Short answer

If a current, properly recorded deed or other recorded instrument shows the property was conveyed out of your mother’s estate decades ago, you most likely no longer have a legal ownership interest in that property. That outcome depends on whether the conveyance was valid, whether the transfer was recorded, whether anyone else later gained title (by sale, adverse possession, or other means), and whether any legal challenge to the conveyance is timely and successful under Mississippi law.

Detailed answer — what to check and why it matters

Start from the presumption that recorded deeds and transfers govern who owns real property. In Mississippi, as in most states, a properly executed and recorded deed that passed from the decedent’s estate to someone else generally transfers title to the grantee. That transfer usually means heirs or beneficiaries later do not have an ownership interest in that parcel unless they can show a legal reason to undo the transfer.

1. Confirm the record: get the deed and chain of title

Obtain certified copies of the deed(s) referenced by the survey and the county land records for the full chain of title back to your mother. The deed should show who signed and who accepted the transfer, whether the transfer was from a probate estate or from your mother personally, and when it was recorded. County land records are the principal evidence of who holds title.

2. Was the conveyance part of a probate distribution or a separate sale?

If the property was transferred during probate as part of the estate administration (for example, sold by an executor or distributed to beneficiaries), the probate file will show the basis for that transfer. If it was a private sale or gift before probate, the deed itself and supporting documents (sales contract, settlement statement) will matter.

3. Timing and the ability to challenge a historic conveyance

Mississippi law imposes time limits (statutes of limitation) for actions that seek to cancel deeds, recover title, or set aside probate distributions. These limitations often bar lawsuits filed many years after the alleged wrong. If decades passed since the transfer, courts frequently will not reopen the matter absent exceptional grounds (for example, proven fraud, forged documents, lack of capacity, or that the transferor was improperly deprived of a required notice or hearing).

4. Possible grounds to challenge the conveyance

Although time limits are strict, there are limited circumstances where a challenge may succeed:

• Fraud or forgery in the deed or probate proceedings.
• Lack of testamentary capacity or undue influence that produced an invalid will or transfer.
• Failure to follow required probate procedures when an estate sold property (for example, court approval where required).
• A recorded deed that was never actually delivered or accepted.
• A missing heir who can show they were improperly excluded and that the probate distribution should be reopened under the limited statutory grounds and timeframes.

5. Other title issues to watch for

Even if you do not hold legal title, several issues could affect you or the property:

• Outstanding liens, mortgages, or tax obligations tied to the property.
• Adverse possession claims by others who have occupied the land for a statutory period.
• Boundary or survey discrepancies that may create disputes with neighbors.

6. Practical next steps

1. Order certified copies of the deed(s) referenced by the survey from the county land records where the property sits.
2. Obtain the probate file for your mother’s estate (if the property passed through probate) from the county chancery or probate clerk to see exactly what happened during administration.
3. Ask a licensed Mississippi real estate attorney or title company to run a full title search and explain the chain of title, recorded encumbrances, and any gaps or irregularities.
4. If you believe the transfer was invalid, consult a lawyer promptly. Time limits may apply to contests of wills, probate distributions, or quiet-title claims.
5. Consider purchasing title insurance or negotiating with the current owner if you have a practical interest (e.g., access issues, family arrangements).

7. Where to find Mississippi statutes and courts

Mississippi’s statutes and legislative site provide authoritative text about probate, conveyances, and limitations on actions. The Mississippi Legislature’s official website is a starting point: https://www.legislature.ms.gov. For court procedures and opinions that interpret those statutes, see the Mississippi Judiciary site: https://courts.ms.gov.

Helpful hints — what you can do right now

• Do not assume verbal family agreements change legal title. Only recorded instruments and valid court orders transfer property ownership.
• Get the recorded deed and probate file before discussing the matter with family; facts in those documents drive legal options.
• Act quickly if you suspect fraud or improper probate administration — statutes of limitation can bar claims years after the fact.
• Hire a Mississippi real estate or probate attorney to review the documents if you find any of these: forged signature, missing probate notice, or a deed that appears inconsistent with the probate inventory.
• If you are not pursuing litigation, consider informal resolution (e.g., negotiation with the current owner) once you understand the legal position.
• If you only want to confirm your status, a title company can provide a title report for a fee without litigation.