{"id":684791,"date":"2026-04-25T20:00:04","date_gmt":"2026-04-25T18:00:04","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-5-septembre-2025-n24-01379\/"},"modified":"2026-04-25T20:00:04","modified_gmt":"2026-04-25T18:00:04","slug":"cour-dappel-de-paris-le-5-septembre-2025-n24-01379","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-paris-le-5-septembre-2025-n24-01379\/","title":{"rendered":"Cour d’appel de Paris, le 5 septembre 2025, n\u00b024\/01379"},"content":{"rendered":"
\n

Rendue par la Cour d\u2019appel de Paris le 5 septembre 2025, sur appel d\u2019un jugement du Tribunal judiciaire de Cr\u00e9teil du 12 d\u00e9cembre 2023, la d\u00e9cision tranche un contentieux de vente d\u2019un immeuble appartenant \u00e0 une personne majeure prot\u00e9g\u00e9e. Une autorisation de vendre avait \u00e9t\u00e9 accord\u00e9e par le juge des tutelles en 2018. Une promesse de vente a \u00e9t\u00e9 r\u00e9gularis\u00e9e en 2020, puis la venderesse est d\u00e9c\u00e9d\u00e9e, ses h\u00e9ritiers refusant d\u2019aller \u00e0 l\u2019acte d\u00e9finitif. Ils invoquaient la caducit\u00e9 de l\u2019autorisation, l\u2019irr\u00e9gularit\u00e9 de la repr\u00e9sentation, la vilet\u00e9 du prix, l\u2019inopposabilit\u00e9 de clauses, et la caducit\u00e9 de la promesse pour d\u00e9faut de r\u00e9alisation des conditions.<\/p>\n

Le premier juge a rejet\u00e9 la nullit\u00e9, d\u00e9clar\u00e9 la vente parfaite, et ordonn\u00e9 la signature sous astreinte. Les h\u00e9ritiers ont repris ces pr\u00e9tentions devant la juridiction d\u2019appel, sollicitant subsidiairement des dommages-int\u00e9r\u00eats contre l\u2019organisme tut\u00e9laire et le notaire. Les acqu\u00e9reurs demandaient confirmation, la r\u00e9paration de loyers vers\u00e9s et d\u2019un pr\u00e9judice financier. La cour confirme le jugement, retenant la r\u00e9gularit\u00e9 de la repr\u00e9sentation au regard de l\u2019autorisation ant\u00e9rieure, l\u2019absence de vilet\u00e9 du prix, l\u2019absence de caducit\u00e9 faute de mise en \u0153uvre des formalit\u00e9s contractuelles, et l\u2019absence de faute du notaire. Les demandes indemnitaires des acqu\u00e9reurs sont \u00e9cart\u00e9es pour d\u00e9faut de preuve et en raison d\u2019un financement tardif.<\/p>\n

La question juridique portait d\u2019abord sur la port\u00e9e, dans le temps et dans son contenu, de l\u2019autorisation judiciaire donn\u00e9e sous tutelle pour un acte de disposition, et sur la validit\u00e9 de la promesse conclue sur cette base. Elle portait ensuite sur les griefs de vilet\u00e9 du prix, de caducit\u00e9 de l\u2019avant-contrat, et sur les responsabilit\u00e9s all\u00e9gu\u00e9es du notaire, ainsi que sur l\u2019indemnisation r\u00e9clam\u00e9e par les acqu\u00e9reurs. La cour r\u00e9pond en s\u2019appuyant sur l\u2019article 505 du code civil et sur les standards de la vilet\u00e9 du prix, tout en contr\u00f4lant la rigueur d\u2019ex\u00e9cution des conditions contractuelles.<\/p>\n

I \u2013 La validit\u00e9 de la promesse au regard de la protection des majeurs et du prix<\/p>\n

A \u2013 L\u2019autorisation tut\u00e9laire comme fondement suffisant de la repr\u00e9sentation<\/p>\n

