This is an action for the construction of a deed executed by Margaret Blackburn to W. B. Vaughn and wife. The deed, for a valuable consideration, conveys a tract of land in fee, and contains the following clause: “ The said Margaret Blackburn reserving to herself the possession, use, enjoyment' and control of the tract of land for and during her natural life, and reserving also the care and support of her daughter, Margaret Eliza Blackburn, for and during the life of the said Margaret Eliza.”
Margaret Eliza, her mother having died, alleges that said reservation for her support is a lien on the land, and the defendants contend that it is only a personal charge against *407the grantee. Tbe grantee subsequently conveyed tbe land “ subject to such reservation.” This is tbe disputed point in tbe case.
Tbe intention of tbe parties is <|l;dar, and tbe courts will observe tbe intention when they cán, without violating any settled rule of law and without conflict with any other-material part of tbe contract.
Tbe title of tbe whole tract passes by tbe deed to tbe purchaser, and tbe clause quoted is not an exception to tbe conveying part of tbe deed. “An exception is always a part of t-be thing granted, or out of tbe general words and description in the grant. ... If the exception be valid, the thing excepted remains with the grantor, with tbe like force and effect as if no grant bad been made.” 4 Kent, 468. “A reservation is a clause in a deed, whereby the grantor reserves some new thing to himself issuing out of tbe thing granted, and not in esse before.” Ibid, 468; Sbep. Touchstone,-80.
It is plain that the mother, in said deed, when conveying her property to one daughter, intended that her daughter Mary Eliza should be supported out of tbe income of-the property so conveyed during her life. After reserving for herself for her own life, she thou says “ also ” the care and support of her daughter Margaret Eliza, who has no other benefit under the deed. It is not reasonable to suppose that Margaret Eliza should, after the mothers death and at a time when she most needed protection, be turned out on the cold charity of the world, or the pleasure of her more fortunate brother-in-law. The obvious meaning is that, not only that Margaret Eliza should be supported out of the income "and profits of the land, but “ also ” that her support should be as well secured as that of the grantor; and that security is obtained, as we think, by considering tire care and sup*408port c L Margaret Eliza a charge on the thing issuing out of the land, i. e., the rent, income and profits, as the case may 1 e. This meets the intention of the mother and injures no one. Ralphsnider v. Ralphsnider, 17 West Va., 28; Goodpaster v. Leathers, 128 Ind., 121.
In Gray v. West, 93 N. C., 442, the will provided “that A. G. should have her support out of the land.” This was held to be, not a charge on the corpus of the land, but only the right to receive a support out of the rents and profits. When the proper amount under the circumstances shall be ascertained in this case, the Court will require that the rents, profits and income be applied to satisfy the ascertained amount. The present owners of the land took title with express notice of this provision in the original deed, and are as much liable for its performance as the original grantee.
A reservation will be considered as made to the grantor, when valuable rights are secured to him, although others may be benefitted by it. Gay v. Walker, 36 Maine, 54. We are therefore of opinion that his HonoPs construction of the deed was right.
Affirmed.