49 Md. 106 | Md. | 1878
delivered the opinion of the Court.
The principal question in this case depends upon the construction of the third clause in the will of William Williams, deceased. The testator left three sons, to each of whom he devised land ; and the devise to his son Robert D. Williams, being the third clause in the will, is as follows : “I give and bequeath unto my son, Robert D. Williams, the farm I purchased of Wm. A. Dick, containing one hundred and fifty acres, more or less, and also the farm where Charles Wayman now lives, containing 202 acres, more or less, during the term of his natural life, and no longer, and after the death of my said son, I give and devise the said farm to his heirs laiofully begotten, forever, to be equally divided between them ; but should my said son, Robert, desire to sell the farm whereon Charles Wayman now resides, I hereby authorize and empower him so to do, and also to convey the said land in fee to the purchaser or purchasers.”
The question is, whether the estate taken by Robert D. Williams, the son, was one for life only, or one in tail general, converted by the statute into a fee simple.
It would seem to he clear on authority, that a devise to a party and his- heirs lawfully begotten confers only an estate tail; the word heirs, in such case, being construed heirs of the body. Co. Litt., 20b, and n. 2; Good vs. Good, 7 El. & Bl., 295; Pratt vs. Flamer, 5 H. & J., 10. Hence we may read the devise in this case as being to the first devisee for life, and no longer, and after his death to the heirs of his body lawfully begotten.
But it is insisted by the appellees that the word heirs, as used in this devise, should he taken to mean children, and instead of being a word of limitation, it should he taken as a word of purchase. And upon this construction, the result would he, that the son, the first devisee, would take hut a life estate, with remainder to the children as purchasers. For this construction, reliance is placed upon what is supposed to be the apparent intent of the testator; and as evidence of that intent, the negative or restrictive words used in connection with the devise of the estate for life, and the subsequent words of division, used in connection with the devise to the heirs, followed by the power of sale to the first devisee, are urged as making the matter plain and incontrovertible. But, in our view of the case, these indications of design do not remove all the difficulties out of the way of the construction contended for by the appellees.
This principle is very clearly stated and adopted by this Court, in the case of Simpers vs. Simpers, 15 Md., 160, 187, It results from the great necessity, always acknowledged by the Courts, of adhering to established rules of construction, in order to maintain certainty and stability of titles.
It maybe assumed as certain, that the testator intended, by the devise of the remainder to the son’s heirs lawfully begotten, that the son’s descendants, or posterity should take the estate ; and that, too, without restriction to the son’s children that might be living either at the death of the testator or the devisee for life. This being so, the question is, by what principle does the law provide for executing that intent? A general rule of construction must bo invoked, and that rule is, if an estate of freehold be devised to a man, and either mediately or immediately, an estate is limited to the heirs of his body, he will take an estate tail. If all embraced within the description of heirs or heirs of the body of the first taker are designed to take, giving to those words their legal and technical meaning, then the only mode of effecting that general intent is by the application of the general rule just stated. All taking in the character of heirs, in such case, must take by descent from the first taker. This is the operation of the rule in Shelley’s Case, which has been for ages an
It has been settled by numerous decisions, that a devise to one for his natural life, or for his life only, with remainder to his heirs, will not restrict the first devise to a life estate. And in the case of Robinson vs. Robinson, 1 Burr., 38, the devise was of “ all my real estate, &c. to H. for and during the term of his natural life, and no longer,” provided he take the name of the testator, and live at the house, &c.; “and after his decease, to such son as he shall have, lawfully to be begotten, &c.; and for default of such issue,” then over. That devise was, upon most thorough consideration, determined, first in the King’s Bench, then in Chancery, and finally in the House of Lords, to pass an estate tail to H., the first devisee. And the decision proceeded upon the ground, that it was necessary that H. should take an estate tail, in order to effectuaté the manifest general intent, notwithstanding the express estate devised to H. for his life and no longer. See, also, the case of Thong vs. Bedford, 1 Bro. C. c., 313, and note thereto by Eden. Indeed, it is text-book law, that no expressions negativing the continuance of the devisee’s estate beyond the period of his life, however express or unequivocal, when not combined with other indications of intent, will be sufficient to exclude the rule ; for the intent to give but a life estate is as clearly evinced by the mere limitation of a life estate as by any'additional expressions. 2 Pow. Dev., 433; 2 Jarm. Wills, (Ed. of 1855,) 246. And .it is equally clear that the terms to be equally divided between them, have no such effect as to restrain the operation of the words heirs of the body, and convert them into words of purchase. 2 Pow. Dev., 464; 2 Jarm. Wills, 277. In the leading English case of Wright vs. Jesson, in
It is quite clear then, if there was nothing more than the negative or restrictive words connected with the gift for life, and the direction that the estate, when it devolved on those in remainder, should be equally divided among them, an estate of inheritance would he executed in the first devisee.
It is urged, however, that, the power of sale expressly given the son as to part of the estate devised, is strongly
We must therefore conclude, that none of the circumstances relied on, considered either separately or all combined, sufficiently indicate a plain and unequivocal intention of the testator, to use the words heirs lawfully begotten in the sense of children, rather than in their strict technical sense. Those words are of strict legal import, denoting in themselves the nature and character of the estate devised ; and they have less flexibility than the word issue, Which has frequently, upon the context of the will, and
Having concluded that Robert D. Williams took an estate tail general under the devise to him, that estate, by operation of the statute to direct descents, is converted into a fee simple estate, and, as such, is liable' to the debts of.the devisee. Newton vs. Griffith, 1 H. & G., 111; Wells vs. Beall, 2 Gill & John., 458.
The next question is, whether the contract of the 27th of May, 1873, between the appellant and Robert D. Williams, can be specifically enforced? Robert D. Williams is dead, and at the time of his death he was largely indebted by judgment and otherwise, according to the allegations of the bill, the truth of which is admitted by the demurrer. By the contract, Robert D. Williams obligated himself to relieve the farm sold to the appellant of all liens created by his debts, and to fix and charge such liens exclusively upon the Dick farm, retained by him. In the present attitude of the case, with nothing disclosed except the matters charged in the bill, and the contract as an exhibit, we can perceive no good reason why the contract should not be specifically enforced against the land that was agreed to be charged to the exoneration of the land sold to the appellant.
We shall therefore reverse the pro forma decree of the Court below, sustaining the demurrer and dismissing the hill, and shall remand the cause for further proceedings.
Decree reversed, and cause remanded.