La cour rappelle d\u2019abord la r\u00e8gle directrice de l\u2019article 505 du code civil, en retenant que \u00ab Consid\u00e9rant qu\u2019il r\u00e9sulte de l\u2019article 505, alin\u00e9a 1er et 2, du code civil que le tuteur ne peut, sans y \u00eatre autoris\u00e9 par le conseil de famille, ou \u00e0 d\u00e9faut, le juge, faire des actes de disposition au nom de la personne prot\u00e9g\u00e9e ; que l\u2019autorisation d\u00e9termine les stipulations et, le cas \u00e9ch\u00e9ant, le prix pour lequel l\u2019acte est pass\u00e9 ; \u00bb. L\u2019extrait fixe la m\u00e9thode de contr\u00f4le: existence d\u2019une autorisation, d\u00e9termination des stipulations essentielles, et encadrement du prix par le juge.<\/p>\n

La d\u00e9cision rel\u00e8ve ensuite que la promesse mentionnait le placement sous tutelle, annexait la d\u00e9cision ad hoc, et que la repr\u00e9sentation avait \u00e9t\u00e9 assur\u00e9e par un d\u00e9l\u00e9gataire de l\u2019organisme tut\u00e9laire. La juridiction en d\u00e9duit la r\u00e9gularit\u00e9 de la repr\u00e9sentation, et la force obligatoire de l\u2019engagement, les h\u00e9ritiers demeurant li\u00e9s par le consentement exprim\u00e9 ant\u00e9rieurement par l\u2019auteur. La solution est logique d\u00e8s lors que l\u2019autorisation \u00ab d\u00e9termine les stipulations \u00bb et qu\u2019aucune r\u00e9vision judiciaire n\u2019\u00e9tait exig\u00e9e en l\u2019absence d\u2019\u00e9l\u00e9ment de rupture rendant l\u2019autorisation inapte \u00e0 prot\u00e9ger l\u2019int\u00e9r\u00eat de la personne.<\/p>\n

Cette approche privil\u00e9gie la s\u00e9curit\u00e9 juridique et la continuit\u00e9 de l\u2019acte autoris\u00e9. Elle s\u2019accorde avec la finalit\u00e9 de l\u2019article 505, qui n\u2019impose pas, par principe, une r\u00e9actualisation automatique de l\u2019autorisation d\u00e8s lors que le juge a encadr\u00e9 l\u2019op\u00e9ration et fix\u00e9 les param\u00e8tres essentiels. La charge de d\u00e9montrer l\u2019inad\u00e9quation de l\u2019autorisation pesait sur ceux qui invoquaient la nullit\u00e9, \u00e0 d\u00e9faut d\u2019\u00e9l\u00e9ment probant renversant la pr\u00e9somption de conformit\u00e9 \u00e0 l\u2019int\u00e9r\u00eat de la personne prot\u00e9g\u00e9e.<\/p>\n

B \u2013 L\u2019\u00e9cartement des griefs tir\u00e9s de la vilet\u00e9 du prix et de la caducit\u00e9<\/p>\n

La cour \u00e9carte la vilet\u00e9 du prix en se r\u00e9f\u00e9rant \u00e0 la d\u00e9finition stricte du prix d\u00e9risoire. Elle juge que \u00ab le prix d\u2019un montant de 145 000 euros ne peut \u00eatre qualifi\u00e9 de vil prix au sens de l\u2019article 1658 du code civil, la vilet\u00e9 du prix correspondant \u00e0 un prix d\u00e9risoire \u00bb. La motivation insiste sur la faiblesse probatoire de l\u2019\u00e9valuation adverse, r\u00e9alis\u00e9e sans visite, et ne retenant ni l\u2019occupation des lieux ni l\u2019ampleur des travaux \u00e0 entreprendre. Cette m\u00e9thode rappelle que la vilet\u00e9 se distingue d\u2019un simple d\u00e9saccord d\u2019expertise, et suppose un prix manifestement d\u00e9risoire.<\/p>\n

