MREC Agreed Order - Joyce Holifield License Suspension and Continuing Education

BEFORE THE MISSISSIPPI REAL ESTATE COMMISSION COMPLAINANTMISSISSIPPIREAL ESTATE COMMISSION CASE NO. 2023-107VS.

ROBERT CARLETON III, Principal Broker RESPONDENTSJOYCE HOLIFIELD, Broker Associate

AGREED ORDER IN RE: JOYCE HOLIFIELD. BROKER ASSOCIATE

(sometimesTHISCAUSEisbeforetheRealEstate Miss.CodeAnn.et seq.,hereinafter"Commission"),pursuanttoauthorityof III,PrincipalBroker, andasamended,onaformalComplaintagainstRobertCarleton or"Holifield")who,atall timesJoyceHolifield(sometimeshereinafter"Respondent" bythebrokeragefirm ofrelevanttothewasaBrokerAssociateemployed scheduledanddulynoticedby theRobertCarletonIII.Priortotheadministrativehearing announcedtheiragreement as totheandHolifield action,allasset forththeallegationsoftheCommission'sComplaintandfor Holifieldwaivesherright to anherein.ByenteringintothisAgreedOrder, withfulldueprocessandthe rightadministrativehearingontheCommission'sComplaint fromthathearing. Further,toappealanyadversedecisionwhichmayhaveresulted affixedhereto,thisAgreed Orderacknowledges,asevidencedbyhersignature anyobjectionshemay havemustbeapprovedbytheandwaives for thepurposesofconsideringas tothetakingupthismatterpreliminarily

andagrees that, should theapprovalforthisAgreedOrder.acknowledges will retain her right torejectapprovalofthisAgreedOrder. processbeforethe or ifproceedtoan administrativehearingwithfulldue assigned by the Office ofelectedbyRespondent,anAdministrativeHearingOfficer matter,the issues itsAttorneyGeneral.Havingreachedanagreementinthis Orderasfollows:FindingsofFact,ConclusionsofLawandDisciplinary'

FINDINGSOF FACT I.

of and is the.ToyceHolifieldisanadultresidentcitizen issuedpursuantto Miss. Code Ann.holderof a Mississippirealestatebroker'slicense toallprovisions, rules, regulations.etseq.,asamended,and,assuch,issubject andlicensingof real estate brokersandstatutesgoverningsaleandtransferofrealestate ofrecordwiththe is 124underlaw.Holifield'scurrentaddress timesrelevant to thisN.MainSt.,Newton,39345, andatall brokerage as a brokerHolifieldwas employedbyCarleton's

associate. II.

asworn complaint fromOnoraboutNovember13,2023.thereceived KenMcCord, (hereinafter,BarbaraMcCordonbehalfofherselfandherhusband ofresidentialproperty' located at"McCord,"or"Complainant"),regardingtheirpurchase fromownersStanHeflin, Dana Vance,155WestBroadStreet,Decatur,39237,

owned a life estate interest in theDannyHeflin,andMarieHollingsworth.Hollingsworth owners/sellers in the transaction,property.JoyceHolifieldrepresentedthese whichclosedonoraboutJune20,2023.

III.

tothe alongWithherMcCordsubmitteddocumentation theMcCord'sreal estate agent. Joycewithaswornstatement,variouslyallegingthatwhen PropertyCondition DisclosureElaine Sones,askedHolifieldfortherequired thataPCDS was [statutorily]Statement(PCDS)fortheproperty,Holifieldreplied oftextsbetween Sones and Holifield"excludedbecausepartof anestate.''Anexchange tation by Holifield.datedMay13,2023,containsthisinitialcommunication/represen

Holifield admitted she knew that all of the property owners a life estate interest in thewerealive,includingMarie Hollingsworth who possessed any part by a decedent's estateproperty.Accordingly,the property was not owned in transferred by a fiduciary in theundergoingadministration, nor was the property being Consequently, the PCDS requirementcourseoftheadministrationof a decedent's estate. which specifically excludes fromwasnotexcludedby Miss. Code Ann. §89-l-501(2)(c), the course of the administration of athePCDSrequirement:"Transfers by a ifduciayy in

decedent's estate... . "

exclusion of a PCDS wasHolifleld'srepresentationassertingthe asubstantial misrepresentation bynegligent,andinarguablyfalse,and,assuch,constituted sellerstosatisfythe statutory requirementHolifield.andwhichresultedinthefailureofthe who were entitled to theofprovidingaPCDStotheComplainantbuyers(McCord), Holifield was negligent inspecificprotectionaffordedbythisstatutoryrequirement. exclusiontothe PCDS requirementmistakenlyassertingthatthestatutoiy Holifielderred in asserting the sameappliedwhenitinarguablydid notapply.Furthermore, careinassessing the potentialonbehalfofthesellers,byfailingtoexerciseordinary consequencesofheraffirmativerepresentation.

