Detailed Answer

Short answer: If a recent survey and title search show that the property was validly conveyed out of your mother’s estate decades ago and the grantee’s deed was properly executed and recorded, you most likely no longer have a legal ownership interest in that parcel. In plain terms: a valid conveyance that was recorded generally transfers title away from the estate to the buyer, and heirs cannot claim ownership unless they can successfully challenge that conveyance.

This answer explains what to look for, what can make a decades‑old conveyance vulnerable to challenge under Tennessee law, and the practical steps you should take.

How a transfer from an estate typically works (basics)

When an estate sells or conveys real property, the personal representative (executor or administrator) signs a deed transferring title. If that deed was properly authorized by the probate court (or the personal representative had proper authority), was properly executed, and was recorded in the county Register of Deeds, the buyer receives title. That title generally defeats later claims by heirs unless the conveyance was voidable for reasons such as fraud, forgery, lack of authority, undue influence, or a clerical error that can be corrected.

Why a decades‑old recorded conveyance usually ends heirs’ ownership claims

Recording gives constructive notice to the world that the grantee owns the property. A subsequent buyer or lender who relies on recorded title typically takes free of unrecorded claims.
Long passage of time usually makes challenges much harder. Statutes of limitation, laches, and equitable defenses often bar old claims. For many real property disputes in Tennessee, courts require claimants to act within set time limits or lose the right to sue.
If the estate was administered and closed properly, the probate court’s final accounting or order may further reduce the chance of a later successful challenge.

When an heir might still have a claim

You may have a viable claim only if one or more of the following apply:

The deed transferring the property was forged or materially fraudulent.
The personal representative who signed the deed lacked legal authority (for example, no appointment by the probate court, or the signature was forged).
The sale or conveyance was the product of undue influence, fraud, or coercion that can be proven.
The probate estate was never properly administered and a court order is voidable for procedural defects.
There was a clerical or recording error that can be corrected by court action (for example, a deed recorded to the wrong parcel number).

Even if one of those problems exists, the passage of decades may limit remedies. Time bars and equitable defenses can prevent or reduce recovery.

Typical remedies an heir can seek

If you believe the transfer was improper, possible legal actions include:

Filing a petition in probate to reopen the estate or to set aside an unlawful act of the personal representative (if state law and timing allow).
Filing a civil action to rescind or set aside a deed based on fraud, forgery, or lack of authority.
Filing a quiet‑title action if you assert superior title and wish a court to declare ownership (but quiet‑title suits are subject to defenses and statutes of limitation).
Seeking monetary damages against a wrongdoer (for example, if fraud caused loss of your inheritance).

Each remedy has procedural and timing rules; some claims must be brought within specific statutory periods. For general information about Tennessee probate procedures see the Tennessee Courts probate self‑help pages: https://www.tncourts.gov/programs/self-help/probate. For access to Tennessee statutes and to look up specific code sections, see the Tennessee General Assembly website: https://www.capitol.tn.gov/.

Practical steps to take right now

Obtain a certified copy of the recorded deed(s): Go to the county Register of Deeds office where the property is located and request copies of the deed(s) and any probate filings. The recorded deed will show the grantee, date, and recording reference.
Get the probate file: Ask the probate court where your mother’s estate was opened for the estate file, including appointment of the personal representative, inventories, sale authorizations, and final orders.
Order a title search or abstract: A title search (from a title company or an attorney) will show the full chain of title, liens, and possible defects.
Compare the survey with the deed description: Sometimes surveys reveal boundary or legal‑description issues that create confusion between parcels but do not change who holds record title.
Talk to a Tennessee probate or real property attorney: If you find suspicious facts (forgery, missing probate authorization, or inconsistent filings), consult an attorney promptly to evaluate deadlines and remedies.

What to expect if the conveyance was valid and recorded

If the chain of title is clean and the deed was properly executed and recorded, the practical result is that you do not own the property. The current record owner has title. You may have no right to possession, and you will likely not be able to force a sale or receive proceeds from that parcel. Your focus then shifts to whether the estate received appropriate value and distribution during probate (for example, whether other estate assets were properly distributed to heirs).

When to consider further action (red flags)

No record of an estate administration where one was required.
A deed signed by someone who was never appointed personal representative.
Obvious forgeries or altered documents.
Evidence that the personal representative sold property for little or no consideration to a related party.
Conflicting legal descriptions suggesting the wrong parcel was conveyed.

If you see any of these, preserve documents and contact an attorney promptly.

Costs, timing, and realistic outcomes

Challenging a long‑standing conveyance can be expensive, fact‑intensive, and uncertain. Courts weigh equity and the interests of current owners, who may have relied on the recorded title for decades. Unless the defect is clear (forgery or lack of authority), remedies may be limited to monetary recovery or may be barred by time limits.

Important official resources

Tennessee Courts (probate self‑help): https://www.tncourts.gov/programs/self-help/probate
Tennessee General Assembly (official code and statute search): https://www.capitol.tn.gov/

Disclaimer: I am not a lawyer and this is not legal advice. This article provides general information about Tennessee law to help you understand your situation. For advice about your specific facts and deadlines, contact a licensed Tennessee probate or real property attorney right away.

Helpful Hints

Start with documents: certified death certificate, your mother’s will (if any), county probate file, and the recorded deed from the Register of Deeds.
Get a title search: A title company or attorney will clarify who holds record title and whether there are liens or clouds on title.
Don’t wait: If you suspect fraud or an improper probate, prompt legal consultation matters because statutes of limitation and equitable defenses can bar claims over time.
If you find only a survey discrepancy (boundary description), that may be a different issue from ownership. A boundary dispute is not the same as loss of title.
Ask whether title insurance issued at the time of the sale exists—title insurance claims can sometimes help if a prior defect surfaces.
If you discover a possible fraud (forgery, false signatures), preserve originals and consider contacting law enforcement and an attorney immediately.
Expect costs: Quiet‑title and probate litigation can take months to years and involve court fees, expert fees, and attorney fees.
Consult both a probate attorney and a real estate/title attorney. Some attorneys handle both probate and property disputes; others specialize.