Real Estate Law
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Hi and welcome to JA. Ray here to help you tonight.
You need a local lawyer here.You can file suit to quiet title claiming this by adverse possession.You have used this continuously fro more than 10 years.Your lawyer would have the court award you clear title tot he disputed property.
Here is the law
ex. Civ. Prac. & Rem. Code § 16.026 (Ten-Year Statute [“Bare Possession Statute”]):
(a) A person must bring suit not later than 10 years after the day the cause of action accrues to recover real property held in peaceable and adverse possession by another who cultivates, uses, or enjoys the property. (b) Without a title instrument, peaceable and adverse possession is limited in this section to 160 acres, including improvements, unless the number of acres actually enclosed exceeds 160. If the number of enclosed acres exceeds 160 acres, peaceable and adverse possession extends to the real property actually enclosed.(c) Peaceable possession of real property held under a duly registered deed or other memorandum of title that fixes the boundaries of the possessor’s claim extends to the boundaries specified in the instrument.
Your lawyer can respond and threaten such a suit here.The law here in Texas is clearly on your side since you have fenced it and used it for this period well in excess of 10 years.
I appreciate the chance to help you tonight.Thanks and the best here.
Lawyer referral for you here.
Roughly $2k-$2,500 with fees here,,legal and filing fees.