Time of limitation in case of civil suit in maharashtra

My mother purchased a land in maharashtra in 1987. Due to insufficient payment of stamp duty the effect of the sale deed was not shown in 7/12 extract. Taking advantage of this in 1988 my brother transfered it in his own name who was revenue official of the same tahsil using bogus will of the person who sold the land to my mother. At that time we all were a part of joint family and my brother looked after all the property issues as he was the eldest one and also a revenue officer. My mother got to know about this fraud in 2001. She sent a legal as well as paper notice about fraud through advocate. Fear of legal actions and loosing govt job due to fraud he manipulated my mother by making promises that as soon as the insufficient stamp duty amount will be arranged by us, the property will be transferred in her name. Meanwhile he hid the fact that he had secretly sold the property to somebody in 1997. He did not disclose this to anyone in the family meeting held for this purpose and my mother blindly trusted his promises. In 2011 when my mother paid the remaining stamp duty and went to the revenue officer for the entry of sale deed on 7/12 extract she became aware of the fraud done by his son and also his fake promise in 2001. Thereafter she filed a suit in april 2013. In this case does the act of limitation applies or not. If aplicable from which date it should be applicable?