{"id":1230650,"date":"2026-07-02T07:33:07","date_gmt":"2026-07-02T05:33:07","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-bordeaux-le-30-avril-2026-n22-05847\/"},"modified":"2026-07-02T07:39:33","modified_gmt":"2026-07-02T05:39:33","slug":"cour-dappel-de-bordeaux-le-30-avril-2026-n22-05847","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/cour-dappel-de-bordeaux-le-30-avril-2026-n22-05847\/","title":{"rendered":"Cour d&#8217;appel de Bordeaux, le 30 avril 2026, n\u00b022\/05847"},"content":{"rendered":"<div class='article-content'>\n<style scoped>.toc-article{background:#f8f9fa;border:1px solid #e2e6ea;border-left:4px solid #2c5f8a;border-radius:6px;padding:20px 24px;margin:0 0 32px;font-size:15px;line-height:1.6}.toc-article p{margin:0 0 10px;font-size:16px;font-weight:600;color:#1a1a1a}.toc-article ul{list-style:none;margin:0;padding:0}.toc-article li.toc-h2{padding:4px 0}.toc-article li.toc-h3{padding:2px 0 2px 20px;font-size:14px}.toc-article a{color:#2c5f8a;text-decoration:none;border-bottom:1px dotted #a0b4c8}.toc-article a:hover{color:#1a3d5c;border-bottom-color:#1a3d5c}<\/style>\n<nav class=\"toc-article\" role=\"navigation\" aria-label=\"Sommaire\">\n<p>Sommaire<\/p>\n<ul>\n<li class=\"toc-h2\"><a href=\"#i-la-confirmation-de-limputabilite-de-la-defaillance-de-la-condition-suspensive\">I. La confirmation de l\u2019imputabilit\u00e9 de la d\u00e9faillance de la condition suspensive<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-le-constat-de-la-caducite-de-la-promesse-par-les-parties\">A. Le constat de la caducit\u00e9 de la promesse par les parties<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-labsence-de-justification-de-diligences-suffisantes-de-la-beneficiaire\">B. L\u2019absence de justification de diligences suffisantes de la b\u00e9n\u00e9ficiaire<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#ii-lindemnite-dimmobilisation-comme-prix-de-loption-non-exclue-par-la-caducite\">II. L\u2019indemnit\u00e9 d\u2019immobilisation comme prix de l\u2019option, non exclue par la caducit\u00e9<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#a-la-distinction-entre-lindemnite-dimmobilisation-et-une-clause-penale\">A. La distinction entre l\u2019indemnit\u00e9 d\u2019immobilisation et une clause p\u00e9nale<\/a><\/li>\n<li class=\"toc-h3\"><a href=\"#b-la-justification-de-la-solution-par-la-fonction-de-lindemnite-dimmobilisation\">B. La justification de la solution par la fonction de l\u2019indemnit\u00e9 d\u2019immobilisation<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/a><\/li>\n<li class=\"toc-h2\"><a href=\"#fondements-juridiques\">Fondements juridiques<\/a><\/li>\n<\/ul>\n<\/nav>\n<p>Le 30 avril 2026, la Cour d\u2019appel de Bordeaux, dans un arr\u00eat n\u00b022\/05847, a eu \u00e0 se prononcer sur le sort de l\u2019indemnit\u00e9 d\u2019immobilisation convenue dans une promesse unilat\u00e9rale de vente devenue caduque pour d\u00e9faillance de la condition suspensive d\u2019obtention de pr\u00eat. Une promettante et une b\u00e9n\u00e9ficiaire avaient sign\u00e9 le 28 mai 2020 un compromis pr\u00e9voyant une condition suspensive devant \u00eatre r\u00e9alis\u00e9e au plus tard le 15 septembre 2020. La b\u00e9n\u00e9ficiaire ne justifia pas de l\u2019obtention du pr\u00eat dans ce d\u00e9lai. Apr\u00e8s une mise en demeure adress\u00e9e le 25 septembre 2020 par la promettante, la b\u00e9n\u00e9ficiaire indiqua par l\u2019interm\u00e9diaire de son notaire, le 21 octobre 2020, qu\u2019elle n\u2019avait aucune nouvelle de la banque. Le lendemain, le notaire de la promettante estima la promesse caduque. Saisi, le tribunal judiciaire constata la caducit\u00e9 et condamna la b\u00e9n\u00e9ficiaire \u00e0 