Le grief de caducit\u00e9 est pareillement rejet\u00e9, non sur un terrain abstrait, mais pour d\u00e9faut d\u2019activation des m\u00e9canismes contractuels. La cour retient que \u00ab qu\u2019enfin ceux-ci ne sont pas fond\u00e9s \u00e0 se pr\u00e9valoir de la caducit\u00e9 de la promesse faute d\u2019avoir mis en \u0153uvre les formalit\u00e9s pr\u00e9vues par l\u2019acte \u00e0 cette fin \u00bb. L\u2019articulation entre condition suspensive de financement, d\u00e9p\u00f4t de garantie et formalit\u00e9s de d\u00e9nonciation commande la caducit\u00e9. En l\u2019absence de mise en demeure ou de notification requise, l\u2019argument tombe. La grille de lecture demeure classique: la caducit\u00e9 sanctionne l\u2019inex\u00e9cution de la condition selon les formes convenues, non de simples all\u00e9gations.<\/p>\n

II \u2013 Appr\u00e9ciation critique et port\u00e9e de la d\u00e9cision<\/p>\n

A \u2013 Une solution conforme \u00e0 la logique protectrice et \u00e0 l\u2019\u00e9conomie contractuelle<\/p>\n

Le rattachement du contr\u00f4le \u00e0 l\u2019article 505 conforte l\u2019id\u00e9e que la validit\u00e9 d\u2019une promesse sign\u00e9e par un repr\u00e9sentant sous tutelle d\u00e9pend de l\u2019existence d\u2019une autorisation d\u00e9termin\u00e9e et utile, non d\u2019un automatisme calendaire. La solution \u00e9vite d\u2019instrumentaliser le temps \u00e9coul\u00e9 entre autorisation et promesse, d\u00e8s lors que le juge a fix\u00e9 les bornes de l\u2019op\u00e9ration et contr\u00f4l\u00e9 l\u2019int\u00e9r\u00eat de la personne. Elle rappelle aussi que l\u2019engagement ainsi form\u00e9 survit au d\u00e9c\u00e8s du repr\u00e9sent\u00e9, les h\u00e9ritiers n\u2019acqu\u00e9rant pas un droit de remise en cause discr\u00e9tionnaire d\u2019un consentement r\u00e9guli\u00e8rement exprim\u00e9.<\/p>\n

S\u2019agissant du prix, la cour retient une conception sobre de la vilet\u00e9, recentr\u00e9e sur le caract\u00e8re d\u00e9risoire, compatible avec le standard de l\u2019article 1169 relatif \u00e0 la contrepartie illusoire. L\u2019\u00e9valuation isol\u00e9e produite, r\u00e9alis\u00e9e sur pi\u00e8ces, c\u00e8de devant une appr\u00e9ciation contextualis\u00e9e, tenant compte de l\u2019occupation et de l\u2019\u00e9tat du bien. La d\u00e9marche pr\u00e9serve la stabilit\u00e9 des promesses autoris\u00e9es, en limitant les remises en cause post\u00e9rieures \u00e0 l\u2019administration d\u2019une preuve forte et objectiv\u00e9e.<\/p>\n

L\u2019office du juge du contrat se voit, en outre, r\u00e9affirm\u00e9 en mati\u00e8re de conditions suspensives. La sanction de caducit\u00e9 ne joue qu\u2019\u00e0 l\u2019issue des formalit\u00e9s pr\u00e9vues par l\u2019acte, lesquelles constituent des garde-fous pour la bonne foi contractuelle. L\u2019intim\u00e9 ne peut se pr\u00e9valoir d\u2019un manquement qu\u2019au prix du respect des m\u00e9canismes de preuve et de notification accept\u00e9s lors de la formation de la promesse.<\/p>\n

B \u2013 S\u00e9curit\u00e9 des transactions, r\u00f4le du notaire et ma\u00eetrise des demandes indemnitaires<\/p>\n

