{"id":684513,"date":"2026-04-25T19:43:18","date_gmt":"2026-04-25T17:43:18","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-lyon-le-9-septembre-2025-n23-07769\/"},"modified":"2026-04-25T19:43:18","modified_gmt":"2026-04-25T17:43:18","slug":"cour-dappel-de-lyon-le-9-septembre-2025-n23-07769","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/tr\/cour-dappel-de-lyon-le-9-septembre-2025-n23-07769\/","title":{"rendered":"Cour d’appel de Lyon, le 9 septembre 2025, n\u00b023\/07769"},"content":{"rendered":"
\n

Par un arr\u00eat de la Cour d’appel de Lyon du 9 septembre 2025, les juges ont confirm\u00e9 un jugement du Tribunal judiciaire de Villefranche\u2011sur\u2011Sa\u00f4ne du 13 juillet 2023 relatif \u00e0 une promesse unilat\u00e9rale de vente assortie de conditions suspensives. La b\u00e9n\u00e9ficiaire sollicitait la caducit\u00e9 de l\u2019avant\u2011contrat et la restitution des sommes s\u00e9questr\u00e9es, tandis que la promettante r\u00e9clamait l\u2019indemnit\u00e9 d\u2019immobilisation pr\u00e9vue. La cour a d\u2019abord statu\u00e9 sur deux fins de non\u2011recevoir, avant d\u2019examiner le fond relatif \u00e0 l\u2019emp\u00eachement de la condition suspensive et \u00e0 la nature de l\u2019indemnit\u00e9 convenue.<\/p>\n

Les faits tiennent \u00e0 une promesse du 8 novembre 2019 portant sur un immeuble, assortie de conditions suspensives d\u2019obtention d\u2019un permis de construire et d\u2019un permis d\u2019am\u00e9nager avant le 8 avril 2020. Une partie de l\u2019indemnit\u00e9 d\u2019immobilisation a \u00e9t\u00e9 vers\u00e9e entre les mains d\u2019un notaire s\u00e9questre. Un dossier de d\u00e9claration pr\u00e9alable a \u00e9t\u00e9 d\u00e9pos\u00e9 tardivement et demeur\u00e9 incomplet malgr\u00e9 la demande de pi\u00e8ces compl\u00e9mentaires. La b\u00e9n\u00e9ficiaire a ensuite soutenu l\u2019impossibilit\u00e9 du projet en raison de contraintes d\u2019urbanisme, et a recherch\u00e9 la caducit\u00e9 de la promesse et la restitution des fonds.<\/p>\n

La proc\u00e9dure a conduit \u00e0 un rejet des demandes de caducit\u00e9 et de r\u00e9duction de l\u2019indemnit\u00e9 en premi\u00e8re instance, avec condamnation au versement de l\u2019indemnit\u00e9 d\u2019immobilisation int\u00e9grale et aux d\u00e9pens. En appel, furent soulev\u00e9es l\u2019irrecevabilit\u00e9 d\u2019une demande dirig\u00e9e contre le s\u00e9questre non attrait \u00e0 l\u2019instance, ainsi que celle de pr\u00e9tentions pr\u00e9sent\u00e9es pour la premi\u00e8re fois au stade d\u2019appel. Restait principalement pos\u00e9e la question de savoir si la d\u00e9faillance des autorisations d\u2019urbanisme entra\u00eenait la caducit\u00e9 ou si la condition devait \u00eatre r\u00e9put\u00e9e accomplie, et si l\u2019indemnit\u00e9 constituait une clause p\u00e9nale r\u00e9ductible.<\/p>\n

La cour d\u00e9clare irrecevable la demande visant le s\u00e9questre, admet la recevabilit\u00e9 de la demande de condamnation corr\u00e9lative, refuse la caducit\u00e9, retient l\u2019emp\u00eachement fautif de la condition, et confirme le caract\u00e8re non r\u00e9ductible de l\u2019indemnit\u00e9, qualifi\u00e9e de prix de l\u2019exclusivit\u00e9.<\/p>\n

