{"id":684152,"date":"2026-04-25T19:22:30","date_gmt":"2026-04-25T17:22:30","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-nimes-le-4-septembre-2025-n22-03904\/"},"modified":"2026-04-25T19:22:30","modified_gmt":"2026-04-25T17:22:30","slug":"tribunal-judiciaire-de-nimes-le-4-septembre-2025-n22-03904","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-nimes-le-4-septembre-2025-n22-03904\/","title":{"rendered":"Tribunal judiciaire de N\u00eemes, le 4 septembre 2025, n\u00b022\/03904"},"content":{"rendered":"
\n

Cour d’appel de N\u00eemes, 4 septembre 2025. Un litige oppose des acqu\u00e9reurs d\u2019un terrain \u00e0 l\u2019exploitant d\u2019une canalisation souterraine, autour de l\u2019assiette d\u2019une servitude conventionnelle constitu\u00e9e en 1974 et mat\u00e9rialis\u00e9e par un plan annex\u00e9. Apr\u00e8s plusieurs divisions cadastrales et une cession au profit de la commune, une conduite se r\u00e9v\u00e8le enfouie sous la parcelle des acqu\u00e9reurs et en partie sous leur habitation. Le tribunal judiciaire de N\u00eemes, 7 novembre 2022, avait ordonn\u00e9 l\u2019enl\u00e8vement de l\u2019ouvrage sous astreinte et allou\u00e9 divers pr\u00e9judices, en \u00e9cartant toutefois le trouble d\u2019anxi\u00e9t\u00e9.<\/p>\n

Saisie de l\u2019appel, la cour \u00e9carte d\u2019abord des \u00e9critures tardives et sept pi\u00e8ces nouvelles, d\u00e9pos\u00e9es le jour de la cl\u00f4ture, au motif qu\u2019elles \u00ab ne r\u00e9pond[ent] pas \u00e0 l’exigence de la loyaut\u00e9 des d\u00e9bats dans l’exercice du principe fondamental en proc\u00e9dure civile du contradictoire \u00bb. Le c\u0153ur du litige tient \u00e0 la d\u00e9limitation exacte de la servitude au regard des titres et du plan annex\u00e9, ainsi qu\u2019aux conditions d\u2019indemnisation d\u2019un trouble d\u2019anxi\u00e9t\u00e9 all\u00e9gu\u00e9. La cour confirme la d\u00e9cision entreprise, retenant l\u2019emprise strictement d\u00e9finie par les titres et l\u2019absence de preuve d\u2019un trouble d\u2019anxi\u00e9t\u00e9 juridiquement r\u00e9parable.<\/p>\n

I. L\u2019assiette conventionnelle de la servitude: titres, plan et mutations cadastrales<\/p>\n

A. Le plan annex\u00e9 comme instrument de d\u00e9limitation probante<\/p>\n

La convention constitutive pr\u00e9cise que la \u00ab servitude de passage, dont l’emplacement est indiqu\u00e9 sur le plan parcellaire d\u00e9pos\u00e9 au si\u00e8ge de la Compagnie, auquel les parties d\u00e9clarent se r\u00e9f\u00e9rer express\u00e9ment s’\u00e9tendra sur une bande de 4 m. de largeur \u00bb. Le titre limite l\u2019emprise par des mesures et renvoie \u00e0 un plan, dont la fonction n\u2019est pas d\u00e9corative: il individualise l\u2019assiette et borne la charge. La cour r\u00e9affirme la port\u00e9e normative de ce renvoi, sans exiger une g\u00e9o\u2011r\u00e9f\u00e9rence moderne d\u00e8s lors que les \u00e9l\u00e9ments concordent.<\/p>\n

