{"id":746136,"date":"2026-04-29T06:29:29","date_gmt":"2026-04-29T04:29:29","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-douai-le-22-janvier-2026-n19-03854\/"},"modified":"2026-04-29T06:29:29","modified_gmt":"2026-04-29T04:29:29","slug":"cour-dappel-de-douai-le-22-janvier-2026-n19-03854","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/pt-pt\/cour-dappel-de-douai-le-22-janvier-2026-n19-03854\/","title":{"rendered":"Cour d&#8217;appel de Douai, le 22 janvier 2026, n\u00b019\/03854"},"content":{"rendered":"<div class='article-content'>\n<style scoped>.toc-article{background:#f8f9fa;border:1px solid #e2e6ea;border-left:4px solid #2c5f8a;border-radius:6px;padding:20px 24px;margin:0 0 32px;font-size:15px;line-height:1.6}.toc-article p{margin:0 0 10px;font-size:16px;font-weight:600;color:#1a1a1a}.toc-article ul{list-style:none;margin:0;padding:0}.toc-article li.toc-h2{padding:4px 0}.toc-article li.toc-h3{padding:2px 0 2px 20px;font-size:14px}.toc-article a{color:#2c5f8a;text-decoration:none;border-bottom:1px dotted #a0b4c8}.toc-article a:hover{color:#1a3d5c;border-bottom-color:#1a3d5c}<\/style>\n<nav class=\"toc-article\" role=\"navigation\" aria-label=\"Sommaire\">\n<p>Sommaire<\/p>\n<ul>\n<li class=\"toc-h2\"><a href=\"#fondements-juridiques\">Fondements juridiques<\/a><\/li>\n<\/ul>\n<\/nav>\n<p>La cour d&#8217;appel de Douai, dans un arr\u00eat du 22 janvier 2026, a statu\u00e9 sur la responsabilit\u00e9 des intervenants dans un montage d&#8217;investissement immobilier d\u00e9faillant. Des investisseurs, ayant acquis des parts d&#8217;une soci\u00e9t\u00e9 civile immobili\u00e8re via un conseiller en gestion de patrimoine, ont subi des pertes apr\u00e8s la vacance locative et la revente \u00e0 perte de l&#8217;immeuble. La question centrale \u00e9tait de d\u00e9terminer si le conseiller, le banquier et les notaires avaient commis des fautes engageant leur responsabilit\u00e9. La cour a partiellement infirm\u00e9 le jugement de premi\u00e8re instance, retenant la responsabilit\u00e9 du conseiller et de son g\u00e9rant, tout en \u00e9cartant celle de la banque et des notaires.<\/p>\n<p>I. La responsabilit\u00e9 du conseiller en gestion de patrimoine et de son dirigeant pour d\u00e9faut d&#8217;information et fautes de gestion<\/p>\n<p>La cour a jug\u00e9 que le conseiller en gestion de patrimoine avait manqu\u00e9 \u00e0 son obligation d&#8217;information et de conseil en pr\u00e9sentant un projet sous un jour excessivement optimiste. Elle a \u00e9galement retenu la responsabilit\u00e9 personnelle du g\u00e9rant pour des fautes de gestion ayant aggrav\u00e9 la situation financi\u00e8re de la soci\u00e9t\u00e9 civile immobili\u00e8re.<\/p>\n<p>A. Le manquement du conseiller \u00e0 son obligation pr\u00e9contractuelle d&#8217;information<\/p>\n<p>La cour a estim\u00e9 que le conseiller n&#8217;avait pas fourni aux investisseurs une information loyale, claire et compl\u00e8te sur les risques de l&#8217;op\u00e9ration. Elle a notamment relev\u00e9 que la notice d&#8217;information pr\u00e9sentait une <em>&#8220;s\u00e9rie d&#8217;inexactitudes&#8221;<\/em> concernant la viabilit\u00e9 du projet, en minimisant les risques de vacance locative et en sur\u00e9valuant les rendements. Ainsi, <em>&#8220;le cumul de fautes commises par le CGP dans sa notice d&#8217;information&#8221;<\/em> a priv\u00e9 les investisseurs d&#8217;une chance de ne pas contracter (Motifs). Cette faute a directement caus\u00e9 un pr\u00e9judice de perte de chance, \u00e9valu\u00e9 \u00e0 90 % des apports.<\/p>\n<p>B. Les fautes de gestion du g\u00e9rant de la soci\u00e9t\u00e9 civile immobili\u00e8re<\/p>\n<p>La cour a \u00e9galement retenu la responsabilit\u00e9 personnelle du g\u00e9rant pour ses fautes de gestion en tant que repr\u00e9sentant permanent de la soci\u00e9t\u00e9 g\u00e9rante. Elle a soulign\u00e9 <em>&#8220;une s\u00e9rie de fautes imputables aux g\u00e9rants&#8221;<\/em>, telles que des convocations tardives d&#8217;assembl\u00e9es g\u00e9n\u00e9rales et une absence de diligences pour relouer les locaux vacants ou ren\u00e9gocier le pr\u00eat (Motifs). Ces n\u00e9gligences ont contribu\u00e9 \u00e0 la d\u00e9gradation de l&#8217;immeuble et \u00e0 la vente forc\u00e9e \u00e0 un prix inf\u00e9rieur au march\u00e9, causant un pr\u00e9judice direct \u00e0 la soci\u00e9t\u00e9.<\/p>\n<p>II. L&#8217;absence de responsabilit\u00e9 de la banque et des notaires<\/p>\n<p>La cour a \u00e9cart\u00e9 la responsabilit\u00e9 de la banque pr\u00eateuse et des notaires instrumentaires, estimant qu&#8217;ils n&#8217;avaient pas commis de faute en lien de causalit\u00e9 avec les pr\u00e9judices invoqu\u00e9s.