In 2013, Reginald Moved into a Flat with His Partner

In 2013, Reginald moved into a flat with his partner, Peter. Following a few months of living together happily, Reginald took the land certificate to the flat and wrote on it 'All this now belongs to Peter'. Reginald has now died and in his will he left the flat to his ex-boyfriend, Marshall. Peter is:

A) Entitled to the flat, as Reginald did all he could do to effect the transfer of the title to Peter.
B) Entitled to the flat, as it would be unconscionable for Reginald's estate to deny the clear intention that Peter should have the flat.
C) Not entitled to the flat, as the provision in the will for Marshall demonstrates that Reginald did not intend to make a gift of the flat to Peter.
D) Not entitled to the flat, as Reginald has used an ineffective method to transfer the flat to Peter, and it passes to Marshall under Reginald's will.