payer l\u2019indemnit\u00e9 d\u2019immobilisation de 33 500 euros. La b\u00e9n\u00e9ficiaire interjeta appel, soutenant que la caducit\u00e9 \u00e9teignait la convention sans indemnit\u00e9, et subsidiairement qu\u2019aucune faute ne lui \u00e9tait imputable. La promettante sollicita la confirmation. La question centrale \u00e9tait de savoir si, malgr\u00e9 la caducit\u00e9 de la promesse pour d\u00e9faillance de la condition suspensive, l\u2019indemnit\u00e9 d\u2019immobilisation pouvait \u00eatre r\u00e9clam\u00e9e au b\u00e9n\u00e9ficiaire d\u00e9faillant. La cour confirma le jugement, retenant que la d\u00e9faillance de la condition \u00e9tait imputable \u00e0 la b\u00e9n\u00e9ficiaire et que l\u2019indemnit\u00e9 constituait le prix de l\u2019option, d\u00fb par le b\u00e9n\u00e9ficiaire d\u00e9faillant. Il conviendra d\u2019examiner d\u2019abord la confirmation de l\u2019imputabilit\u00e9 de la d\u00e9faillance de la condition suspensive (I), puis la nature de l\u2019indemnit\u00e9 d\u2019immobilisation comme prix de l\u2019option justifiant son maintien en d\u00e9pit de la caducit\u00e9 (II).<\/p>\n<h2 id=\"i-la-confirmation-de-limputabilite-de-la-defaillance-de-la-condition-suspensive\">I. La confirmation de l\u2019imputabilit\u00e9 de la d\u00e9faillance de la condition suspensive<\/h2>\n<p><\/p>\n<h3 id=\"a-le-constat-de-la-caducite-de-la-promesse-par-les-parties\">A. Le constat de la caducit\u00e9 de la promesse par les parties<\/h3>\n<p>La cour constate d\u2019embl\u00e9e que les parties s\u2019accordent sur la caducit\u00e9 de la promesse de vente. En effet, la condition suspensive d\u2019obtention d\u2019un pr\u00eat n\u2019a pas \u00e9t\u00e9 r\u00e9alis\u00e9e dans le d\u00e9lai contractuellement fix\u00e9 au 15 septembre 2020, et l\u2019option n\u2019a pas \u00e9t\u00e9 lev\u00e9e. Le jugement ayant constat\u00e9 cette caducit\u00e9 est donc confirm\u00e9 sur ce point. La cour souligne que la promesse \u00e9tait assortie d\u2019une clause stipulant qu\u2019\u00e0 d\u00e9faut de notification de l\u2019obtention ou de la non-obtention du pr\u00eat, le promettant pouvait mettre en demeure le b\u00e9n\u00e9ficiaire de justifier sous huitaine, faute de quoi la condition serait cens\u00e9e d\u00e9faillie et la promesse caduque de plein droit. La b\u00e9n\u00e9ficiaire n\u2019a pas justifi\u00e9 dans ce d\u00e9lai. Ainsi, la cour retient que la caducit\u00e9 est acquise. Ce constat unanime \u00e9carte toute discussion sur le maintien de la convention, mais la question demeure de savoir si l\u2019indemnit\u00e9 d\u2019immobilisation peut subsister malgr\u00e9 l\u2019an\u00e9antissement r\u00e9troactif de l\u2019obligation principale.<\/p>\n<h3 id=\"b-labsence-de-justification-de-diligences-suffisantes-de-la-beneficiaire\">B. L\u2019absence de justification de diligences suffisantes de la b\u00e9n\u00e9ficiaire<\/h3>\n<p>Pour imputer la d\u00e9faillance de la condition suspensive \u00e0 la b\u00e9n\u00e9ficiaire, la cour examine les \u00e9l\u00e9ments produits. La promettante verse aux d\u00e9bats la mise en demeure du 25 septembre 2020, le courriel du notaire de la b\u00e9n\u00e9ficiaire du 21 octobre 2020 indiquant l\u2019absence de nouvelles de la banque, et le courriel du notaire de la promettante du 22 octobre 2020 d\u00e9clarant la caducit\u00e9. En revanche, la b\u00e9n\u00e9ficiaire se borne \u00e0 produire un courrier de sa banque du 11 juin 2020 confirmant l\u2019enregistrement de sa demande de financement. La cour estime que ce document ne permet d\u2019\u00e9tablir ni que la b\u00e9n\u00e9ficiaire a sollicit\u00e9 un pr\u00eat conforme aux stipulations contractuelles, ni qu\u2019elle s\u2019est vu opposer un refus. En application de l\u2019article 1304-3 du code civil, selon lequel <em>&#8221; la condition suspensive est r\u00e9put\u00e9e accomplie si celui qui y avait int\u00e9r\u00eat en a emp\u00each\u00e9 l\u2019accomplissement &#8220;<\/em>, la cour en d\u00e9duit que la d\u00e9faillance de la condition est imputable \u00e0 la b\u00e9n\u00e9ficiaire. C\u2019est donc \u00e0 bon droit que la promettante a mis en demeure la b\u00e9n\u00e9ficiaire et exerc\u00e9 son droit de recouvrer l\u2019indemnit\u00e9 d\u2019immobilisation.