What primer sealer is best for cigarette smoke and nicotine stains?

I am painting a house with 20yrs worth of nicotine on ceilings and walls. I have used latex based primer before painting the ceilings; however brown spots keep reappearing through the latex ceiling paint. I think I will need to use an oil or shellac based primer, but am concerned about fumes as my 86 year old mother lives there. Any suggestions?