I. L\u2019office du juge d\u2019appel face aux fins de non\u2011recevoir<\/p>\n

A. L\u2019irrecevabilit\u00e9 d\u2019une demande dirig\u00e9e contre un s\u00e9questre non attrait<\/p>\n

La cour rappelle d\u2019abord les exigences du contradictoire. Elle \u00e9nonce que, selon l\u2019article 14 du code de proc\u00e9dure civile, nulle partie ne peut \u00eatre jug\u00e9e sans avoir \u00e9t\u00e9 appel\u00e9e, l\u2019inobservation de cette r\u00e8gle devant \u00eatre relev\u00e9e d\u2019office. Ici, la demande tendait \u00e0 enjoindre le s\u00e9questre \u00e0 lib\u00e9rer des fonds alors qu\u2019il n\u2019\u00e9tait pas partie \u00e0 l\u2019instance. La motivation est nette et sans \u00e9quivoque: \u00ab La demande est donc n\u00e9cessairement irrecevable. \u00bb<\/p>\n

Cette solution s\u2019inscrit dans une application rigoureuse de la garantie d\u2019un proc\u00e8s \u00e9quitable, renforc\u00e9e par l\u2019article 6 de la Convention europ\u00e9enne des droits de l\u2019homme. Le juge d\u2019appel refuse toute injonction \u00e0 l\u2019\u00e9gard d\u2019un tiers non attrait, m\u00eame lorsque la mission de s\u00e9questre r\u00e9sulte d\u2019un acte notari\u00e9 commun aux plaideurs. La logique est doublement protectrice: elle pr\u00e9serve le contradictoire et canalise le contentieux sur les seules parties, sans pr\u00e9juger des effets internes de la convention de s\u00e9questre sur la lib\u00e9ration des fonds.<\/p>\n

B. La recevabilit\u00e9 d\u2019une pr\u00e9tention accessoire, cons\u00e9quence n\u00e9cessaire en appel<\/p>\n

La cour examine ensuite l\u2019argument relatif au caract\u00e8re pr\u00e9tendument nouveau d\u2019une demande de condamnation p\u00e9cuniaire introduite en appel. Apr\u00e8s avoir rappel\u00e9 les articles 564 \u00e0 566 du code de proc\u00e9dure civile, elle retient que la pr\u00e9tention \u00ab est la cons\u00e9quence ou le compl\u00e9ment n\u00e9cessaire de la demande de caducit\u00e9 de la promesse de vente \u00bb et qu\u2019elle figurait dans le d\u00e9lai de l\u2019article 908. La solution est formul\u00e9e avec sobri\u00e9t\u00e9: \u00ab Il en r\u00e9sulte que la demande est recevable. \u00bb<\/p>\n

Cette appr\u00e9ciation respecte la finalit\u00e9 de la prohibition des demandes nouvelles, en m\u00e9nageant une place aux pr\u00e9tentions cons\u00e9cutives \u00e0 l\u2019objet initial du litige. La cour confirme qu\u2019une demande de restitution ou de condamnation au paiement, directement li\u00e9e au sort de l\u2019avant\u2011contrat, prolonge les fins initiales sans surprendre la partie adverse. L\u2019\u00e9conomie du proc\u00e8s est pr\u00e9serv\u00e9e, tandis que la discipline des d\u00e9lais d\u2019appel demeure respect\u00e9e.<\/p>\n

II. La condition suspensive emp\u00each\u00e9e et l\u2019indemnit\u00e9 d\u2019immobilisation<\/p>\n

A. La condition r\u00e9put\u00e9e accomplie en cas de d\u00e9faut de diligence du b\u00e9n\u00e9ficiaire<\/p>\n

Au fond, la d\u00e9cision articule les articles 1103, 1104 et 1304\u20113 du code civil. Elle adopte d\u2019abord les motifs pertinents des premiers juges sur le contenu de la promesse, qui imposait le d\u00e9p\u00f4t, dans un d\u00e9lai de deux mois, de dossiers complets de permis de construire et de permis d\u2019am\u00e9nager. Constatant un d\u00e9p\u00f4t tardif et incomplet, et l\u2019absence de r\u00e9ponse aux pi\u00e8ces compl\u00e9mentaires, la cour retient que \u00ab la b\u00e9n\u00e9ficiaire, en d\u00e9posant hors d\u00e9lai un dossier incomplet et en ne compl\u00e9tant pas le dossier malgr\u00e9 la demande de la mairie, a, par son fait, emp\u00each\u00e9 l’accomplissement de la condition suspensive, de sorte qu’en application de l’article 1304\u20113 du code civil, la condition suspensive est r\u00e9put\u00e9e accomplie. \u00bb<\/p>\n

