Detailed Answer

Short answer: if a recorded deed or other conveyance from your mother’s estate (or from your mother during her lifetime) transferred the property to someone else decades ago and that conveyance is valid on its face, you likely do not have a property interest. But the result depends on whether the conveyance was legally effective, whether it was recorded, whether it was procured by fraud or undue influence, and whether any time limits (statutes of limitation) bar a challenge. Below is a practical, step‑by‑step explanation of the key issues under Colorado law and what you can do next.

1. Was the property actually conveyed? What the records show

Title to real property in Colorado is determined by the chain of deeds and other recorded instruments. If a deed or other recorded instrument shows the property was conveyed away (either by your mother while she was alive, or by an executor or administrator acting for her estate after her death), the grantee on that recorded instrument is presumptively the owner unless you can show a legal defect.

How to confirm this:

Obtain a copy of the deed or instrument that purports to transfer title. You can get this from the county recorder/clerks office where the property is located.
Request a chain‑of‑title or preliminary title report from a title company. That report shows recorded instruments back many years and flags liens or clouds on title.

2. When a conveyance ends your interest

You generally have no interest if:

The deed was properly executed, delivered, and accepted.
The deed was recorded, and the grantee claims title in good faith.
The conveyance occurred before your mother died or was validly made by the personal representative while administering her estate under Colorado probate law.

If those facts exist, the person named on the deed (or that person’s successors) will usually have marketable title.

3. When you might still have a claim

You may have a legal claim if any of the following apply:

Fraud, forgery, duress, undue influence, or lack of capacity: If the signature on the deed was forged or obtained by fraud or your mother lacked capacity when she signed, you can challenge the conveyance.
Improper or unauthorized estate administration: If a personal representative (executor/administrator) conveyed estate property without proper authority or in violation of probate procedures, the estate (or heirs) may have claims against that representative or the transferee.
Failure to follow probate or estate procedures: If property that should have been probated was diverted unlawfully, heirs may challenge, subject to time limits.
Recording irregularities or hidden conveyances: If a deed was not recorded at the time of transfer and a later purchaser recorded without notice, recording‑act rules can affect the outcome.
Adverse possession or other title‑acquiring doctrines: If someone occupied the property openly for the required statutory period, they may have acquired title by adverse possession.

4. Time limits and defenses

Colorado law imposes time limits for bringing certain claims. For example, claims to quiet title or to set aside a deed based on forgery, fraud, or similar defects often face statutes of limitation and laches defenses. In other situations, long periods of possession by a third party can defeat later claims.

Because these time limits vary with the legal theory (quiet title, fraud, breach of fiduciary duty, probate contest, etc.), act quickly to preserve your rights and avoid losing the ability to sue.

5. Typical remedies if a conveyance was improper

Quiet title action: You can ask a court to declare that the recorded deed was void and to quiet title in you or the estate. Colorado statutes govern quiet title actions; see Title 38 (Property) of the Colorado Revised Statutes for the statutory framework: C.R.S. Title 38 (Property).
Probate remedies: If the transfer was made by an executor or administrator in violation of probate law, heirs and beneficiaries can pursue claims in probate court. See Colorado probate statutes at: C.R.S. Title 15 (Probate, Trusts, and Fiduciaries).
Fraud/forgery claims: If a deed was forged or procured by fraud, you can sue to void the deed and seek damages from those responsible.
Quieting a cloud: If your interest was extinguished but you need confirmation (for sale or refinancing), you may seek a declaratory judgment to remove doubt from title.

6. Practical next steps

Get the recorded documents. Obtain copies of the deed(s) in question and the chain of title from the county recorder.
Find probate records. Check whether your mother’s estate was opened in the county probate court where she lived; probate files are public records and will show how estate assets were distributed.
Order a preliminary title report. A title company will show current ownership, liens, and any recorded defects.
Consider an attorney consultation. A Colorado real property/probate attorney can review the documents, identify plausible claims, and advise on statutes of limitation and likely remedies.
If you need immediate action, preserve evidence. Save originals or certified copies of records, and note who you spoke with at the recorder or court and when.

7. Where disputes commonly arise (examples)

Hypothetical examples that illustrate typical situations:

Mother conveyed the house by deed to a neighbor in 1980 and the deed recorded. You, as an heir, later learn of that deed. If the deed was valid, you have no property interest.
Mother’s signature on a 1975 deed is forged. You can seek to void the deed and restore title, but you must act within applicable time limits and provide evidence of forgery.
An executor sold estate property without court approval when the sale required court supervision. Heirs may have claims against the estate or transferee depending on the circumstances.

Key Colorado law references

General statutory sources useful for further reading:

Colorado Revised Statutes — Title 38 (Property): https://leg.colorado.gov/sites/default/files/images/olls/crs2019-title-38.pdf
Colorado Revised Statutes — Title 15 (Probate, Trusts, and Fiduciaries): https://leg.colorado.gov/sites/default/files/images/olls/crs2019-title-15.pdf

Helpful Hints

Start with the county recorder and county probate court records — those documents usually resolve who currently owns title.
Get a title report early. It’s faster and cheaper than litigating and it may show that the apparent owner has insured title.
Act promptly. Many claims are time‑limited. A short delay can permanently bar relief.
Preserve originals and document conversations with officials (recorder, probate clerk, title company). Record dates, names, and steps taken.
If you suspect fraud or forgery, do not attempt to confront occupants or take unilateral action; seek legal advice and, if necessary, involve law enforcement for criminal acts like forgery.
Consult both a real property attorney and a probate attorney if the facts touch both areas — the strategies and remedies differ.

Disclaimer: This article is for general informational purposes only and is not legal advice. It does not create an attorney‑client relationship. For legal advice specific to your situation, consult a licensed Colorado attorney who can review the documents and facts.