“In the name of”

This case study is simple. It highlights that a licensee should never sign, under any circumstance, on behalf of their client unless they have explicit authorization.

The Situation

Johnny Saint was issued a real estate salesperson license in 2014 and was affiliated with the brokerage firm of Sky Realty LLC.

Sellers Joe and Pat Walsh entered into a purchase agreement while represented by Johnny Saint.  Saint was, by all accounts, an excellent real estate agent and had never had violations before. The IFF investigation found that Saint had conducted himself properly and held his client’s interest through the entire transaction all the way up to settlement, with one exception.

Saint was under the impression that the seller did not need to sign a brokerage form that was only for buyers, but had a signature block for the seller. Saint, however, wanted a complete file and because there was a signature line for the seller and the seller did not need to sign, signed for them. Saint used the signature software’s ability to sign in person and did so with the seller’s names.

The sellers found out after settlement that Saint had signed on their behalf. While the form had absolutely no effect on the purchase contract or anything else regarding the entire transaction, the sellers were still disappointed with Saint’s actions.

During the IFF investigation, Saint was asked if he did, in fact, have the sellers in person when signing. Saint answered no. Saint was asked if he had asked his sellers, either in advance or during, when signing on their behalf. Saint answered he had not. The IFF did acknowledge that sellers did not need to sign this form.

The Result

The Board found Saint violated 18 VAC 135-20-260.12.c. Saint’s license was revoked.

Published January 2026