Le document avait fait d\u00e9faut pendant l\u2019expertise, ce qui a pes\u00e9 sur les constatations techniques. La cour souligne d\u2019ailleurs que \u00ab toutefois il ne peut qu’\u00eatre relev\u00e9 que ce plan n’a pas \u00e9t\u00e9 produit par les parties dans le cadre des op\u00e9rations d’expertise \u00bb. Retrouv\u00e9 en premi\u00e8re instance, il est alors examin\u00e9 au fond. Bien qu\u2019ancien, il demeure op\u00e9rant parce qu\u2019il d\u00e9limite une bande pr\u00e9cise en bordure orientale de la parcelle d\u2019origine. La cour en tire une lecture claire: \u00ab il permet d’observer comme relev\u00e9 en premi\u00e8re instance que l’emprise de la servitude est situ\u00e9e \u00e0 l’extr\u00e9mit\u00e9 Est de la parcelle [Cadastre 4] sur une bande de quatre m\u00e8tres de largeur le long de la parcelle. \u00bb Cette formulation valide la m\u00e9thode combinant intitul\u00e9 du titre, renvoi au plan et analyse topographique \u00e9l\u00e9mentaire.<\/p>\n

B. Le report de l\u2019assiette apr\u00e8s remaniements: localisation sur la voie publique et implantation effective<\/p>\n

Les remaniements cadastraux successifs n\u2019alt\u00e8rent pas la consistance de la charge, mais d\u00e9placent son assiette sur une unit\u00e9 nouvelle, d\u2019une largeur coh\u00e9rente avec la bande conventionnelle. La bande de quatre m\u00e8tres se retrouve sur une parcelle cr\u00e9\u00e9e en fa\u00e7ade et ult\u00e9rieurement c\u00e9d\u00e9e \u00e0 la commune pour en faire une voie. La servitude suit ainsi le segment oriental identifi\u00e9 par le plan, sans d\u00e9border sur la parcelle acquise post\u00e9rieurement par les demandeurs.<\/p>\n

Face aux critiques fond\u00e9es sur des photographies anciennes et des vues de rue, la cour retient la priorit\u00e9 des titres et du plan sur des \u00e9l\u00e9ments visuels ext\u00e9rieurs \u00e0 l\u2019ouvrage enfoui, rappelant que \u00ab cette analyse ne peut \u00eatre remise en cause par la production de photographies a\u00e9riennes IGN ou par des vues street view Google \u00bb. Le raisonnement est pragmatique: le titre et son plan bornent l\u2019assiette; l\u2019expertise localise la conduite sous la parcelle des acqu\u00e9reurs et sous leur terrasse et habitation; la contradiction est alors patente. L\u2019ouvrage souterrain, plac\u00e9 hors emprise, ne peut se pr\u00e9valoir d\u2019une servitude qui n\u2019existe pas \u00e0 cet endroit.<\/p>\n

II. Les responsabilit\u00e9s et la r\u00e9paration: remise en \u00e9tat et refus du trouble d\u2019anxi\u00e9t\u00e9<\/p>\n

A. La faute d\u2019implantation et la remise en \u00e9tat sous astreinte<\/p>\n

L\u2019implantation de la conduite hors de l\u2019assiette conventionnelle constitue une atteinte au droit de propri\u00e9t\u00e9 et engage la responsabilit\u00e9 de l\u2019exploitant. La solution d\u00e9coule du syllogisme simple: la servitude, d\u2019interpr\u00e9tation stricte, vaut dans ses limites; hors de ces limites, l\u2019ouvrage est sans titre. La cour confirme l\u2019injonction de d\u00e9poser la conduite du tr\u00e9fonds de la parcelle des acqu\u00e9reurs dans un d\u00e9lai de douze mois \u00e0 compter de la signification, sous astreinte de quatre cents euros par jour de retard. Elle pr\u00e9cise que le d\u00e9voiement, n\u00e9cessaire pour r\u00e9tablir le service, incombe financi\u00e8rement \u00e0 l\u2019exploitant.<\/p>\n

Les demandes indemnitaires retenues en premi\u00e8re instance, au titre de pr\u00e9judices mat\u00e9riels, de jouissance et moral, sont confirm\u00e9es, l\u2019exploitant n\u2019articulant aucune critique autonome une fois sa faute admise. Les appels en garantie dirig\u00e9s contre la venderesse et l\u2019office notarial sont rejet\u00e9s. La venderesse n\u2019a pas dissimul\u00e9 une servitude qui ne grevait pas la parcelle vendue. L\u2019office notarial n\u2019avait pas \u00e0 mentionner dans l\u2019acte une charge \u00e9trang\u00e8re au bien c\u00e9d\u00e9, d\u00e8s lors que l\u2019assiette, telle que d\u00e9finie par les titres et le plan, se trouvait ailleurs. La coh\u00e9rence d\u2019ensemble tient \u00e0 la stricte corr\u00e9lation entre l\u2019emprise et la responsabilit\u00e9.<\/p>\n

