{"id":684407,"date":"2026-04-25T19:36:47","date_gmt":"2026-04-25T17:36:47","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-5-septembre-2025-n23-13105\/"},"modified":"2026-04-25T19:36:47","modified_gmt":"2026-04-25T17:36:47","slug":"cour-dappel-de-paris-le-5-septembre-2025-n23-13105","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-paris-le-5-septembre-2025-n23-13105\/","title":{"rendered":"Cour d’appel de Paris, le 5 septembre 2025, n\u00b023\/13105"},"content":{"rendered":"
\n

La Cour d’appel de Paris, 5 septembre 2025, P\u00f4le 4 \u2013 Chambre 1, statue sur les effets d\u2019une condition suspensive d\u2019obtention de pr\u00eat stipul\u00e9e dans une promesse unilat\u00e9rale de vente portant sur des locaux \u00e0 usage d\u2019activit\u00e9s. L\u2019arr\u00eat confronte l\u2019articulation entre libert\u00e9 contractuelle, charge de la preuve pesant sur le b\u00e9n\u00e9ficiaire, et sort de l\u2019indemnit\u00e9 d\u2019immobilisation en cas de d\u00e9faillance imputable.<\/p>\n

Les faits tiennent en une promesse conclue d\u00e9but 2020, assortie d\u2019une condition suspensive d\u2019obtention d\u2019au moins une offre de pr\u00eat conforme, et d\u2019une obligation de d\u00e9p\u00f4t des demandes dans un d\u00e9lai de quinze jours. Une indemnit\u00e9 d\u2019immobilisation de 110 000 euros \u00e9tait convenue, dont 55 000 euros vers\u00e9s en s\u00e9questre. Les d\u00e9lais ont \u00e9t\u00e9 prorog\u00e9s, puis des refus bancaires sont intervenus post\u00e9rieurement, tandis qu\u2019une mise en demeure de payer l\u2019indemnit\u00e9 a \u00e9t\u00e9 adress\u00e9e.<\/p>\n

La proc\u00e9dure a conduit le tribunal judiciaire de Paris, le 24 mai 2023, \u00e0 condamner le b\u00e9n\u00e9ficiaire au paiement de l\u2019indemnit\u00e9 et \u00e0 autoriser la lib\u00e9ration de la somme s\u00e9questr\u00e9e. En appel, le b\u00e9n\u00e9ficiaire demandait la restitution de l\u2019indemnit\u00e9 en invoquant notamment l\u2019ordre public du cr\u00e9dit immobilier et la facult\u00e9 de substitution, tandis que le promettant sollicitait la confirmation et, subsidiairement, des dommages et int\u00e9r\u00eats.<\/p>\n

La question \u00e9tait de savoir si, au regard des stipulations contractuelles et du droit commun des conditions, la condition suspensive devait \u00eatre r\u00e9put\u00e9e accomplie faute de diligences et de demandes de pr\u00eat conformes et opportunes, et si l\u2019indemnit\u00e9 pouvait \u00eatre conserv\u00e9e sans que la mise en demeure contractuelle soit un pr\u00e9alable obligatoire. La cour confirme la condamnation, juge inop\u00e9rant le r\u00e9gime consum\u00e9riste, retient une exigence probatoire stricte, et admet la conservation de l\u2019indemnit\u00e9 sur le fondement du droit commun.<\/p>\n

I. La d\u00e9limitation du cadre contractuel et probatoire<\/p>\n

A. L\u2019inapplicabilit\u00e9 du r\u00e9gime consum\u00e9riste et la primaut\u00e9 de la libert\u00e9 contractuelle<\/p>\n

La cour commence par fixer le socle normatif en rappelant que \u00ab Il r\u00e9sulte des articles 1103, 1104 et 1193 du code civil que les contrats l\u00e9galement form\u00e9s tiennent lieu de loi \u00e0 ceux qui les ont faits, qu’ils doivent \u00eatre n\u00e9goci\u00e9s, form\u00e9s et ex\u00e9cut\u00e9s de bonne foi et ne peuvent \u00eatre modifi\u00e9s ou r\u00e9voqu\u00e9s que du consentement mutuel des parties ou pour les causes que la loi autorise. \u00bb La qualification du bien, \u00e0 usage d\u2019activit\u00e9s, exclut l\u2019application des dispositions du code de la consommation relatives au cr\u00e9dit immobilier.<\/p>\n

