{"id":684342,"date":"2026-04-25T19:35:01","date_gmt":"2026-04-25T17:35:01","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-reunion-le-16-juin-2023-n23-01170\/"},"modified":"2026-04-25T19:35:01","modified_gmt":"2026-04-25T17:35:01","slug":"cour-dappel-de-reunion-le-16-juin-2023-n23-01170","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/zh-hans\/cour-dappel-de-reunion-le-16-juin-2023-n23-01170\/","title":{"rendered":"Cour d’appel de R\u00e9union, le 16 juin 2023, n\u00b023\/01170"},"content":{"rendered":"
\n

Cour d’appel de Saint-Denis, 30 juin 2025. Un projet de promotion immobili\u00e8re se heurte \u00e0 l\u2019occupation ancienne d\u2019un terrain indivis, acquis par acte authentique. L\u2019acqu\u00e9reur sollicite l\u2019expulsion, des indemnit\u00e9s et, subsidiairement, la nullit\u00e9 de la vente. Les vendeurs indivis contestent des pr\u00e9l\u00e8vements port\u00e9s au d\u00e9compte notarial. L\u2019occupant pr\u00e9tend \u00e0 la prescription acquisitive. Le notaire est attrait pour des erreurs de calcul all\u00e9gu\u00e9es.<\/p>\n

Le tribunal, le 16 juin 2023, a refus\u00e9 la nullit\u00e9, ordonn\u00e9 l\u2019expulsion de l\u2019occupant, allou\u00e9 une indemnit\u00e9 de jouissance puis une indemnit\u00e9 d\u2019occupation, rejet\u00e9 l\u2019incident de faux, et retenu la responsabilit\u00e9 du notaire pour une somme de 25 000 euros, outre un montant sur le fondement de l\u2019article 700. L\u2019occupant interjette appel. L\u2019acqu\u00e9reur r\u00e9clame en appel incident des dommages compl\u00e9mentaires. Les vendeurs indivis demandent des condamnations reconventionnelles nouvelles. Le notaire sollicite la caducit\u00e9 de l\u2019appel et conteste sa condamnation.<\/p>\n

La question de droit porte d\u2019abord sur l\u2019office du juge d\u2019appel au regard des r\u00e8gles de proc\u00e9dure civile, la comp\u00e9tence du conseiller de la mise en \u00e9tat pour la caducit\u00e9, et les conditions d\u2019une inscription de faux. Elle porte ensuite sur la qualification des effets d\u2019une vente d\u2019indivision sans consentement unanime, la preuve d\u2019un pr\u00e9judice financier all\u00e9gu\u00e9 par l\u2019acqu\u00e9reur, et la responsabilit\u00e9 notariale en cas de d\u00e9compte erron\u00e9. La cour rappelle que \u00ab A titre liminaire, la cour rappelle qu’en application des dispositions de l’article 954 du code de proc\u00e9dure civile, elle ne statue que sur les pr\u00e9tentions \u00e9nonc\u00e9es au dispositif des conclusions et n’examine que les moyens d\u00e9velopp\u00e9s dans la partie discussion des conclusions pr\u00e9sent\u00e9s au soutien de ces pr\u00e9tentions \u00bb. Elle ajoute que \u00ab Elle n’est pas tenue de statuer sur les demandes de \u00ab constatations \u00bb ou de \u00ab dire et juger \u00bb (\u2026) \u00bb. En d\u00e9finitive, la cour d\u00e9clare irrecevable la demande de caducit\u00e9, dit n\u2019y avoir lieu \u00e0 statuer sur l\u2019incident de faux, confirme le jugement, et rejette la reconvention des vendeurs indivis visant un compl\u00e9ment de prix.<\/p>\n

