{"id":651704,"date":"2026-04-22T21:36:44","date_gmt":"2026-04-22T19:36:44","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-nantes-le-1-avril-2025-n22-04196\/"},"modified":"2026-04-22T21:36:44","modified_gmt":"2026-04-22T19:36:44","slug":"tribunal-judiciaire-de-nantes-le-1-avril-2025-n22-04196","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/pt-pt\/tribunal-judiciaire-de-nantes-le-1-avril-2025-n22-04196\/","title":{"rendered":"Tribunal judiciaire de Nantes, le 1 avril 2025, n\u00b022\/04196"},"content":{"rendered":"
\n

Le Tribunal judiciaire, statuant par jugement du 1er avril 2025, examine un litige n\u00e9 d’une promesse unilat\u00e9rale de vente immobili\u00e8re. Les b\u00e9n\u00e9ficiaires refusent de lever l’option, invoquant une r\u00e9ticence dolosive des promettantes sur l’\u00e9tat d’une terrasse. La juridiction annule la promesse pour dol et ordonne la restitution de l’indemnit\u00e9 d’immobilisation, rejetant les demandes indemnitaires des deux parties.<\/p>\n

La caract\u00e9risation d’une r\u00e9ticence dolosive invalidant le consentement<\/p>\n

L’existence d’un devoir pr\u00e9contractuel d’information m\u00e9connu. Le tribunal rappelle le fondement l\u00e9gal de l’obligation d’information pesant sur le vendeur. “celle des parties qui conna\u00eet une information dont l’importance est d\u00e9terminante pour le consentement de l’autre doit l’en informer” (article 1112-1 du code civil). Il constate que les promettantes mettaient en avant la terrasse comme un atout majeur du bien. Elles connaissaient pourtant des projets de restrictions d’usage et des infiltrations r\u00e9p\u00e9t\u00e9es affectant l’\u00e9tage inf\u00e9rieur. La dissimulation de ces \u00e9l\u00e9ments, objectivement connus avant la signature, constitue une violation caract\u00e9ris\u00e9e de ce devoir. La valeur de cette analyse r\u00e9side dans l’appr\u00e9ciation in concreto de l’information d\u00e9terminante. Le juge consid\u00e8re les projets de la copropri\u00e9t\u00e9 et les sinistres ant\u00e9rieurs, m\u00eame non formalis\u00e9s, comme essentiels pour l’acqu\u00e9reur. Cette approche \u00e9tend la port\u00e9e du devoir d’information au-del\u00e0 des seuls vices cach\u00e9s juridiquement constitu\u00e9s.<\/p>\n

La preuve d’un dol par r\u00e9ticence an\u00e9antissant la promesse. Le tribunal applique la d\u00e9finition l\u00e9gale du dol, qui peut r\u00e9sulter d’une dissimulation intentionnelle. “Constitue \u00e9galement un dol la dissimulation intentionnelle par l’un des contractants d’une information dont il sait le caract\u00e8re d\u00e9terminant pour l’autre partie” (article 1137 du code civil). Il rel\u00e8ve que les venderesses \u00e9taient parfaitement inform\u00e9es des d\u00e9sordres, ayant particip\u00e9 \u00e0 l’expertise. Leur silence, alors qu’elles ignoraient si les infiltrations avaient d\u00e9finitivement cess\u00e9, d\u00e9montre l’intention de tromper. Le caract\u00e8re d\u00e9terminant est \u00e9tabli par le projet d’am\u00e9nagement des acqu\u00e9reurs. La solution renforce la jurisprudence sur la charge de la preuve du dol. Le demandeur doit \u00e9tablir la r\u00e9alit\u00e9 des agissements et leur caract\u00e8re intentionnel, ce qui est ici pleinement satisfait par la production de documents techniques et de correspondance.<\/p>\n

Les cons\u00e9quences de la nullit\u00e9 et le rejet des demandes indemnitaires<\/p>\n

Les effets restitutoires de l’annulation pour dol. Pronon\u00e7ant la nullit\u00e9 de la promesse, le tribunal en tire les cons\u00e9quences l\u00e9gales. Il ordonne la restitution de l’indemnit\u00e9 d’immobilisation de 75 000 euros, avec int\u00e9r\u00eats au taux l\u00e9gal. Ce point applique le principe g\u00e9n\u00e9ral selon lequel la nullit\u00e9 remet les parties dans l’\u00e9tat ant\u00e9rieur. La port\u00e9e de la d\u00e9cision est conforme \u00e0 la jurisprudence sur le sort de l’indemnit\u00e9 en cas de dol imputable au promettant. “Le principe est que l’indemnit\u00e9 d’immobilisation reste acquise au promettant si le b\u00e9n\u00e9ficiaire ne l\u00e8ve pas l’option, mais que celle-ci doit cependant \u00eatre restitu\u00e9e au b\u00e9n\u00e9ficiaire si celui-ci justifie d’un juste motif” (Cour d’appel de Versailles, le 6 novembre 2025, n\u00b022\/05502). Le dol constitue ici un juste motif justifiant pleinement la restitution, excluant toute indemnisation des promettantes pour l’immobilisation du bien.<\/p>\n

Le rejet des demandes r\u00e9ciproques en dommages-int\u00e9r\u00eats. Concernant la demande des promettantes, le tribunal estime que leur faute dolosive les prive de toute indemnisation. Il \u00e9carte \u00e9galement la demande reconventionnelle des b\u00e9n\u00e9ficiaires pour pr\u00e9judice moral. Si la proc\u00e9dure est g\u00e9n\u00e9ratrice de tensions, le pr\u00e9judice subi est r\u00e9par\u00e9 par les int\u00e9r\u00eats moratoires. La solution rappelle le r\u00e9gime de l’option ouverte \u00e0 la victime d’un dol. Celle-ci peut choisir entre la nullit\u00e9 ou le maintien du contrat avec des dommages-int\u00e9r\u00eats. En choisissant la nullit\u00e9, les b\u00e9n\u00e9ficiaires voient leur pr\u00e9judice r\u00e9par\u00e9 par la restitution. La d\u00e9cision op\u00e8re une distinction nette entre le pr\u00e9judice r\u00e9sultant directement du dol et les simples d\u00e9sagr\u00e9ments proc\u00e9duraux. Elle refuse ainsi toute indemnisation compl\u00e9mentaire pour anxi\u00e9t\u00e9 ou tracas li\u00e9s \u00e0 l’instance.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Le Tribunal judiciaire, statuant par jugement du 1er avril 2025, examine un litige n\u00e9 d’une promesse unilat\u00e9rale de vente immobili\u00e8re. Les b\u00e9n\u00e9ficiaires refu…<\/p>\n","protected":false},"author":232070755,"featured_media":4712,"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":"68ded2f66af9fd1f8095c21a","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68ded2f66af9fd1f8095c21a","_kj_judilibre_id":"68ded2f66af9fd1f8095c21a","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Nantes","_kj_chambre":"1\u00e8re chambre","_kj_rg":"22\/04196","_kj_date":"2025-10-02","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-651704","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nTribunal judiciaire de Nantes, le 1 avril 2025, n\u00b022\/04196 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"Le Tribunal judiciaire, statuant par jugement du 1er avril 2025, examine un litige n\u00e9 d'une promesse unilat\u00e9rale de vente immobili\u00e8re. 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