Dans ce cadre, la cour souligne que \u00ab Il s’ensuit que les parties avaient la possibilit\u00e9 de pr\u00e9voir, au titre des diligences \u00e0 accomplir par le b\u00e9n\u00e9ficiaire, qu’il doive d\u00e9poser la ou les demandes de pr\u00eats dans les quinze jours calendaires de la promesse de vente, soit avant le 21 f\u00e9vrier 2020. \u00bb La stipulation d\u2019un d\u00e9lai bref de d\u00e9p\u00f4t des demandes entre alors dans la libre organisation contractuelle des diligences n\u00e9cessaires \u00e0 la r\u00e9alisation de la condition.<\/p>\n

Cette approche \u00e9carte l\u2019argument tir\u00e9 de l\u2019ordre public consum\u00e9riste, inadapt\u00e9 \u00e0 une op\u00e9ration non r\u00e9sidentielle, et r\u00e9affirme la force obligatoire d\u2019un calendrier probatoire pr\u00e9cis. Elle inscrit aussi l\u2019analyse dans la logique de bonne foi d\u2019ex\u00e9cution, sans d\u00e9naturer l\u2019\u00e9conomie de l\u2019avant-contrat.<\/p>\n

B. La charge de la preuve et l\u2019exigence de stricte conformit\u00e9 des demandes<\/p>\n

La cour rappelle ensuite une r\u00e8gle ferme, d\u00e9j\u00e0 \u00e9prouv\u00e9e par la jurisprudence civile: \u00ab Il incombe au b\u00e9n\u00e9ficiaire d’une promesse de vente oblig\u00e9 sous condition suspensive de l’obtention d’un pr\u00eat de d\u00e9montrer qu’il a sollicit\u00e9 un pr\u00eat conforme aux caract\u00e9ristiques pr\u00e9vues dans la promesse de vente. \u00bb Faute d\u2019une telle d\u00e9monstration, la sanction est claire: \u00ab La condition est r\u00e9put\u00e9e accomplie si le b\u00e9n\u00e9ficiaire ne rapporte pas cette preuve. \u00bb<\/p>\n

Le contr\u00f4le porte sur l\u2019ad\u00e9quation exacte aux param\u00e8tres contractuels (montant, dur\u00e9e, taux), ainsi que sur la diligence de pr\u00e9sentation. La motivation insiste: \u00ab Ainsi, les documents produits par le b\u00e9n\u00e9ficiaire doivent mettre en exergue une demande de financement exactement conforme aux pr\u00e9visions de la promesse, la premi\u00e8re diligence attendue du b\u00e9n\u00e9ficiaire \u00e9tant de solliciter un ou des pr\u00eats conformes aux conditions pr\u00e9vues dans le contrat, qu’il s’agisse du montant, de la dur\u00e9e ou du taux. \u00bb Les pi\u00e8ces produites, tardives et incompl\u00e8tement document\u00e9es, ne satisfaisaient pas ce standard.<\/p>\n

La cour ajoute que l\u2019\u00e9ventuelle substitution, m\u00eame admise en principe, n\u2019exon\u00e8re pas de la preuve du d\u00e9p\u00f4t, dans les d\u00e9lais, de demandes conformes aux caract\u00e9ristiques convenues. La solution s\u2019inscrit dans la ligne de la premi\u00e8re chambre civile (Civ. 1re, 13 f\u00e9vr. 2001, n\u00b0 98-17.881; Civ. 1re, 7 mai 2002, n\u00b0 99-17.520), qui rattache l\u2019issue de la condition \u00e0 la rigueur probatoire du b\u00e9n\u00e9ficiaire. La condition est d\u00e8s lors r\u00e9put\u00e9e accomplie en application de l\u2019article 1304-3, dont la cour rappelle l\u2019\u00e9nonc\u00e9: \u00ab Par ailleurs, en application des dispositions de l’article 1304-3 du m\u00eame code, la condition suspensive est r\u00e9put\u00e9e accomplie si celui qui y avait int\u00e9r\u00eat en a emp\u00each\u00e9 l’accomplissement. \u00bb<\/p>\n

II. La port\u00e9e de la solution et ses enseignements pratiques<\/p>\n

A. L\u2019articulation entre droit commun des conditions et clause de mise en demeure<\/p>\n

La cour clarifie le statut de la mise en demeure pr\u00e9vue par l\u2019avant-contrat. Elle juge que la stipulation d\u2019une proc\u00e9dure unilat\u00e9rale de constatation de la d\u00e9faillance, laiss\u00e9e \u00e0 la discr\u00e9tion du cr\u00e9ancier, ne prive pas ce dernier de la possibilit\u00e9 de se placer sur le terrain du droit commun lorsque le manquement du b\u00e9n\u00e9ficiaire est \u00e9tabli. La mise en demeure qualifi\u00e9e de \u00ab facult\u00e9 \u00bb n\u2019est pas un pr\u00e9alable n\u00e9cessaire \u00e0 la conservation de l\u2019indemnit\u00e9.<\/p>\n

