Detailed answer

Short answer: If a recorded deed or other conveyance shows the property left your mother’s estate decades ago and the chain of title now shows someone else as owner, you most likely no longer have a property interest. Decades-old recorded conveyances normally transfer title to the grantee and cut off later claims, unless there is a strong legal reason to challenge the transfer (for example, fraud, forgery, lack of authority, or other defect). Oregon’s probate and property recording systems, plus statutes of limitation and doctrines like laches and adverse possession, generally favor finality in title after a long period.

Why that is true in practical terms:

• If a deed was validly signed by the person with authority to convey (your mother if she owned the property, or the personal representative/executor if the property was in probate and properly administered) and that deed was recorded in the county where the property is located, the deed generally passes title to the grantee and subsequent market transactions rely on that recorded title.
• If a probate estate was opened and the personal representative properly distributed or sold the property under the court’s authority or under the applicable probate rules, the statute and court records will show that transfer as the estate’s disposition. That extinguishes claims by heirs unless the probate distribution itself can be successfully challenged within the time allowed by law.
• Decades of peaceful possession by the new owner, recorded title, and lack of timely legal challenge typically prevent heirs from reclaiming property long after the transfer.

Possible exceptions or situations that could change the result:

• Fraud or forgery: If the deed was forged or procured by fraud, a court can set aside the transfer. Proving this after many years is difficult and requires factual and documentary evidence.
• Lack of authority: If someone purported to act for the estate without authority (for example, an unauthorized person executed a deed in the name of the estate or as personal representative without proper appointment), the transfer can be void or voidable. Again, statutes of limitation and equitable defenses can bar claims after a long delay.
• Improper probate or failure to administer: If the estate should have gone through probate and it did not, or the estate was never properly administered, a court may need to determine how title should be distributed. However, decades can make that harder and may affect remedies.
• Adverse possession: In Oregon, someone who has been in adverse, continuous, open, and notorious possession of real property for the statutory period may be able to claim title. That can reinforce a long-standing owner’s rights.
• Quiet title actions: A current record owner can use a quiet title action to clear defects in title. Conversely, an heir with a timely and legally supported claim can seek to quiet title in their favor—but success depends on the facts and timing.

What you should do next (recommended steps):

1. Obtain the recorded deed and chain of title. Get copies of the deed(s) that show the conveyance and every recorded deed since then. County recorder or assessor offices can provide these records.
2. Check probate records. Search the probate court records in the county where your mother lived or where the property was located to see whether an estate was opened and how the property was handled. The Oregon Judicial Department has probate information that explains the process: Oregon Judicial Department — Probate.
3. Get a title report. A title company can produce a title report showing liens, recorded conveyances, and gaps in the chain of title. That report helps identify legal risks and who currently holds record title.
4. Consider timing and defenses. If you believe the conveyance was improper, you must act quickly. Claims to set aside conveyances or to contest probate are often subject to statutes of limitation and equitable defenses such as laches. For general access to Oregon statutes, see the Oregon Revised Statutes index: Oregon Revised Statutes (ORS).
5. Talk to a probate or real estate attorney. An Oregon-licensed attorney who handles probate and real estate law can review deeds, probate files, and evidence and advise whether any legal claim is viable.

How courts generally treat long-ago conveyances in Oregon

Oregon courts balance finality of recorded title against fairness where a transfer is void or procured by fraud. If the recorded transfer was lawful and the new owner acted in good faith and relied on the public records, courts are unlikely to displace that title after many years. If you lack documentary proof or timely action, recovering an interest will be difficult.

Bottom line: a survey that shows the property left your mother’s estate decades ago is strong evidence you have no present property interest unless you can prove a legal defect in the transfer. Acting promptly to gather records and speaking with an Oregon attorney is the practical next move.

Disclaimer: This article explains general Oregon law and is for educational purposes only. It is not legal advice. For advice about your situation, contact a licensed Oregon attorney.

Helpful hints — what to check and questions to ask

• Obtain the deed shown by the survey and any recording information (book/page or document number).
• Ask whether the deed was recorded and when; recorded deeds create public notice and strengthen the new owner’s position.
• Search probate court records for your mother’s estate in the relevant county; look for case numbers, inventories, and orders of distribution.
• Request a preliminary title report from a title company to identify current record owner, liens, and gaps in the chain of title.
• Collect supporting documents: your mother’s death certificate, wills, prior deeds, and any communications about the property.
• Note how long the property has been in the hands of the current owner; long, open, continuous possession can strengthen the current owner’s claim.
• Act quickly if you suspect fraud, forgery, or an unauthorized conveyance — legal deadlines can bar claims after a limited time.
• Contact a probate or real estate attorney in Oregon for a case-specific evaluation; many attorneys offer brief intake consultations to review records and advise on next steps.

Useful Oregon resources:

• Oregon Judicial Department — Probate information
• Oregon Revised Statutes (searchable index)
• County recorder/assessor office (search by county where property is located) for recorded deeds and maps.