are shielded fromIn certain,distinctcircumstances,realestatelicensees totheinfonnation required to beprofessionalliabilityandactionpertaining tobe disclosed in a Propertydisclosed,orthedeliveryofthatinfonnationrequired shieldfromliability for theConditionDisclosureStatement(PCDS).Thereisno andmaterialmisrepresentationaffirmativeinterjection,inthisinstance,of asubstantial thepartiestothesubjecttransaction.intoarealestatetransactiontothedetrimentof

VII.

a"life estate" is not aWhiletheword"estate"appearsintheterm"lifeestate," Theforegoing are separate anddecedent'sestateundertheadministration ofafiduciary." realestateprofessional, shoulddistinctconcepts.Holifield.asanexperienced

ofthis scenario and its attendanthaveknown,orshouldhaveinvestigatedtheparameters conclusory belief into theInstead,Holifieldnegligentlyinsertedhermistaken,issues. sellers and the buyers. Holifield'sevolvingtransactiontothedetrimentofbothherclient andresulted in financial damages to theactionsexposedherownsellerclientstoliability Complainantbuyers(McCord).

CONCLUSIONS OF LAW VIII.

asevidenced by theirTheandJoyceHolifieldagree, actsand omissions ofsignaturesaffixedhereto,theaboveandforegoing RealEstateBrokersLicense Act of 1954,Holifieldconstituteviolationsofthe theRulesandRegulations of theasamended.Miss.CodeAnn.etseq.,and §73-35-21(l)(a) and (n). MRECandmorespecifically.Miss.CodeAnn. Rules3.1(F),and4.2(G)whichprovide,inrelevantparts: revokeor suspendMiss.CodeAnn.^73-35-21(1):Thecommissionmay... alicense...wherethelicenseeisdeemedguiltyof:

...(a):Makinganysubstantialmisrepresentation in connection with a

realestate transaction;

...incompetency(n):Anyact...whichconstitutesordemonstrates ...orimproperdealing... toabidebyRule3.1(F):Anylicenseewho...failsorneglectsbedeemed, primaRealEstateCommission'sRulesandRegulationsshall facie,tobeguiltyofimproperdealing.

Rule 4.2(G): 'Tiduciary Responsibilities" are those duties due to the principal (client) in a real estate transaction:

must perfonn ail(5)'Reasonableskill,careanddiligence'-theagent dutieswiththecareanddiligencewhichmaybe reasonably expectedofsomeoneundertakingsuchduties.

DISCIPLINARY ORDER

Upon agreement and consent of Holifield as to administrative hearing and, havingtermsanddisposition of this matter in lieu of an the hereby issuesissueditsFindings of Fact and Conclusions of Law, itsDisciplinary Order as follows: for a period of1.The license of Holifield shall be suspended one(1)month. of Holifield2.Following the period of suspension, the license held in abeyance. During theshallbesuspended for a period of five (5) months, will be permitted to practiceperiodofsuspension in abeyance, Holifield she complies with all statutes, rulesrealestatein the State of insofar as in and with all otherandregulations governing the practice of real estate termsofthis Agreed Order. 3.Prior to the expiration of the period of suspension in abeyance, of mandatory continuing Holifield shall complete eight (8) hours Law; and two (2) hourseducation: four (4) hours Agency; two (2) hours Contract approved continuingLicenseLaw. All courses shall be conducted by a

education provider, and in a classroom setting if available. These mandatory any hours required for renewal ofcontinuing education hours shall be in addition to education course fromRespondent's license and shall not be the same continuing of Respondent's licensethesame course provider previously completed for renewal during the last renewal period. shall furnish to the written evidence of the satisfactory completion of the required courses. 4. This Agreed Order shall be effective upon the date it is approved by the as evidenced by the Administrator.

/ day of ,2025.This,the

MISSISSIPPI REAL ESTATE COMMISSION

BY: dministrator

AGREED BY: '1 // DATE: 3f -2D2-9^ m JOYCE HOLIFIELD