Cette position renforce la coh\u00e9rence du r\u00e9gime: la sanction d\u00e9coule d\u2019abord de la d\u00e9faillance imputable et de l\u2019accomplissement r\u00e9put\u00e9 de la condition, non d\u2019un formalisme additionnel \u00e9rig\u00e9 en condition de validit\u00e9. Elle s\u00e9curise la pr\u00e9visibilit\u00e9 du sort de l\u2019indemnit\u00e9 d\u2019immobilisation lorsque la preuve des diligences conformes fait d\u00e9faut. Le risque en contrepartie tient \u00e0 une moindre modulation des effets lorsque les refus bancaires existent mais ne sont pas suffisamment document\u00e9s.<\/p>\n

La solution demeure pourtant mesur\u00e9e: elle n\u2019\u00e9carte pas les clauses proc\u00e9durales utiles, elle refuse seulement d\u2019en faire un verrou obligatoire lorsque la d\u00e9faillance ressort du dossier. Elle \u00e9vite aussi de d\u00e9naturer l\u2019\u00e9conomie du contrat en superposant un formalisme qui ne figurait pas comme condition imp\u00e9rative \u00e0 la conservation de l\u2019indemnit\u00e9.<\/p>\n

B. Substitution, documentation du financement et indemnit\u00e9 d\u2019immobilisation<\/p>\n

L\u2019arr\u00eat livre des enseignements op\u00e9rationnels. La facult\u00e9 de substitution ne suffit pas \u00e0 elle seule: elle appelle une tra\u00e7abilit\u00e9 probante des demandes de pr\u00eat, rigoureusement align\u00e9es sur les param\u00e8tres convenus, et d\u00e9pos\u00e9es dans les d\u00e9lais. \u00c0 d\u00e9faut, l\u2019argument tir\u00e9 de la substitution ne pallie ni l\u2019insuffisance des pi\u00e8ces, ni l\u2019approximation des caract\u00e9ristiques financi\u00e8res pr\u00e9sent\u00e9es.<\/p>\n

S\u2019agissant de l\u2019indemnit\u00e9, la cons\u00e9quence est directe. Quand la condition est r\u00e9put\u00e9e accomplie en raison des manquements du b\u00e9n\u00e9ficiaire, l\u2019indemnit\u00e9 d\u2019immobilisation demeure acquise au promettant. L\u2019intervention du s\u00e9questre s\u2019inscrit alors dans l\u2019ex\u00e9cution des stipulations contractuelles et de la d\u00e9cision de justice. La port\u00e9e pratique est nette: les b\u00e9n\u00e9ficiaires doivent constituer et conserver des dossiers bancaires complets, r\u00e9capitulant montant, dur\u00e9e et taux, et \u00e9tablir la chronologie de leurs d\u00e9marches.<\/p>\n

L\u2019arr\u00eat promeut un standard probatoire \u00e9lev\u00e9, adapt\u00e9 aux op\u00e9rations professionnelles et conforme \u00e0 l\u2019id\u00e9e de s\u00e9curit\u00e9 contractuelle. Il incite \u00e0 un calibrage pr\u00e9cis des clauses de condition suspensive, \u00e0 une organisation documentaire soigneuse, et \u00e0 un usage avis\u00e9 des facult\u00e9s pr\u00e9vues par l\u2019avant-contrat, sans escompter une protection consum\u00e9riste hors de son champ. En d\u00e9finitive, la rigueur exig\u00e9e quant aux diligences et au contenu des demandes de pr\u00eat gouverne le sort de la condition et de l\u2019indemnit\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour d’appel de Paris, 5 septembre 2025, P\u00f4le 4 \u2013 Chambre 1, statue sur les effets d\u2019une condition suspensive d\u2019obtention de pr\u00eat stipul\u00e9e dans une promes…<\/p>\n","protected":false},"author":232070755,"featured_media":4696,"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":"","_kj_official_id":"","_kj_official_url":"","_kj_judilibre_id":"","_kj_jur":"","_kj_lieu":"","_kj_chambre":"","_kj_rg":"","_kj_date":"","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684407","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Paris, le 5 septembre 2025, n\u00b023\/13105 - 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