La d\u00e9cision \u00e9carte la responsabilit\u00e9 notariale au regard de la clause d\u2019impr\u00e9vision. Elle \u00e9nonce que \u00ab aucune responsabilit\u00e9 de ce dernier ne pouvant en outre d\u00e9couler de la stipulation dans la promesse de la clause \u00e9cartant l\u2019application de l\u2019article 1195 du code civil relatif \u00e0 l\u2019impr\u00e9vision \u00bb. La motivation repose sur l\u2019absence de faute d\u00e9montr\u00e9e et sur l\u2019inefficacit\u00e9 all\u00e9gu\u00e9e, non prouv\u00e9e, des m\u00e9canismes d\u2019impr\u00e9vision au b\u00e9n\u00e9fice des contestataires. Le notaire n\u2019a pas \u00e0 pr\u00e9sumer illicite une clause dont la validit\u00e9, en mati\u00e8re de vente, n\u2019est pas prohib\u00e9e par principe.<\/p>\n

Cette approche renforce la pr\u00e9visibilit\u00e9 des contrats r\u00e9dig\u00e9s dans un cadre de protection, sans \u00e9largir ind\u00fbment le p\u00e9rim\u00e8tre de la faute notariale. La responsabilit\u00e9 suppose un manquement caract\u00e9ris\u00e9 \u00e0 un devoir de conseil portant sur un risque r\u00e9el, identifi\u00e9 et pertinent au jour de l\u2019acte. \u00c0 d\u00e9faut, la clause op\u00e9ratoire demeure dans l\u2019orbite de la libert\u00e9 contractuelle, dont l\u2019examen se loge d\u2019abord dans l\u2019\u00e9quilibre global recherch\u00e9 par les parties.<\/p>\n

La cour resserre enfin l\u2019office du juge sur les demandes indemnitaires des acqu\u00e9reurs. Elle retient, sur la preuve du pr\u00e9judice financier all\u00e9gu\u00e9, que \u00ab qu\u2019en l\u2019absence de ces justificatifs, il convient de les d\u00e9bouter de cette demande \u00bb. Elle refuse aussi la r\u00e9paration de loyers vers\u00e9s alors que le financement a \u00e9t\u00e9 obtenu tardivement, ce qui rompt le lien de causalit\u00e9 direct avec le refus de signer reproch\u00e9. La d\u00e9cision invite ainsi les acqu\u00e9reurs \u00e0 une diligence accrue dans la conduite du financement, condition structurante de leur pr\u00e9judice.<\/p>\n

Dans l\u2019ensemble, l\u2019arr\u00eat consolide la s\u00e9curit\u00e9 des transactions impliquant des majeurs prot\u00e9g\u00e9s, en subordonnant toute remise en cause \u00e0 des d\u00e9monstrations probatoires exigeantes. Il offre un cadre lisible au croisement du droit de la protection et du droit des contrats, o\u00f9 l\u2019autorisation judiciaire conserve sa pleine efficacit\u00e9, le prix d\u00e9risoire demeure une exception \u00e9troite, et la caducit\u00e9 r\u00e9sulte d\u2019une discipline contractuelle effectivement mise en \u0153uvre.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Rendue par la Cour d\u2019appel de Paris le 5 septembre 2025, sur appel d\u2019un jugement du Tribunal judiciaire de Cr\u00e9teil du 12 d\u00e9cembre 2023, la d\u00e9cision tranche u…<\/p>\n","protected":false},"author":232070755,"featured_media":4871,"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":"68bbc01b235820343facc027","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68bbc01b235820343facc027","_kj_judilibre_id":"68bbc01b235820343facc027","_kj_jur":"Cour d'appel","_kj_lieu":"Paris","_kj_chambre":"P\u00f4le 4 - Chambre 1","_kj_rg":"24\/01379","_kj_date":"2025-09-05","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684791","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\u00b024\/01379 - 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