Detailed Answer

Short answer: If a recent survey and title search show the property was conveyed out of your mother’s estate decades ago and there is a recorded deed transferring title to another party, you most likely no longer have a legal ownership interest in that parcel under Minnesota law. However, there are limited circumstances in which heirs or former owners can challenge a transfer—primarily if the conveyance was fraudulent, made without proper authority, happened without required court approval, or if a statute of limitations or other legal bar does not prevent a challenge.

How to understand what that survey result means

Recorded deed vs. physical survey: A survey can show physical boundaries and who occupies property, but legal ownership turns on the chain of title—primarily recorded documents such as deeds, probate orders, and court records. If a deed transferring the parcel out of the estate was properly recorded, that deed is strong evidence the estate no longer owned the property.
Was the conveyance part of probate administration? If the personal representative (executor/administrator) of your mother’s estate sold property under the authority of the will or a court order during probate, that sale generally binds heirs once it was properly authorized and recorded. You should obtain the probate file for your mother’s estate to confirm whether a court order authorized the sale.
Did the personal representative have authority? A court-appointed personal representative has statutory duties and powers to administer estate assets. If the sale occurred without court authorization where required, or the representative acted beyond their authority, heirs might have grounds to challenge the transfer—but those challenges may be time-limited.

Common legal doctrines and limits that matter in Minnesota

Chain of title and recorded documents: Minnesota uses the public recording system to fix notice. A properly recorded deed to a bona fide purchaser for value generally gives that purchaser a strong title claim.
Statutes of limitation and laches: Many actions to set aside conveyances have time limits. Decades-old transfers are often time-barred unless there is proof of fraud or other extraordinary circumstances.
Adverse possession and quiet-title claims: If the transferee (or someone else) has occupied and used the land openly for the statutory period required for adverse possession, ownership may have shifted regardless of the original conveyance. Conversely, heirs can sometimes bring a quiet-title action if a conveyance is invalid—but such suits face procedural and timing hurdles.
Fraud, forgery, lack of capacity, or lack of authority: If the deed was forged, procured by fraud, or executed by someone who lacked legal authority (for example, an impersonating agent or a personal representative who had no authority), a court may void the transfer, but the claimant must prove the defect and likely overcome time bars.

Practical steps you should take now

Get a certified copy of the deed(s) and the probate file. Request certified copies of the recorded deed(s) for that parcel from the county recorder (where the property is located) and the probate court file for your mother’s estate. These will show whether a transfer occurred and whether a court authorized it.
Order a chain-of-title or title search. A title examiner or abstract company can trace the recorded chain of title and identify any gaps, liens, or potentially fraudulent transactions.
Consider a short consultation with a Minnesota real estate or probate attorney. An attorney can evaluate the documents and advise whether any legal challenge is viable given Minnesota law, the probate record, and the age of the conveyance.
Act quickly if you have a potential claim. If you learn facts suggesting fraud, improper authority, or that the sale never occurred, prompt action is important because statutes of limitation and equitable doctrines (like laches) can bar claims after long delays.

Relevant Minnesota statutes and resources

For general reference:

Minnesota probate and decedent’s estate law (Chapter 524): https://www.revisor.mn.gov/statutes/cite/524
Statutes on actions affecting title, which cover quiet-title and related suits (Chapter 559): https://www.revisor.mn.gov/statutes/cite/559
Limitations and periods for bringing actions (Chapter 541 — statutes of limitations): https://www.revisor.mn.gov/statutes/cite/541

When you might still have options

Even when a deed is old and recorded, you might have a path forward in limited situations:

If the deed was forged or obtained by fraud, you may be able to ask a court to cancel the deed and restore title, subject to time limits.
If the personal representative sold property without authority or without required court approval where one was necessary, heirs may have claims against the representative and, in narrow cases, against the buyer if they had notice of problems.
If the transfer instrument or probate record contains errors (e.g., description mistakes), a corrective action such as reformation or rescission might be possible.

What outcomes to expect

Most commonly, where there is a recorded deed and no evidence of fraud or lack of authority, the transferee will have clear title and heirs will have no ownership interest.
If you can show fraud or official misconduct, a court might set aside the transfer or award monetary relief, but success depends on the strength of proof and whether time bars apply.
In many cases, a negotiated settlement with the current owner or an indemnity from the title insurer (if there is title insurance) can be more practical than litigation.

Helpful Hints

Start by requesting the recorded deed and the probate court file. Those documents answer many questions.
Get a title report or chain-of-title search from the county recorder or a licensed title company.
If you find signs of fraud or improper procedure, note dates and preserve documents—timing matters for any legal claim.
Ask whether the property has title insurance; a title policy may provide a claims route even if ownership is disputed.
Consult a Minnesota attorney with probate or real estate experience. A brief paid consultation can clarify whether a challenge is realistic or whether the transfer is likely valid and final.
Be realistic about time and cost. Quiet-title litigation or probate re-opening can be expensive and may be unsuccessful for very old transactions.

Disclaimer: This article explains general legal concepts under Minnesota law for educational purposes only. It is not legal advice and does not create an attorney-client relationship. For advice about your specific situation, consult a licensed Minnesota attorney.