Philippine bar exam questions 2008 (Civil Q13)

Raymond, single, named his sister Ruffa in his will as a devisee of a parcel of land which he owned. The will imposed upon Ruffa the obligation of preserving the land and transferring it, upon her death, to her illegitimate daughter Scarlet who was then only one year old. Raymond later died, leaving behind his widowed mother, Ruffa and Scarlet.

a) Is the condition imposed upon Ruffa to preserve the property and to transmit it upon her death to Scarlet, valid? (1%)

b) If Scarlet predeceases Ruffa, who inherits the property? (2%)

c) If Ruffa predeceases Raymond, can Scarlet inherit the property directly from Raymond? (2%)