B. Le trouble d\u2019anxi\u00e9t\u00e9: crit\u00e8res cumulatifs et d\u00e9faut de preuve caract\u00e9ris\u00e9e<\/p>\n

La cour consacre un rappel m\u00e9thodique du r\u00e9gime applicable. Elle \u00e9nonce que \u00ab toutefois, la Cour de cassation encadre strictement la reconnaissance du pr\u00e9judice d’angoisse et d’anxi\u00e9t\u00e9 qui ne peut se confondre avec un pr\u00e9judice d’agr\u00e9ment et\/ou un pr\u00e9judice moral, et il convient que trois crit\u00e8res soient remplis : \u00bb. Les crit\u00e8res sont ensuite pos\u00e9s en termes nets: \u00ab Exposition \u00e0 un risque \u00e9lev\u00e9 : la menace doit \u00eatre av\u00e9r\u00e9e et s\u00e9rieuse. \u00bb \u00ab Pathologie grave : le risque doit concerner une maladie d’une certaine gravit\u00e9. \u00bb \u00ab Trouble psychologique r\u00e9el : la victime doit d\u00e9montrer une angoisse av\u00e9r\u00e9e et non une simple crainte hypoth\u00e9tique. \u00bb<\/p>\n

La cour en d\u00e9duit une exigence cumulative stricte, pr\u00e9cisant encore: \u00ab Ainsi si le pr\u00e9judice d’anxi\u00e9t\u00e9 peut \u00eatre indemnis\u00e9 ce n’est que dans des conditions pr\u00e9cises, excluant les situations o\u00f9 l’exposition au risque reste incertaine ou le trouble psychologique est non prouv\u00e9. \u00bb Appliqu\u00e9s aux faits, ces crit\u00e8res conduisent au rejet. L\u2019expertise \u00e9voque bien la gravit\u00e9 possible des dommages en cas de rupture, compte tenu du diam\u00e8tre et de l\u2019enfouissement; toutefois, le caract\u00e8re actuel, av\u00e9r\u00e9 et s\u00e9rieux du risque n\u2019est pas \u00e9tabli. Surtout, aucun \u00e9l\u00e9ment m\u00e9dical ne corrobore l\u2019existence d\u2019une angoisse objectiv\u00e9e chez les int\u00e9ress\u00e9s, au\u2011del\u00e0 de tracas inh\u00e9rents au litige.<\/p>\n

Ce traitement dissocie utilement la r\u00e9paration des troubles d\u2019usage, indemnis\u00e9s au titre de la jouissance et du moral, de l\u2019indemnit\u00e9 autonome pour anxi\u00e9t\u00e9, qui requiert une preuve sp\u00e9cifique. La solution est prudente et s\u2019inscrit dans une ligne jurisprudentielle garantissant la s\u00e9curit\u00e9 juridique des conditions d\u2019indemnisation. Elle maintient l\u2019\u00e9quilibre entre l\u2019effectivit\u00e9 des droits des propri\u00e9taires et la rigueur probatoire exig\u00e9e pour un chef de pr\u00e9judice distinct.<\/p>\n

