Can my child enforce their unwritten agreement to acquire part of the land from the estate? – North Carolina

Short Answer

In North Carolina, a contract to sell or convey land must be in writing, so an unwritten (oral) land deal is usually unenforceable. A court may enforce an oral agreement only in limited situations, such as when the buyer’s actions clearly prove the deal (often called “part performance”). If a valid contract existed, the estate’s administrator can be required to convey the tract; otherwise, your child’s remedy may be to seek a refund from the estate.

Understanding the Problem

You want to know if, in North Carolina probate, your child can force the estate to deed them a portion of the back land that they paid the decedent for without a written agreement. The estate is intestate and administered by a sibling through implied renunciation. One salient fact: your child paid the decedent for part of the back land, but nothing was put in writing.

Apply the Law

North Carolina’s Statute of Frauds requires a written, signed agreement to convey land. Without a writing, courts will enforce an oral land sale only if equity demands it—typically where the buyer’s conduct (like taking possession and making substantial, contract‑specific improvements) unmistakably points to the agreement. When a valid contract existed at death, the administrator can be compelled to carry it out; otherwise, real property vests in the heirs, and relief shifts to money remedies. Disputes over specific performance are generally heard in Superior Court in the county where the land lies.

Key Requirements

• Definite agreement: Clear terms on the parties, price, and the specific tract to be conveyed.
• Writing or equitable exception: A signed writing; or strong proof of part performance that is clearly referable to the land deal (mere payment is usually not enough).
• Identifiable property: The land must be described specifically enough for a deed.
• Proper forum and parties: File in Superior Court where the land is located; join the administrator and all heirs with an interest in the parcel.
• Timeliness: Act promptly; claims to enforce oral contracts are generally subject to short limitation periods, and delay can trigger equitable defenses.

What the Statutes Say

• North Carolina Gen. Stat. § 22-2 (Statute of Frauds) – Land sale contracts must be in writing and signed.
• North Carolina Gen. Stat. § 28A-17-9 (Contract of decedent to convey real property) – Administrator may be required to perform the decedent’s land sale contract.
• North Carolina Gen. Stat. § 28A-15-2(b) (Title to real property) – Title vests in heirs at death, subject to administration and valid claims.
• North Carolina Gen. Stat. § 28A-2-4 (Estate proceedings; transfer) – The clerk handles estate proceedings; equitable issues may be transferred to Superior Court.

Analysis

Apply the Rule to the Facts: Your child paid for part of the back land but has no writing. That triggers North Carolina’s writing requirement. If your child also took possession of that specific tract and made substantial improvements that only make sense if a sale occurred, a court could treat the deal as enforceable and order the administrator to deed the tract. If there was only payment without possession or improvements, the court is more likely to deny specific performance and limit relief to a monetary claim against the estate.

Process & Timing

1. Who files: Your child (or their guardian, if a minor). Where: Superior Court in the North Carolina county where the land sits. What: A civil complaint for specific performance and declaratory judgment, naming the administrator and all heirs with an interest; alternatively, an estate petition to determine rights that may be transferred to Superior Court. When: File promptly; claims to enforce an oral contract are generally subject to a three-year limitations period running from breach or refusal to convey.
2. Serve all parties, conduct discovery, and seek mediation if ordered. If equitable issues are first raised before the Clerk, expect a transfer to Superior Court for resolution.
3. If successful, the court enters an order requiring the administrator to execute a deed for the defined tract; if not, the court may award a money remedy through the estate process.

Exceptions & Pitfalls

• Payment alone is usually not enough; without possession and substantial, contract‑specific improvements, courts often refuse to enforce oral land deals.
• Vague property descriptions can defeat specific performance; survey or clear boundary evidence helps.
• All heirs are necessary parties; failure to join them can void relief as to their interests.
• If the decedent granted only an option that was not exercised before death, enforcement typically runs against the heirs rather than the administrator.
• Delay can trigger laches or other equitable defenses; act quickly once the administrator declines to convey.

Talk to a Probate Attorney

If you’re dealing with a disputed oral land deal in an intestate estate, our firm has experienced attorneys who can help you understand your options and timelines. Call us today at [919-341-7055].

Disclaimer: This article provides general information about North Carolina law based on the single question stated above. It is not legal advice for your specific situation and does not create an attorney-client relationship. Laws, procedures, and local practice can change and may vary by county. If you have a deadline, act promptly and speak with a licensed North Carolina attorney.