<\/p>\n<h2 id=\"ii-lindemnite-dimmobilisation-comme-prix-de-loption-non-exclue-par-la-caducite\">II. L\u2019indemnit\u00e9 d\u2019immobilisation comme prix de l\u2019option, non exclue par la caducit\u00e9<\/h2>\n<p><\/p>\n<h3 id=\"a-la-distinction-entre-lindemnite-dimmobilisation-et-une-clause-penale\">A. La distinction entre l\u2019indemnit\u00e9 d\u2019immobilisation et une clause p\u00e9nale<\/h3>\n<p>La b\u00e9n\u00e9ficiaire soutenait que la caducit\u00e9 de la promesse faisait obstacle au versement de l\u2019indemnit\u00e9, celle-ci ne pouvant \u00eatre due qu\u2019en cas d\u2019ex\u00e9cution. La cour rejette ce moyen en affirmant que l\u2019indemnit\u00e9 d\u2019immobilisation <em>&#8221; constitue justement le prix d\u00fb par le b\u00e9n\u00e9ficiaire d\u00e9faillant d\u2019une promesse de vente, ce qui est le cas en l\u2019esp\u00e8ce, pour l\u2019exclusivit\u00e9 qui lui a \u00e9t\u00e9 consentie pendant le d\u00e9lai d\u2019option &#8220;<\/em>. Cette solution s\u2019inscrit dans la jurisprudence qui distingue l\u2019indemnit\u00e9 d\u2019immobilisation de la clause p\u00e9nale. Ainsi, la Cour d\u2019appel de Rennes a jug\u00e9 que <em>&#8221; l\u2019indemnit\u00e9 d\u2019immobilisation vers\u00e9e par le b\u00e9n\u00e9ficiaire au promettant est la contrepartie de l\u2019option qui lui est offerte pendant un certain d\u00e9lai. Il s\u2019agit du prix de l\u2019option. Elle n\u2019a pas pour objet de sanctionner l\u2019inex\u00e9cution d\u2019une obligation et ne se confond pas avec une clause p\u00e9nale. Le principe est que l\u2019indemnit\u00e9 d\u2019immobilisation reste acquise au promettant si le b\u00e9n\u00e9ficiaire ne l\u00e8ve pas l\u2019option &#8220;<\/em> <strong><a href=\"https:\/\/www.courdecassation.fr\/decision\/679089a3a212a19f662df6c0\" rel=\"nofollow\" target=\"_blank\">(Cour d\u2019appel de Rennes, 21 janvier 2025, n\u00b021\/07785)<\/a><\/strong>. L\u2019arr\u00eat comment\u00e9 applique cette m\u00eame logique : l\u2019indemnit\u00e9 n\u2019est pas une sanction de l\u2019inex\u00e9cution, mais le prix consenti pour l\u2019exclusivit\u00e9 temporaire, de sorte que sa persistance n\u2019est pas incompatible avec la caducit\u00e9.<\/p>\n<h3 id=\"b-la-justification-de-la-solution-par-la-fonction-de-lindemnite-dimmobilisation\">B. La justification de la solution par la fonction de l\u2019indemnit\u00e9 d\u2019immobilisation<\/h3>\n<p>La solution retenue se justifie par la fonction sp\u00e9cifique de l\u2019indemnit\u00e9 d\u2019immobilisation dans les promesses unilat\u00e9rales de vente. La b\u00e9n\u00e9ficiaire a dispos\u00e9 d\u2019un d\u00e9lai pour lever l\u2019option pendant lequel la promettante s\u2019est vue priv\u00e9e de la possibilit\u00e9 de vendre le bien \u00e0 un tiers. L\u2019indemnit\u00e9 constitue la contrepartie de cette immobilisation, et non une p\u00e9nalit\u00e9 li\u00e9e \u00e0 l\u2019ex\u00e9cution ou \u00e0 l\u2019inex\u00e9cution de la vente. La d\u00e9faillance de la condition suspensive imputable \u00e0 la b\u00e9n\u00e9ficiaire ne remet pas en cause le service rendu par la promettante, qui a maintenu l\u2019offre pendant toute la dur\u00e9e de l\u2019option. En outre, la Cour d\u2019appel de Lyon a