I. L\u2019ordonnance proc\u00e9durale du litige et l\u2019office du juge d\u2019appel<\/p>\n

A. Les exigences de l\u2019article 954 et l\u2019inefficacit\u00e9 d\u2019\u00e9critures insuffisantes<\/p>\n

La d\u00e9cision s\u2019ouvre sur un rappel ferme du cadre de l\u2019instance d\u2019appel, en citant la r\u00e8gle cardinale d\u00e9j\u00e0 reproduite. L\u2019office du juge se limite aux pr\u00e9tentions du dispositif, les moyens examin\u00e9s devant \u00eatre articul\u00e9s dans la discussion. L\u2019occupant invoquait la prescription acquisitive, mais ses \u00e9critures ne comportaient ni raisonnement structur\u00e9, ni \u00e9l\u00e9ments probatoires distinctement analys\u00e9s. La cour constate une absence de d\u00e9monstration utile et confirme, pour ce motif m\u00e9thodologique, le rejet de la revendication.<\/p>\n

Ce rappel gouverne aussi les demandes mal formul\u00e9es ou redondantes. La cour souligne qu\u2019\u00ab Elle n’est pas tenue de statuer sur les demandes de \u00ab constatations \u00bb ou de \u00ab dire et juger \u00bb (\u2026) des pr\u00e9tentions (\u2026) mais constituent, en r\u00e9alit\u00e9, les moyens \u00bb. L\u2019\u00e9conomie du contentieux s\u2019en trouve clarifi\u00e9e. Les conclusions doivent porter la charge de l\u2019argumentation, sous peine d\u2019insuffisance probatoire et, partant, d\u2019\u00e9chec sur le fond.<\/p>\n

B. La caducit\u00e9 de l\u2019appel et la comp\u00e9tence du conseiller de la mise en \u00e9tat<\/p>\n

La cour tranche ensuite un moyen incident, strictement processuel, en rappelant la comp\u00e9tence exclusive du magistrat de la mise en \u00e9tat. Elle \u00e9nonce que \u00ab Selon les prescriptions de l’article 914 du code de proc\u00e9dure civile, les parties soumettent au conseiller de la mise en \u00e9tat, qui est seul comp\u00e9tent depuis sa d\u00e9signation et jusqu’\u00e0 la cl\u00f4ture de l’instruction, leurs conclusions, sp\u00e9cialement adress\u00e9es \u00e0 ce magistrat, tendant \u00e0 : \u00bb. Constatant l\u2019absence de saisine r\u00e9guli\u00e8re, elle pr\u00e9cise que \u00ab En l’esp\u00e8ce, le conseiller de la mise en \u00e9tat n’a pas \u00e9t\u00e9 saisi de conclusions d’incident \u00e0 cette fin alors que la caducit\u00e9 de la d\u00e9claration d’appel doit \u00eatre sollicit\u00e9e devant lui et non devant la cour \u00bb.<\/p>\n

La cons\u00e9quence est nette, sans d\u00e9tour superflu. La formation juge que \u00ab En cons\u00e9quence, il convient de d\u00e9clarer irrecevable la demande de caducit\u00e9 de la d\u00e9claration d’appel \u00bb. Le contr\u00f4le de la discipline proc\u00e9durale prime, et l\u2019irrecevabilit\u00e9 s\u2019impose lorsque la voie et le juge comp\u00e9tent ne sont pas respect\u00e9s. Sur l\u2019inscription de faux, la cour retient l\u2019irr\u00e9gularit\u00e9 de la d\u00e9marche et conclut sobrement : \u00ab Il n’y a d\u00e8s lors pas lieu de statuer, comme l’avait aussi relev\u00e9 le premier juge \u00bb.<\/p>\n

II. Les r\u00e9ponses au fond et l\u2019\u00e9quilibre des responsabilit\u00e9s<\/p>\n

A. Vente d\u2019indivision, usucapion pr\u00e9tendue et effets d\u2019inopposabilit\u00e9<\/p>\n

Sur la nullit\u00e9, la cour ent\u00e9rine l\u2019analyse retenue en premi\u00e8re instance. Elle rappelle que, s\u2019agissant d\u2019une cession op\u00e9r\u00e9e sans le concours de tous les indivisaires, \u00ab la cession d’un bien indivis qui n’a pas \u00e9t\u00e9 consentie par tous les indivisaires n’est pas nulle mais simplement inopposable aux autres indivisaires et son efficacit\u00e9 est subordonn\u00e9e au r\u00e9sultat du partage \u00bb. Le contentieux ne saurait donc se r\u00e9soudre par une nullit\u00e9 relative, en l\u2019absence de man\u0153uvres imputables \u00e0 une partie contractante et d\u00fbment prouv\u00e9es.<\/p>\n