En d\u00e9finitive, la cour d\u2019appel confirme un raisonnement articul\u00e9 autour des titres, du plan annex\u00e9 et des constats techniques, pour d\u00e9limiter l\u2019assiette d\u2019une servitude avec pr\u00e9cision et en tirer les cons\u00e9quences oblig\u00e9es. La remise en \u00e9tat sous astreinte consacre la primaut\u00e9 de l\u2019emprise conventionnelle, tandis que le refus d\u2019indemniser l\u2019anxi\u00e9t\u00e9 rappelle que la r\u00e9paration d\u2019un tel trouble suppose une d\u00e9monstration \u00e9tay\u00e9e et cumulative, ici d\u00e9faillante. Cette coh\u00e9rence syst\u00e9mique emporte le rejet des appels en garantie et stabilise la solution autour d\u2019une lecture stricte et pr\u00e9visible des servitudes et de leur port\u00e9e.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Cour d’appel de N\u00eemes, 4 septembre 2025. Un litige oppose des acqu\u00e9reurs d\u2019un terrain \u00e0 l\u2019exploitant d\u2019une canalisation souterraine, autour de l\u2019assiette d\u2019u…<\/p>\n","protected":false},"author":232070755,"featured_media":4848,"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":"68ba70f0f88a9594683992e9","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68ba70f0f88a9594683992e9","_kj_judilibre_id":"68ba70f0f88a9594683992e9","_kj_jur":"Cour d'appel","_kj_lieu":"N\u00eemes","_kj_chambre":"2\u00e8me chambre section A","_kj_rg":"22\/03904","_kj_date":"2025-09-04","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684152","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de N\u00eemes, le 4 septembre 2025, n\u00b022\/03904 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Cour d'appel de N\u00eemes, 4 septembre 2025. 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L'acqu\u00e9reur reproche au vendeur des d\u00e9fauts d...","rel":"","context":"In "Jurisprudence"","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-schneider-cFeRWofFkw8-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-schneider-cFeRWofFkw8-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-schneider-cFeRWofFkw8-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-schneider-cFeRWofFkw8-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-schneider-cFeRWofFkw8-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/patrick-schneider-cFeRWofFkw8-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":619068,"url":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-nimes-le-4-avril-2025-n25-01819\/","url_meta":{"origin":684152,"position":3},"title":"Tribunal judiciaire de N\u00eemes, le 4 avril 2025, n\u00b025\/01819","author":"Kohen","date":"20 April 2026","format":false,"excerpt":"Le tribunal judiciaire de N\u00eemes, statuant le 4 avril 2025, se prononce sur une action en garantie des vices cach\u00e9s. L'acqu\u00e9reur d'un v\u00e9hicule d'occasion soll...","rel":"","context":"In "Jurisprudence"","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/inaki-del-olmo-NIJuEQw0RKg-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/inaki-del-olmo-NIJuEQw0RKg-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/inaki-del-olmo-NIJuEQw0RKg-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/inaki-del-olmo-NIJuEQw0RKg-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/inaki-del-olmo-NIJuEQw0RKg-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/inaki-del-olmo-NIJuEQw0RKg-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":638599,"url":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-nimes-le-15-octobre-2026-n25-02124\/","url_meta":{"origin":684152,"position":4},"title":"Cour d’appel de N\u00eemes, le 15 octobre 2026, n\u00b025\/02124","author":"Kohen","date":"21 April 2026","format":false,"excerpt":"La cour d\u2019appel de N\u00eemes, le 15 octobre 2026, statue sur une proc\u00e9dure de licitation d\u2019un bien immobilier indivis. L\u2019adjudication est prononc\u00e9e au profit de ...","rel":"","context":"In "Jurisprudence"","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/j-venerosy-EitiaUwmD-8-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/j-venerosy-EitiaUwmD-8-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/j-venerosy-EitiaUwmD-8-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/j-venerosy-EitiaUwmD-8-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/j-venerosy-EitiaUwmD-8-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/j-venerosy-EitiaUwmD-8-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":202144,"url":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-nimes-le-2-juillet-2025-n24-03459\/","url_meta":{"origin":684152,"position":5},"title":"Cour d’appel de N\u00eemes, le 2 juillet 2025, n\u00b024\/03459","author":"Kohen","date":"21 December 2025","format":false,"excerpt":"Cour d\u2019appel de N\u00eemes, 2 juillet 2025, statuant en r\u00e9f\u00e9r\u00e9 sur appel d\u2019une ordonnance du pr\u00e9sident du tribunal judiciaire de N\u00eemes du 9 octobre 2024. Le litige porte sur un droit d\u2019eau personnel consenti lors d\u2019une vente, et sur l\u2019entrave d\u2019une servitude de passage grevant les fonds voisins. 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