“The latter case is forgery; both are conspiracies to defraud; either has to be strictly proved as if it were a criminal charge, which might not be easy. It is desirable to give some protection against fraud and facilitate dealings in land; it is done by such provisions as those in section 15 and section 16 of the Act. In our opinion, they were intended to make an instrument requiring registration ineffectual unless and until it was registered; and for the better protection of honest people, the date and hour of registration is the date and hour of delivery to the Registrar, who is enjoined to certify it immediately on the instrument and the copy thereof delivered to him: section 17 (2). In the present case Bickersteth gave a deed to the plaintiff dated the 29th August, 1957; his date of registration is 16th September, 1957, and this is the date on which the transfer of the legal estate to him took effect. Bickersteth gave Adekunle Coker a deed dated the 16th May, 1957; and it did not and could not take effect as a transfer of the legal estate until the 17th March, 1960, the date of the registration of this deed. The plaintiff has the earlier effective transfer and wins.”