pr\u00e9cis\u00e9 que <em>&#8221; l\u2019indemnit\u00e9 d\u2019immobilisation n\u2019est pas due du fait de la caducit\u00e9 de la promesse de la vente, qui aurait \u00e9t\u00e9 provoqu\u00e9e par son absence d\u2019information de l\u2019impossibilit\u00e9 d\u2019obtenir un permis de construire, mais en raison de son refus de lever l\u2019option, alors que la condition \u00e9tait r\u00e9put\u00e9e accomplie &#8220;<\/em> <strong><a href=\"https:\/\/www.courdecassation.fr\/decision\/677e1645dbb9bd42de09fc56\" rel=\"nofollow\" target=\"_blank\">(Cour d\u2019appel de Lyon, 7 janvier 2025, n\u00b023\/00636)<\/a><\/strong>. En l\u2019esp\u00e8ce, la b\u00e9n\u00e9ficiaire n\u2019a pas lev\u00e9 l\u2019option et n\u2019a pas justifi\u00e9 de diligences suffisantes, de sorte que la d\u00e9faillance de la condition lui est imputable. La cour confirme donc que l\u2019indemnit\u00e9 d\u2019immobilisation reste acquise \u00e0 la promettante, conform\u00e9ment \u00e0 la finalit\u00e9 de cette stipulation contractuelle.<\/p>\n<p><h2 id=\"jurisprudences-utilisees-pour-enrichir-le-commentaire\">Jurisprudences utilis\u00e9es pour enrichir le commentaire<\/h2>\n<p><\/p>\n<ul class=\"jurisprudences-rag-sources\">\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/679089a3a212a19f662df6c0\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Rennes, le 21 janvier 2025, n\u00b021\/07785<\/a><\/li>\n<li><a href=\"https:\/\/www.courdecassation.fr\/decision\/677e1645dbb9bd42de09fc56\" rel=\"nofollow\" target=\"_blank\">Cour d&#x27;appel de Lyon, le 7 janvier 2025, n\u00b023\/00636<\/a><\/li>\n<\/ul>\n<\/div>\n<style scoped>.fondements-juridiques{margin:40px 0 0;padding:0}.fondements-juridiques>h2{font-size:22px;color:#1a1a1a;border-bottom:2px solid #2c5f8a;padding-bottom:10px;margin-bottom:20px}.fj-article{background:#fdfdfd;border:1px solid #e8e8e8;border-radius:6px;padding:20px;margin-bottom:16px}.fj-article h3{font-size:17px;color:#2c5f8a;margin:0 0 12px;font-weight:600}.fj-texte{font-size:15px;line-height:1.7;color:#333}.fj-texte p{margin:8px 0}.fj-badge{font-size:11px;padding:2px 8px;border-radius:3px;margin-left:8px;font-weight:500;vertical-align:middle}.fj-en-vigueur{background:#e8f5e9;color:#2e7d32}.fj-abroge{background:#ffebee;color:#c62828}.fj-modifie{background:#fff3e0;color:#e65100}<\/style>\n<section class=\"fondements-juridiques\">\n<h2 id=\"fondements-juridiques\">Fondements juridiques<\/h2>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000038799598\" rel=\"nofollow\" target=\"_blank\">Article L. 227-9-1 du Code de commerce<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>Les associ\u00e9s peuvent nommer un ou plusieurs commissaires aux comptes dans les conditions pr\u00e9vues \u00e0 l&#8217;article L. 227-9.<\/p>\n<p>Sont tenues de d\u00e9signer au moins un commissaire aux comptes les soci\u00e9t\u00e9s par actions simplifi\u00e9es qui d\u00e9passent, \u00e0 la cl\u00f4ture d&#8217;un exercice social, deux des seuils suivants, fix\u00e9s par d\u00e9cret : le total de leur bilan, le montant de leur chiffre d&#8217;affaires hors taxe ou le nombre moyen de leurs salari\u00e9s au cours de l&#8217;exercice.<\/p>\n<p>M\u00eame si les conditions pr\u00e9vues au deuxi\u00e8me alin\u00e9a ne sont pas atteintes, la nomination d&#8217;un commissaire aux comptes peut \u00eatre demand\u00e9e en justice par un ou plusieurs associ\u00e9s repr\u00e9sentant au moins le dixi\u00e8me du capital.<\/p>\n<p>Lorsque les conditions pr\u00e9vues au deuxi\u00e8me alin\u00e9a du pr\u00e9sent article ne sont pas atteintes, un commissaire aux comptes peut \u00eatre nomm\u00e9 pour faire application du second alin\u00e9a de l&#8217;article L. 225-146.