her.
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A is incorrect. The fact that the transfer occurred inter vivos is irrelevant to whether the deed was delivered and accepted.
B is incorrect. Neither essential element of a valid conveyance is missing.
C is incorrect. This answer is a red herring — none of the satanic cult's religious freedoms are violated by invalidating the conveyance.