Le raisonnement se d\u00e9ploie en deux temps coh\u00e9rents. D\u2019une part, la cour \u00e9carte l\u2019argument tir\u00e9 de pr\u00e9tendues contraintes d\u2019urbanisme, en soulignant l\u2019insuffisance probatoire d\u2019une attestation technique isol\u00e9e et l\u2019ambigu\u00eft\u00e9 des demandes municipales. D\u2019autre part, elle reconstitue la causalit\u00e9 de l\u2019\u00e9chec: le rejet tacite ne proc\u00e8de pas d\u2019un refus au fond, mais d\u2019un d\u00e9faut de diligence, mat\u00e9rialis\u00e9 par l\u2019inach\u00e8vement du dossier dans le d\u00e9lai. Dans cette perspective, l\u2019emp\u00eachement imputable au b\u00e9n\u00e9ficiaire op\u00e8re la fiction d\u2019accomplissement de la condition, excluant toute caducit\u00e9.<\/p>\n

B. L\u2019indemnit\u00e9 d\u2019immobilisation, prix de l\u2019exclusivit\u00e9 et non clause p\u00e9nale<\/p>\n

La cour rappelle la nature de l\u2019indemnit\u00e9 convenue en pr\u00e9sence d\u2019une promesse unilat\u00e9rale. Elle \u00e9nonce clairement: \u00ab L’indemnit\u00e9 d’immobilisation est la contrepartie vers\u00e9e par le b\u00e9n\u00e9ficiaire au promettant de l’option qui lui est offerte pendant un certain d\u00e9lai. Elle r\u00e9mun\u00e8re l’immobilisation du bien par le promettant au profit du b\u00e9n\u00e9ficiaire. Elle se distingue de la clause p\u00e9nale \u00e0 moins qu’il soit \u00e9tabli qu’elle avait pour objet de faire assurer par le b\u00e9n\u00e9ficiaire l’ex\u00e9cution de son obligation de diligence concernant un engagement pris. \u00bb Elle cite \u00e0 l\u2019appui \u00ab Cass. 3e civ., 24 sept. 2008, n\u00b0 07\u201113.989 \u00bb.<\/p>\n

\u00c0 partir de ces principes, la cour confirme la qualification retenue. L\u2019indemnit\u00e9 ne vise pas \u00e0 sanctionner une inex\u00e9cution, mais r\u00e9mun\u00e8re l\u2019exclusivit\u00e9 pendant la dur\u00e9e de la promesse. Elle ajoute que \u00ab l’indemnit\u00e9 d’immobilisation […] constitue bien le prix de l’exclusivit\u00e9 consentie \u00bb, et que son taux de 10 % n\u2019est ni disproportionn\u00e9 ni excessif. La demande de r\u00e9duction au titre de l\u2019article 1231\u20115 du code civil est donc \u00e9cart\u00e9e, faute de clause p\u00e9nale caract\u00e9ris\u00e9e. L\u2019\u00e9quilibre contractuel demeure ainsi respect\u00e9, en coh\u00e9rence avec la force obligatoire des conventions et la finalit\u00e9 \u00e9conomique de l\u2019option consentie.<\/p>\n

En d\u00e9finitive, l\u2019arr\u00eat articule une rigoureuse protection du contradictoire avec une mise en \u0153uvre exigeante des obligations n\u00e9es de conditions suspensives. La sanction de l\u2019emp\u00eachement fautif par la fiction d\u2019accomplissement conduit logiquement au maintien de l\u2019indemnit\u00e9 d\u2019immobilisation, con\u00e7ue comme un prix d\u2019exclusivit\u00e9 et non comme une p\u00e9nalit\u00e9 r\u00e9ductible.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Par un arr\u00eat de la Cour d’appel de Lyon du 9 septembre 2025, les juges ont confirm\u00e9 un jugement du Tribunal judiciaire de Villefranche\u2011sur\u2011Sa\u00f4ne du 13 juille…<\/p>\n","protected":false},"author":232070755,"featured_media":9575,"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":"68c10abeb931cafb4824cd24","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68c10abeb931cafb4824cd24","_kj_judilibre_id":"68c10abeb931cafb4824cd24","_kj_jur":"Cour d'appel","_kj_lieu":"Lyon","_kj_chambre":"1\u00e8re chambre civile B","_kj_rg":"23\/07769","_kj_date":"2025-09-09","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684513","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Lyon, le 9 septembre 2025, n\u00b023\/07769 - 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