{"id":684424,"date":"2026-04-25T19:37:13","date_gmt":"2026-04-25T17:37:13","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-le-10-juillet-2025-n23-00084\/"},"modified":"2026-04-25T19:37:13","modified_gmt":"2026-04-25T17:37:13","slug":"cour-dappel-le-10-juillet-2025-n23-00084","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-le-10-juillet-2025-n23-00084\/","title":{"rendered":"Cour d’appel, le 10 juillet 2025, n\u00b023\/00084"},"content":{"rendered":"
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Cour d’appel de Cayenne, 10 juillet 2025 (chambre civile). L\u2019arr\u00eat tranche un litige portant sur la perfection d\u2019une vente immobili\u00e8re issue d\u2019un partage familial informel, apr\u00e8s division d\u2019un fonds domanial. Le vendeur avait adress\u00e9 une proposition de vente, l\u2019acqu\u00e9reur y avait r\u00e9pondu par \u00e9crit, une substitution de parcelle \u00e9quivalente \u00e9tait intervenue, puis un notaire avait \u00e9t\u00e9 saisi et des sommes vers\u00e9es. Le premier juge a rejet\u00e9 la demande de dire la vente parfaite et a d\u00e9bout\u00e9 l\u2019acqu\u00e9reur de ses pr\u00e9tentions indemnitaires. En cause d\u2019appel, l\u2019acqu\u00e9reur a sollicit\u00e9 la constatation de la perfection de la vente, la d\u00e9signation du notaire et la r\u00e9it\u00e9ration sous astreinte, tandis que l\u2019intim\u00e9 a soulev\u00e9 l\u2019irrecevabilit\u00e9 de pr\u00e9tentions qu\u2019il estimait nouvelles. La question \u00e9tait double : d\u2019une part, la recevabilit\u00e9 en appel de demandes li\u00e9es \u00e0 l\u2019ex\u00e9cution de la vente all\u00e9gu\u00e9e ; d\u2019autre part, l\u2019existence d\u2019un accord ferme sur la chose et le prix, au sens des articles 1583 et 1589 du code civil, ind\u00e9pendamment de la r\u00e9it\u00e9ration authentique. La cour d\u2019appel a d\u00e9clar\u00e9 les pr\u00e9tentions recevables, dit la vente parfaite au 25 mai 2018, ordonn\u00e9 la r\u00e9it\u00e9ration sous astreinte, et rejet\u00e9 la demande de dommages-int\u00e9r\u00eats.<\/p>\n

I. La cons\u00e9cration de la perfection de la vente<\/p>\n

A. La clarification proc\u00e9durale sur la recevabilit\u00e9 en appel
\nL\u2019intim\u00e9 soutenait l\u2019irrecevabilit\u00e9 de demandes pr\u00e9tendument nouvelles, relatives \u00e0 la d\u00e9livrance d\u2019acte de consignation du prix et \u00e0 la d\u00e9signation du notaire pour instrumenter. La cour retient que ces pr\u00e9tentions avaient \u00e9t\u00e9 d\u00e9j\u00e0 soumises au premier juge et tendaient aux m\u00eames fins, au sens des articles 565 et 566 du code de proc\u00e9dure civile. La motivation s\u2019inscrit dans une application classique des textes, privil\u00e9giant l\u2019\u00e9conomie du litige et l\u2019exacte qualification de demandes d\u2019ex\u00e9cution comme accessoires ou n\u00e9cessaires. La solution, ferme et sobre, \u00e9vite un formalisme excessif en appel et recentre le d\u00e9bat sur le fond, \u00e0 savoir la formation consensuelle de la vente.<\/p>\n

B. L\u2019accord sur la chose et le prix comme crit\u00e8re d\u00e9cisif
\nLa cour reconstitue la chronologie: offre \u00e9crite, acceptation \u00e9crite, substitution de parcelle de m\u00eame superficie et saisine du notaire, suivie de versements. Elle isole l\u2019\u00e9change de consentements d\u00e9terminant, en rappelant l\u2019indiff\u00e9rence de la r\u00e9it\u00e9ration authentique \u00e0 la perfection de la vente entre les parties. Elle \u00e9nonce: “Au vu de l’ensemble de ces \u00e9l\u00e9ments, il ressort qu’il y a eu consentement r\u00e9ciproque clair et pr\u00e9cis des deux parties sur la chose et sur le prix concernant la vente de la parcelle cadastr\u00e9e AT N\u00b0[Cadastre 4] pour la somme de 5000\u20ac, le fait qu’un notaire ait \u00e9t\u00e9 d\u00e9sign\u00e9 pour mat\u00e9rialiser l’acte \u00e9tant indiff\u00e9rent \u00e0 l’existence du consentement des parties intervenu ant\u00e9rieurement et directement entre ces derni\u00e8res le 25 mai 2018 par \u00e9change de courriers sign\u00e9s.” La cons\u00e9quence est explicit\u00e9e sans d\u00e9tour: “La vente entre les parties \u00e9tait donc parfaite \u00e0 cette date.” Le raisonnement combine utilement l\u2019article 1583, qui consacre la perfection par le seul accord, et l\u2019article 1589, qui assimile la promesse synallagmatique \u00e0 la vente lorsque l\u2019accord est complet. Les \u00e9v\u00e9nements post\u00e9rieurs, y compris les difficult\u00e9s familiales et les incidences fiscales, n\u2019affectent ni l\u2019existence, ni la validit\u00e9 du consentement d\u00e9j\u00e0 form\u00e9. La d\u00e9signation du notaire et l\u2019astreinte de signature assurent la mise en conformit\u00e9 du titre et sa publicit\u00e9 fonci\u00e8re, sans \u00e9riger la forme authentique en condition de validit\u00e9.<\/p>\n

