{"id":663952,"date":"2026-04-23T21:55:13","date_gmt":"2026-04-23T19:55:13","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-bordeaux-le-2-juin-2025-n22-03099\/"},"modified":"2026-04-26T21:15:31","modified_gmt":"2026-04-26T19:15:31","slug":"cour-dappel-de-bordeaux-le-2-juin-2025-n22-03099","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-bordeaux-le-2-juin-2025-n22-03099\/","title":{"rendered":"Cour d’appel de Bordeaux, le 2 juin 2025, n\u00b022\/03099"},"content":{"rendered":"
\n

La cour d’appel de Bordeaux, statuant le 2 juin 2025, a examin\u00e9 un litige n\u00e9 d’une promesse unilat\u00e9rale de vente immobili\u00e8re. Le b\u00e9n\u00e9ficiaire de la promesse n’ayant pas lev\u00e9 l’option, les promettants ont r\u00e9clam\u00e9 le paiement de l’indemnit\u00e9 d’immobilisation contractuelle. La cour a confirm\u00e9 la condamnation du b\u00e9n\u00e9ficiaire au paiement de cette indemnit\u00e9 et a rejet\u00e9 l’appel incident des promettants.<\/p>\n

La qualification juridique de l’indemnit\u00e9 d’immobilisation<\/p>\n

La nature conventionnelle de l’indemnit\u00e9 forfaitaire. La cour \u00e9carte la qualification de clause p\u00e9nale pour retenir celle d’une indemnit\u00e9 forfaitaire contractuelle. Cette analyse repose sur la lettre du contrat qui distingue clairement les hypoth\u00e8ses de d\u00e9faillance. “c) Elle sera vers\u00e9e au PROMETTANT, et lui restera acquise \u00e0 titre d’indemnit\u00e9 forfaitaire et non r\u00e9ductible faute par le BENEFICIAIRE ou ses substitu\u00e9s d’avoir r\u00e9alis\u00e9 l’acquisition dans les d\u00e9lais ci-dessus, toutes les conditions suspensives \u00e9tant r\u00e9alis\u00e9es…” (Motif 7). La cour souligne ainsi le caract\u00e8re pr\u00e9fix\u00e9 et non sanctionnateur de cette somme. Cette interpr\u00e9tation consacre la libert\u00e9 contractuelle et la s\u00e9curit\u00e9 des conventions. Elle permet de distinguer l’indemnit\u00e9 d’immobilisation, prix d’une exclusivit\u00e9, d’une clause p\u00e9nale visant \u00e0 r\u00e9parer un pr\u00e9judice.<\/p>\n

L’incidence de la r\u00e9alisation des conditions suspensives. La cour applique le m\u00e9canisme de l’accomplissement r\u00e9put\u00e9 des conditions suspensives. Elle constate que le b\u00e9n\u00e9ficiaire n’a entrepris aucune d\u00e9marche pour obtenir le permis de construire<\/a> conditionnant la vente. “Or, ainsi que le tribunal l’a justement relev\u00e9, l’appelante n’a nullement fait conna\u00eetre son intention de mettre un terme \u00e0 son projet tout en s’abstenant de d\u00e9poser un dossier de demande de permis de construire” (Motif 10). Cette carence active d\u00e9clenche l’application de l’article 1304-3 du code civil. “En cons\u00e9quence, la condition suspensive est r\u00e9put\u00e9e accomplie en application de l’article 1304-3 du code civil” (Motif 16). Cette solution rappelle que le b\u00e9n\u00e9ficiaire d’une condition doit agir de bonne foi pour sa r\u00e9alisation. Elle emp\u00eache ainsi de se pr\u00e9valoir de sa propre inertie pour \u00e9chapper aux cons\u00e9quences du contrat.<\/p>\n

Les effets de la d\u00e9cision sur les demandes indemnitaires<\/p>\n

Le caract\u00e8re exclusif et non r\u00e9visable de l’indemnit\u00e9 forfaitaire. La cour refuse toute modulation du montant contractuel, que ce soit par r\u00e9duction ou par majoration. Elle estime que l’indemnit\u00e9, forfaitaire, constitue une compensation unique pour l’immobilisation du bien. “\u00e9tant pr\u00e9cis\u00e9 que le juge n’a pas \u00e0 r\u00e9duire une indemnit\u00e9 d’immobilisation qui a \u00e9t\u00e9 conventionnellement fix\u00e9e” (Motif 16). Elle pr\u00e9cise \u00e9galement qu’elle ne peut \u00eatre augment\u00e9e par d’autres dommages-int\u00e9r\u00eats. “Si elle ne peut \u00eatre r\u00e9duite, elle ne peut \u00eatre augment\u00e9e par l’ajout de dommages et int\u00e9r\u00eats qui viendraient indemniser cette m\u00eame immobilisation” (Motif 18). Cette position assure la pr\u00e9visibilit\u00e9 des conventions et interdit une double indemnisation. Elle renforce la port\u00e9e du principe de force obligatoire du contrat en limitant l’intervention judiciaire.<\/p>\n

Le rejet des demandes compl\u00e9mentaires en responsabilit\u00e9. La cour \u00e9carte les demandes fond\u00e9es sur la responsabilit\u00e9 extracontractuelle et l’abus de droit. Elle consid\u00e8re que le simple \u00e9chec d’un recours ne caract\u00e9rise pas une proc\u00e9dure abusive. “il n’est pas d\u00e9montr\u00e9 que le recours au juge d’appel de la part de la soci\u00e9t\u00e9 Hexagone Promotion serait motiv\u00e9 par une intention de nuire aux intim\u00e9s” (Motif 20). Par ailleurs, la banque, simple caution<\/a>, est exon\u00e9r\u00e9e car elle n’avait pas la qualit\u00e9 de s\u00e9questre. “les consorts [Z] ne d\u00e9montrent pas la faute de la banque qui n’avait pas la qualit\u00e9 de s\u00e9questre au sens de la promesse de vente<\/a>” (Motif 20). Ce rejet circonscrit le litige au strict cadre contractuel. Il rappelle que l’indemnit\u00e9 d’immobilisation absorbe en principe les cons\u00e9quences p\u00e9cuniaires de la rupture.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La cour d’appel de Bordeaux, statuant le 2 juin 2025, a examin\u00e9 un litige n\u00e9 d’une promesse unilat\u00e9rale de vente immobili\u00e8re. Le b\u00e9n\u00e9ficiaire de la promesse …<\/p>\n","protected":false},"author":232070755,"featured_media":9610,"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":"68d627926cdb0f9ad734695b","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68d627926cdb0f9ad734695b","_kj_judilibre_id":"68d627926cdb0f9ad734695b","_kj_jur":"Cour d'appel","_kj_lieu":"Cour d'appel de Bordeaux","_kj_chambre":"2\u00e8me CHAMBRE CIVILE","_kj_rg":"22\/03099","_kj_date":"2025-09-25","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7096,7597],"tags":[],"class_list":["post-663952","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-code-des-assurances","category-jurisprudence"],"yoast_head":"\nCour d'appel de Bordeaux, le 2 juin 2025, n\u00b022\/03099 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La cour d'appel de Bordeaux, statuant le 2 juin 2025, a examin\u00e9 un litige n\u00e9 d'une promesse unilat\u00e9rale de vente immobili\u00e8re. 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