<\/p>\n<p>Sont \u00e9galement tenues de d\u00e9signer un commissaire aux comptes, pour un mandat de trois exercices, les soci\u00e9t\u00e9s dont un ou plusieurs associ\u00e9s repr\u00e9sentant au moins le tiers du capital en font la demande motiv\u00e9e aupr\u00e8s de la soci\u00e9t\u00e9.<\/p>\n<\/div>\n<\/div>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000032029498\" rel=\"nofollow\" target=\"_blank\">Article 1304-3 du Code civil<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>La condition suspensive est r\u00e9put\u00e9e accomplie si celui qui y avait int\u00e9r\u00eat en a emp\u00each\u00e9 l&#8217;accomplissement.<\/p>\n<p>La condition r\u00e9solutoire est r\u00e9put\u00e9e d\u00e9faillie si son accomplissement a \u00e9t\u00e9 provoqu\u00e9 par la partie qui y avait int\u00e9r\u00eat.<\/p>\n<\/div>\n<\/div>\n<\/section>\n<section class=\"closing\" id=\"envoyer-pieces\" style=\"margin:48px 0 36px;padding:48px 36px;text-align:center;border-radius:24px;background:radial-gradient(circle at 50% 0%,rgba(0,0,204,0.08) 0%,transparent 60%),rgba(255,255,255,0.72);border:1px solid rgba(10,10,10,0.08);\">\n<div class=\"closing-heading\" role=\"heading\" aria-level=\"2\" style=\"font-size:clamp(30px,4vw,44px);line-height:1.18;font-weight:700;margin:0 0 18px;letter-spacing:-0.022em;color:#1B1B1B;font-family:Lato,sans-serif;\">Envoyez vos pi\u00e8ces. 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Ma\u00eetre Hassan KOHEN vous r\u00e9pond personnellement sous 24 heures avec une premi\u00e8re analyse strat\u00e9gique.<\/p>\n<div class=\"cta-row\" style=\"display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin:24px 0;\"><a class=\"cta cta-primary\" href=\"tel:+33689113445\" style=\"display:inline-block;padding:14px 26px;background:#0000CC;color:#ffffff;border-radius:10px;text-decoration:none;font-weight:700;box-shadow:0 10px 30px rgba(0,0,204,0.18);\">Appeler maintenant \u2192<\/a><a class=\"cta cta-secondary\" href=\"mailto:contact@kohenavocats.com?subject=Demande%20d%27analyse\" style=\"display:inline-block;padding:14px 26px;background:rgba(255,255,255,0.95);color:#1B1B1B;border:1px solid rgba(10,10,10,0.12);border-radius:10px;text-decoration:none;font-weight:700;\">\u00c9crire au cabinet<\/a><\/div>\n<div class=\"promises\" style=\"display:grid;grid-template-columns:repeat(4,1fr);gap:14px;max-width:880px;margin:30px auto 12px;font-size:14px;color:#4A4A4A;font-weight:700;\">\n<div class=\"promise\">Premi\u00e8re analyse offerte<\/div>\n<div class=\"promise\">R\u00e9ponse personnelle sous 24 h<\/div>\n<div class=\"promise\">100 % confidentiel<\/div>\n<div class=\"promise\">Jusqu&#8217;\u00e0 1 Go de pi\u00e8ces<\/div>\n<\/div>\n<\/section>\n","protected":false},"excerpt":{"rendered":"<p>Le 30 avril 2026, la Cour d\u2019appel de Bordeaux, dans un arr\u00eat n\u00b022\/05847, a eu \u00e0 se prononcer sur le sort de l\u2019indemnit\u00e9 d\u2019immobilisation convenue dans une&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4922,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_kj_source_type":"judilibre","_kj_official_id":"69f4472bcdc6046d472eda34","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/69f4472bcdc6046d472eda34","_kj_judilibre_id":"69f4472bcdc6046d472eda34","_kj_jur":"Cour d'appel","_kj_lieu":"Bordeaux","_kj_chambre":"2\u00e8me CHAMBRE CIVILE","_kj_rg":"22\/05847","_kj_date":"2026-04-30","_wpcom_ai_launchpad_first_post":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[6455,6454],"tags":[],"class_list":["post-1230650","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-cour-dappel","category-decisions-juridiques"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.9 (Yoast SEO v27.9) - 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