Detailed Answer

Short answer: if a current, recorded deed shows the property left your mother’s estate decades ago and the chain of title is otherwise intact, you likely no longer hold any legal interest in the parcel. However, there are narrow exceptions and possible legal remedies you should consider before accepting that outcome as final.

How title generally works in Wyoming

Real property ownership is determined by the recorded chain of title. If a deed conveying the property out of your mother’s estate was validly executed and recorded, the deed normally transfers ownership to the grantee and their successors. Courts and title companies rely on the public record (deeds, probate records, liens, tax records) to determine who owns land.

For general information on Wyoming probate and property procedures, see the Wyoming Judicial Branch probate overview: https://www.courts.state.wy.us/court_types/district-court/probate/ and the Wyoming Legislature site for statutes: https://wyoleg.gov.

Common outcomes when a survey or title search shows prior conveyance

No interest remains: A valid, recorded deed conveys title. If the deed was properly signed, notarized, and delivered, the grantee (and their successors) owns the property.
Title problems that may give you a remedy:
- Fraud or forgery in the deed (for example, your mother’s signature was forged).
- The person who signed the deed lacked legal authority (e.g., an executor who acted beyond the probate court’s authority).
- A failure in the probate process left an issue (for example, if the estate never had authority to convey property because the asset was not properly part of the estate).
Statute of limitations, quiet title, and adverse possession: If a third party has possessed or used the property openly and continuously, they may have acquired rights by adverse possession under Wyoming law. Record-based defenses such as the Marketable Record Title concept or statutes of limitation can also make challenging long-past conveyances difficult.

Typical legal options to explore

If you think the conveyance was invalid or you have reason to challenge it, these are the common paths:

Gather the records: Obtain copies of the deed(s) in question, the probate file for your mother’s estate (from the county district court clerk), tax records, and any title reports. The county clerk or recorder’s office will have recorded deeds.
Title search and title insurance claim: Order a title search or talk to a title company. If a title insurance policy exists that should have protected the estate or its heirs, you may have a claim with the insurer.
Challenge the conveyance in court: If you have evidence of forgery, fraud, lack of authority, or other defects, you may file an action (for example, a quiet title action to clear title or a suit to set aside the deed). Keep in mind courts consider passage of time and equity—long delays and intervening good faith purchasers complicate relief.
Pursue claims against fiduciaries: If an executor, probate attorney, or other fiduciary wrongfully conveyed estate property, you may have a claim for breach of fiduciary duty or personal liability against that person.
Consider negotiation or buy-out: If litigation is impractical, negotiating with the current owner (purchase, settlement, or partition if you have some interest) can be a practical solution.

What usually stops a challenge

Clear recorded deed(s) in the chain of title.
Long passage of time with no claim or challenge (courts and statutes of limitation can bar old claims).
Good faith purchasers who paid value and relied on the record.

Practical next steps

Request certified copies of the deed(s) shown by the survey/title search and the probate file from the county where the estate was probated.
Get a full title report from a title company—this summarizes the chain of title, recorded interests, liens, and gaps.
If you see obvious defects (forgery, missing signatures, or a probate court order that contradicts the deed), speak with a real property or probate attorney in Wyoming promptly.
If you cannot afford an attorney immediately, contact the Wyoming State Bar Lawyer Referral Service or local legal aid organizations for guidance on next steps.

When you probably have no legal interest

You probably have no legal interest if all of the following are true:

The deed conveying the property out of your mother’s estate is validly executed and recorded.
There is an unbroken chain of title showing conveyance to a third party or parties who now hold title.
There is no evidence of forgery, fraud, or lack of authority in the probate record.

When you might still have a claim

You might have a claim if any of the following apply:

Evidence suggests the deed was forged or was signed under duress.
The executor or personal representative did not have authority under the probate court’s orders to convey the property.
The property was never actually part of the estate (for example, it belonged to someone else or was held in a different ownership form), raising questions about whether the deed was void.
There are outstanding fiduciary breach or malpractice issues related to the estate administration.

Relevant Wyoming resources

Wyoming Judicial Branch — Probate information and court contacts: https://www.courts.state.wy.us/court_types/district-court/probate/
Wyoming Legislature (statutes and code search): https://wyoleg.gov — use this site to look up statutes governing probate, conveyances, and adverse possession in the Wyoming Statutes.

How long do I have to act?

Deadlines depend on the legal issue:

Statutes of limitations for fraud, quiet title, or other claims vary; you should act quickly because long delays can bar relief.
Adverse possession and related doctrines are time-based; a decades-long possession by another party may extinguish your right to reclaim the property.

Helpful Hints

Do not assume: A recorded deed usually removes your interest, but determine whether the deed was valid and whether the probate process had proper authorization.
Get documented proof: Obtain certified copies of deeds and probate records as soon as possible.
Talk to a Wyoming real property or probate attorney early if you suspect forgery, fraud, or improper probate administration.
Consider a title search or title insurance check to understand the chain of title and any encumbrances.
Preserve evidence: Keep all correspondence, original documents, surveys, and tax records that relate to the property.
Check tax records: Payment history and tax statements can show who exercised ownership and responsibility for the property over time.
Use state resources: The Wyoming Judicial Branch and the Wyoming Legislature website have public resources that explain probate and property law basics.
Consider cost vs. benefit: Litigation to overturn decades-old conveyances can be costly and uncertain; evaluate alternatives such as negotiation.

Disclaimer: I am not a lawyer and this is not legal advice. This article explains general principles under Wyoming law to help you understand potential issues and options. For advice about your specific situation, consult a licensed Wyoming attorney who handles probate and real property matters.