II. Valeur et port\u00e9e de la solution<\/p>\n

A. Une application fid\u00e8le du droit positif des ventes
\nLa solution confirme, avec rigueur, la nature consensuelle de la vente d\u2019immeuble entre parties, la forme authentique \u00e9tant requise pour l\u2019opposabilit\u00e9 et la publicit\u00e9, non pour la formation. L\u2019\u00e9change de lettres caract\u00e9risant l\u2019accord sur l\u2019assiette du bien et sur le prix suffit, d\u2019autant qu\u2019une substitution de parcelle de superficie identique a \u00e9t\u00e9 express\u00e9ment accept\u00e9e. La cour prend soin d\u2019\u00e9carter l\u2019argument tir\u00e9 des contraintes fiscales, qui rel\u00e8vent d\u2019une consid\u00e9ration \u00e9trang\u00e8re \u00e0 la formation du contrat, et de dissocier les faits post\u00e9rieurs de toute atteinte au consentement. Le recours \u00e0 l\u2019astreinte, limit\u00e9 dans son quantum et sa dur\u00e9e, concilie ex\u00e9cution en nature et proportionnalit\u00e9, dans la ligne des pratiques de s\u00e9curisation de la r\u00e9it\u00e9ration.<\/p>\n

B. Des enseignements pratiques sur la preuve du pr\u00e9judice et l\u2019office du juge
\nLa cour refuse l\u2019indemnisation faute de preuve d\u2019un dommage certain et imputable, malgr\u00e9 un emprunt et un projet de construction invoqu\u00e9s. Elle motive en ces termes: “Toutefois, si elle d\u00e9montre qu’elle a souscrit un emprunt et soutient que ce dernier lui a permis de financer une maison en kit, il convient de constater qu’il n’est nullement justifi\u00e9 de ce que sont en r\u00e9alit\u00e9 devenus les \u00e9l\u00e9ments command\u00e9s, et par voie de cons\u00e9quence, aucun r\u00e9el pr\u00e9judice financier n’est d\u00e9montr\u00e9.” L\u2019exigence probatoire demeure classique et prudente, surtout lorsque l\u2019ex\u00e9cution en nature est accord\u00e9e, rendant superf\u00e9tatoires des r\u00e9parations non \u00e9tablies. La m\u00eame rigueur gouverne le rejet du pr\u00e9judice moral, \u00e9valu\u00e9 \u00e0 l\u2019aune d\u2019un contexte familial qui, \u00e0 lui seul, ne caract\u00e9rise pas un dommage en lien direct avec l\u2019inex\u00e9cution contractuelle. La port\u00e9e pratique est nette: s\u00e9curiser au plus t\u00f4t la tra\u00e7abilit\u00e9 des consentements par \u00e9crit, pr\u00e9ciser l\u2019objet et le prix, saisir le notaire sans tarder pour l\u2019instrumentation et la publicit\u00e9, et, en cas de r\u00e9sistance, privil\u00e9gier l\u2019ex\u00e9cution sous astreinte plut\u00f4t que des demandes indemnitaires mal \u00e9tay\u00e9es.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Cour d’appel de Cayenne, 10 juillet 2025 (chambre civile). L\u2019arr\u00eat tranche un litige portant sur la perfection d\u2019une vente immobili\u00e8re issue d\u2019un partage fam…<\/p>\n","protected":false},"author":232070755,"featured_media":4855,"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":"6871ece7542d85a267f3c64a","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/6871ece7542d85a267f3c64a","_kj_judilibre_id":"6871ece7542d85a267f3c64a","_kj_jur":"Cour d'appel","_kj_lieu":"Cayenne","_kj_chambre":"Chambre Civile","_kj_rg":"23\/00084","_kj_date":"2025-07-10","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684424","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel, le 10 juillet 2025, n\u00b023\/00084 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Cour d'appel de Cayenne, 10 juillet 2025 (chambre civile). 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