{"id":657444,"date":"2026-04-23T09:17:48","date_gmt":"2026-04-23T07:17:48","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-poitiers-le-12-juillet-2024-n23-00399\/"},"modified":"2026-04-23T09:17:48","modified_gmt":"2026-04-23T07:17:48","slug":"cour-dappel-de-poitiers-le-12-juillet-2024-n23-00399","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-poitiers-le-12-juillet-2024-n23-00399\/","title":{"rendered":"Cour d’appel de Poitiers, le 12 juillet 2024, n\u00b023\/00399"},"content":{"rendered":"
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La Cour d’appel de Poitiers, statuant le 12 juillet 2024, examine un litige n\u00e9 de la caducit\u00e9 d’une promesse de vente immobili\u00e8re. L’acqu\u00e9reur, b\u00e9n\u00e9ficiaire d’une condition suspensive de pr\u00eat, invoque son d\u00e9faillance pour se lib\u00e9rer. Les vendeurs demandent l’ex\u00e9cution de la clause p\u00e9nale et la conservation du d\u00e9p\u00f4t de garantie. La cour confirme la condamnation de l’acqu\u00e9reur, r\u00e9formant uniquement le caract\u00e8re solidaire de l’obligation.<\/p>\n

La preuve de la demande conforme de financement<\/p>\n

La charge de la preuve concernant la sollicitation bancaire p\u00e8se sur l’acqu\u00e9reur. Il doit d\u00e9montrer avoir demand\u00e9 un pr\u00eat conforme aux caract\u00e9ristiques contractuelles pr\u00e9cises. La cour rel\u00e8ve une discordance entre les montants stipul\u00e9s et ceux mentionn\u00e9s dans les attestations bancaires. “Il r\u00e9sulte du courrier en date du 28 mai 2020, circonstanci\u00e9, que le financement qui avait \u00e9t\u00e9 sollicit\u00e9 par les appelants \u00e9tait d’un montant qui exc\u00e9dait manifestement les pr\u00e9visions contractuelles.” (Motifs) Cette divergence emp\u00eache la preuve d’une demande exacte. La jurisprudence rappelle que “il appartient \u00e0 l’emprunteur de d\u00e9montrer qu’il a sollicit\u00e9 un pr\u00eat conforme aux caract\u00e9ristiques d\u00e9finies dans la promesse de vente” (Cour d’appel de Toulouse, le 11 juin 2025, n\u00b023\/04274). La solution consacre une application rigoureuse de la charge de la preuve. Elle prot\u00e8ge le vendeur contre des demandes de financement alt\u00e9r\u00e9es qui compromettraient la condition.<\/p>\n

L’imputation du d\u00e9faut de r\u00e9alisation \u00e0 l’acqu\u00e9reur<\/p>\n

Le d\u00e9faut de preuve d’une demande conforme entra\u00eene l’imputation de l’\u00e9chec \u00e0 l’acqu\u00e9reur. La condition suspensive est alors r\u00e9put\u00e9e d\u00e9faillante par sa faute. “D\u00e8s lors, le d\u00e9faut de r\u00e9alisation de la condition suspensive leur est imputable.” (Motifs) Ce raisonnement emp\u00eache l’acqu\u00e9reur de se pr\u00e9valoir de la d\u00e9faillance pour invoquer la caducit\u00e9. Il rejoint la solution selon laquelle le b\u00e9n\u00e9ficiaire doit prouver avoir agi conform\u00e9ment au contrat. “\u00e0 d\u00e9faut de quoi la condition suspensive doit \u00eatre r\u00e9put\u00e9e accomplie par application de l’article 1304-3 du code civil” (Cour d’appel de Caen, le 14 janvier 2025, n\u00b021\/03311). La port\u00e9e est pr\u00e9ventive et incitative \u00e0 la rigueur. Elle dissuade toute n\u00e9gligence dans le montage du dossier de financement par l’acqu\u00e9reur.<\/p>\n

La mise en \u0153uvre cons\u00e9quente de la clause p\u00e9nale<\/p>\n

La responsabilit\u00e9 \u00e9tablie, la clause p\u00e9nale stipul\u00e9e \u00e0 l’avant-contrat s’applique pleinement. La cour v\u00e9rifie son caract\u00e8re non excessif au regard du pr\u00e9judice subi. “Le montant de la clause p\u00e9nale, de 10 % du prix de vente, n’est pas manifestement excessif.” (Motifs) Le d\u00e9p\u00f4t de garantie, qualifi\u00e9 de prix forfaitaire d’indisponibilit\u00e9, est \u00e9galement conserv\u00e9 par le vendeur. Sa somme s’impute sur le montant de la p\u00e9nalit\u00e9 due. La solution affirme la force obligatoire des conventions librement consenties. Elle valide les m\u00e9canismes contractuels de d\u00e9dommagement pour rupture imputable \u00e0 une partie. La valeur est la s\u00e9curit\u00e9 juridique et l’effectivit\u00e9 des engagements souscrits dans les avant-contrats.<\/p>\n

La distinction entre obligations solidaires et in solidum<\/p>\n

La cour r\u00e9forme partiellement le jugement sur la nature de l’obligation des \u00e9poux acqu\u00e9reurs. Elle substitue une condamnation in solidum \u00e0 une condamnation solidaire. “la solidarit\u00e9 n’ayant pas \u00e9t\u00e9 stipul\u00e9e au compromis de vente” (Motifs) Ce point rappelle le caract\u00e8re strictement d’interpr\u00e9tation de la solidarit\u00e9. Elle ne se pr\u00e9sume pas et doit r\u00e9sulter d’une stipulation expresse ou d’un texte. La port\u00e9e est d’ordre proc\u00e9dural et affecte les recours entre cod\u00e9biteurs. La solution garantit le respect de l’intention contractuelle des parties concernant leurs engagements respectifs. Elle limite la port\u00e9e de la condamnation au strict cadre conventionnel d\u00e9fini initialement par les parties.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d’appel de Poitiers, statuant le 12 juillet 2024, examine un litige n\u00e9 de la caducit\u00e9 d’une promesse de vente immobili\u00e8re. L’acqu\u00e9reur, b\u00e9n\u00e9ficiaire …<\/p>\n","protected":false},"author":232070755,"featured_media":4891,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","_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":"68dce282bc55f2c6aba50365","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68dce282bc55f2c6aba50365","_kj_judilibre_id":"68dce282bc55f2c6aba50365","_kj_jur":"Cour d'appel","_kj_lieu":"Cour d'appel de Poitiers","_kj_chambre":"1\u00e8re Chambre","_kj_rg":"23\/00399","_kj_date":"2025-09-30","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-657444","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Poitiers, le 12 juillet 2024, n\u00b023\/00399 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La Cour d'appel de Poitiers, statuant le 12 juillet 2024, examine un litige n\u00e9 de la caducit\u00e9 d'une promesse de vente immobili\u00e8re. 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