<\/p>\n<p>A. L&#8217;absence de devoir de mise en garde de la banque envers un emprunteur averti<\/p>\n<p>La cour a consid\u00e9r\u00e9 que la soci\u00e9t\u00e9 civile immobili\u00e8re emprunteuse, repr\u00e9sent\u00e9e par le g\u00e9rant du conseiller, \u00e9tait un <em>&#8220;emprunteur averti&#8221;<\/em> en raison de l&#8217;exp\u00e9rience de ce dernier dans des montages similaires. D\u00e8s lors, la banque n&#8217;\u00e9tait pas tenue \u00e0 un devoir de mise en garde. La cour a ajout\u00e9 que le pr\u00eat n&#8217;\u00e9tait pas excessif au regard de la valeur du bien et des revenus locatifs pr\u00e9visionnels, et que la banque avait valablement appr\u00e9ci\u00e9 le risque. Par cons\u00e9quent, la banque n&#8217;a engag\u00e9 sa responsabilit\u00e9 ni envers l&#8217;emprunteur ni envers les cautions.<\/p>\n<p>B. L&#8217;absence de manquement des notaires \u00e0 leur obligation de conseil<\/p>\n<p>La cour a jug\u00e9 que les notaires, qui s&#8217;\u00e9taient limit\u00e9s \u00e0 dresser des actes de procuration ou de vente, n&#8217;avaient pas \u00e0 conseiller les investisseurs sur l&#8217;opportunit\u00e9 \u00e9conomique d&#8217;un montage qu&#8217;ils n&#8217;avaient pas con\u00e7u. Elle a pr\u00e9cis\u00e9 que <em>&#8220;le notaire n&#8217;est pas soumis \u00e0 une obligation de conseil et de mise en garde concernant [&#8230;] l&#8217;opportunit\u00e9 \u00e9conomique d&#8217;une op\u00e9ration&#8221;<\/em> (Motifs). M\u00eame si certains notaires n&#8217;ont pas prouv\u00e9 avoir inform\u00e9 leurs clients sur les risques de la procuration, cette omission est sans lien causal avec le pr\u00e9judice, car elle ne portait pas sur l&#8217;investissement lui-m\u00eame. La cour a donc confirm\u00e9 leur mise hors de cause.<\/p>\n<\/div>\n<style scoped>.fondements-juridiques{margin:40px 0 0;padding:0}.fondements-juridiques>h2{font-size:22px;color:#1a1a1a;border-bottom:2px solid #2c5f8a;padding-bottom:10px;margin-bottom:20px}.fj-article{background:#fdfdfd;border:1px solid #e8e8e8;border-radius:6px;padding:20px;margin-bottom:16px}.fj-article h3{font-size:17px;color:#2c5f8a;margin:0 0 12px;font-weight:600}.fj-texte{font-size:15px;line-height:1.7;color:#333}.fj-texte p{margin:8px 0}.fj-badge{font-size:11px;padding:2px 8px;border-radius:3px;margin-left:8px;font-weight:500;vertical-align:middle}.fj-en-vigueur{background:#e8f5e9;color:#2e7d32}.fj-abroge{background:#ffebee;color:#c62828}.fj-modifie{background:#fff3e0;color:#e65100}<\/style>\n<section class=\"fondements-juridiques\">\n<h2 id=\"fondements-juridiques\">Fondements juridiques<\/h2>\n<div class=\"fj-article\">\n<h3><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000006902867\" rel=\"nofollow\" target=\"_blank\">Article L. 3244-1 du Code du travail<\/a> <span class=\"fj-badge fj-en-vigueur\">En vigueur<\/span><\/h3>\n<div class=\"fj-texte\">\n<p>   Dans tous les \u00e9tablissements commerciaux o\u00f9 existe la pratique du pourboire, toutes les perceptions faites &#8221; pour le service &#8221; par l&#8217;employeur sous forme de pourcentage obligatoirement ajout\u00e9 aux notes des clients ou autrement, ainsi que toutes sommes remises volontairement par les clients pour le service entre les mains de l&#8217;employeur, ou centralis\u00e9es par lui, sont int\u00e9gralement vers\u00e9es au personnel en contact avec la client\u00e8le et \u00e0 qui celle-ci avait coutume de les remettre directement.<\/p>\n<\/p>\n<\/div>\n<\/div>\n<\/section>\n","protected":false},"excerpt":{"rendered":"<p>La cour d&#8217;appel de Douai, dans un arr\u00eat du 22 janvier 2026, a statu\u00e9 sur la responsabilit\u00e9 des intervenants dans un montage d&#8217;investissement immobilier&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4767,"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":"697385e0cdc6046d476d46b7","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/697385e0cdc6046d476d46b7","_kj_judilibre_id":"697385e0cdc6046d476d46b7","_kj_jur":"Cour d'appel","_kj_lieu":"Douai","_kj_chambre":"TROISIEME CHAMBRE","_kj_rg":"19\/03854","_kj_date":"2026-01-22","_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[6455,6454],"tags":[],"class_list":["post-746136","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-cour-dappel","category-decisions-juridiques"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.6 (Yoast SEO v27.6) - 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