Detailed answer — what that survey likely means under Idaho law

If a current survey and the recorded chain of title show that the property was conveyed out of your mother’s estate decades ago, the most likely legal conclusion is that you no longer have a property interest. In Idaho, ownership of real property depends on who holds title in the public records (the deed chain) and on whether any legal challenge to those records remains viable.

Key legal points you should understand:

• Recorded deed usually controls ownership. When a property is validly conveyed by deed (for example, by the personal representative of an estate) and that deed has been recorded in the county records, the record title generally reflects the owner. Recording puts the world on notice and updates the chain of title, which a survey will typically follow.
• Probate and distribution rules matter. If the property left your mother’s probate estate and a personal representative lawfully conveyed it under Idaho probate rules, that conveyance normally transfers the estate’s interest. Idaho probate rules govern how assets pass at death; consult the Idaho statutes on probate for details (see Idaho Code — statutes and titles at the Idaho Legislature: https://legislature.idaho.gov/statutesrules/idstatutes/).
• There may still be narrow ways to challenge an old conveyance. Even if the deed appears on the chain of title, you can sometimes challenge it if there are strong facts showing fraud, forgery, undue influence, lack of capacity, clerical errors, or mistakes in the probate process (for instance, a personal representative who acted without authority). Such challenges are typically litigated in probate court or in a quiet-title action.
• Statutes of limitation and laches limit old claims. Many claims that seek to undo a deed have time limits. If decades have passed since the conveyance and the property changed hands, defenses—such as statutes of limitation, laches (unreasonable delay), and the rights of bona fide purchasers—often make undoing the conveyance difficult or impossible.
• Adverse possession and title quieting. If someone else has occupied and used the land openly for the statutory period, adverse possession claims or a quiet-title action can further cement their title. Idaho law governs these actions under property and civil procedure statutes; consult Idaho’s property statutes for basics: https://legislature.idaho.gov/statutesrules/idstatutes/title55/.

Practical scenarios and what they mean

Here are common fact patterns and likely outcomes under Idaho law:

• Clean recorded deed from the estate to a third party decades ago: You likely have no interest. The deed, if validly executed and recorded, transferred title.
• Deed shows conveyance but the estate file or probate records are sparse or missing: You should pull the probate file and deed record. Missing documentation can sometimes be remedied or raise questions, but the burden to overturn recorded title is high.
• Allegations of fraud, forgery, or undue influence: If you have credible evidence that a conveyance was procured by fraud, that may justify a court challenge. These cases require timely action and proof; delays reduce chances of success.
• Heirship disputes or intestate succession errors: If the estate was administered incorrectly (wrong heirs named, improper distribution), there may be a narrow window to petition probate court to correct administration. Time limits apply.

What steps you should take next

1. Obtain documents right away: Get a copy of the recorded deed(s), the chain of title, the county land records, and the probate file for your mother’s estate. The county recorder and county court clerk hold these records.
2. Look for red flags: Signs of a potential problem include forged signatures, missing probate orders, or evidence that the person who conveyed the property was not a valid personal representative.
3. Act quickly if you have a potential claim: If you reasonably suspect fraud or improper probate administration, consult an attorney without delay. Time limits may bar relief if you wait.
4. Consider title insurance or a title search: If you are involved in a current transaction, a title company can run a full title search and identify encumbrances or defects and may offer title insurance.
5. Get legal advice focused on Idaho law: Quiet-title actions, probate reopening, or claims to set aside deeds are technical and governed by state statutes and court rules. An Idaho-licensed attorney can advise on the strength and timeliness of any claim.

Relevant Idaho legal authorities (where to read more)

These resources give the statutory and procedural framework that typically governs these issues in Idaho:

• Idaho statutes (general access to the Code): https://legislature.idaho.gov/statutesrules/idstatutes/
• Idaho property statutes (conveyances, recording, and property law): https://legislature.idaho.gov/statutesrules/idstatutes/title55/
• Idaho statutes and resources about probate and estate administration (look up the probate/title sections on the Idaho Legislature site above and consult local court rules): https://legislature.idaho.gov/statutesrules/idstatutes/

Note: specific Idaho statute section numbers and procedural rules apply in cases that try to undo deeds, reopen probate files, or quiet title. An attorney or county clerk can point you to the exact statutes that matter for your situation.

Helpful hints — quick checklist

• Obtain certified copies of the recorded deed and the probate file now.
• Pull an abstract or title report to see the full chain of title.
• Check the county recorder’s index for recordings around the time of conveyance.
• Look for probate orders, letters testamentary/administration, or court minutes that authorized the conveyance.
• If you suspect fraud or forgery, preserve any evidence and contact an attorney promptly.
• If you simply need to confirm you have no interest, a title search or an attorney’s review can give written confirmation.
• Remember time is critical for many claims—don’t delay investigating.