La revendication d\u2019une possession trentenaire \u00e9choue, non par n\u00e9gation abstraite des actes mat\u00e9riels, mais par carence d\u2019argumentation en appel. La cour, revenant \u00e0 son office, retient l\u2019insuffisance des \u00e9critures pour d\u00e9placer la charge probatoire et d\u00e9faire l\u2019appr\u00e9ciation des premiers juges. La sanction proc\u00e9durale rejoint ainsi la solution de fond. La confirmation s\u2019impose, sans exc\u00e8s de motifs, sur l\u2019expulsion et sur l\u2019indemnit\u00e9 d\u2019occupation d\u00e9j\u00e0 allou\u00e9e.<\/p>\n

B. Responsabilit\u00e9 notariale et d\u00e9faut de preuve du pr\u00e9judice financier<\/p>\n

La juridiction confirme la responsabilit\u00e9 du notaire au vu d\u2019un d\u00e9compte vendeur comportant des d\u00e9ductions irr\u00e9guli\u00e8res. Le raisonnement s\u2019appuie sur une lecture chiffr\u00e9e pr\u00e9cise du document, dont il ressort que \u00ab Le total des d\u00e9ductions est pr\u00e9sent\u00e9 pour 104.200,00 euros \u00bb. La cour met en \u00e9vidence la m\u00e9canique de calcul conduisant \u00e0 une double prise en compte d\u2019une avance d\u00e9j\u00e0 r\u00e9gl\u00e9e hors comptabilit\u00e9 et \u00e0 un pr\u00e9l\u00e8vement sup\u00e9rieur \u00e0 l\u2019ordre irr\u00e9vocable connu, sur frais et honoraires d\u2019interm\u00e9diaire. L\u2019exigence de r\u00e9gularit\u00e9 comptable et de restitution fid\u00e8le du prix gouverne la faute retenue.<\/p>\n

\u00c0 l\u2019inverse, l\u2019all\u00e9gation d\u2019un pr\u00e9judice financier compl\u00e9mentaire, imput\u00e9 au retard du projet, n\u2019est pas \u00e9tay\u00e9e par pi\u00e8ces sp\u00e9cifiques. L\u2019insuffisance des justificatifs, s\u2019agissant d\u2019un pr\u00e9judice de portage distinct de la jouissance, commande la confirmation du rejet. Enfin, la reconvention des indivisaires, visant un solde pr\u00e9tendument impay\u00e9, se heurte aux mentions de r\u00e9partition du prix, exactes apr\u00e8s correction de l\u2019erreur notariale. La cour le dit sans d\u00e9tour : \u00ab La demande \u00e0 ce titre sera donc rejet\u00e9e en ajoutant cette disposition au jugement entrepris \u00bb.<\/p>\n

La coh\u00e9rence d\u2019ensemble appara\u00eet au dispositif, qui se borne \u00e0 acter les cons\u00e9quences proc\u00e9durales et mat\u00e9rielles des motifs. La formation d\u00e9cide que le jugement est confirm\u00e9 \u00ab en toutes ses dispositions soumises \u00e0 la cour \u00bb, apr\u00e8s avoir \u00ab DECLARE IRRECEVABLE la demande de caducit\u00e9 de la d\u00e9claration d’appel \u00bb et \u00ab DIT N’Y AVOIR LIEU \u00e0 statuer sur l’incident de faux all\u00e9gu\u00e9 par l’appelant contre l’attestation notari\u00e9e du 3 ao\u00fbt 2017 \u00bb. L\u2019\u00e9conomie du litige s\u2019en trouve stabilis\u00e9e, dans un cadre probatoire et proc\u00e9dural rigoureux.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Cour d’appel de Saint-Denis, 30 juin 2025. 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