Man dies in '98. will lodged, 5 yr old bene. no probate. home sold by contract, terms not met, adverse poss?

Person who purchased house has lived in house continously for 8 yrs, fixed house, paid property taxes. No probate, false deed of trusts were filed, terms of contract not fulfilled, heir to be now 15. Does adverse possession apply to minors? Can property be sold without probate? Without court approval? By someone not on Grant Deed? Sold by mother of of 5 yr. old. House Value over $100,000 in '98. Does adverse possession time begin when parties agree willingly & illegally to buy and sell house? Does adverse posseession begin after 3 yrs when payments were stopped being paid. If person signs grant deed in '99 but does not file until 2001 when does time line begin?