The purchaser of a business who
Droit Immobilier

The purchaser of a business who

📅 Décision du 13 October 1980⚖️ Cour de cassation📖 2 min de lecture

The purchaser of a business who, before the judges of the second instance, argued for the nullity of the contract based on an error as to a substantial quality of the thing sold is not permitted to invoke before the Court of Cassation the ground that an error induced by fraudulent concealment is a cause of nullity even when it does not relate to the substance of the thing.

Reference decision: cc • No. 78-15.674 • 1980-10-13 • View the decision →

This decision sheds important light on your real estate law. Here is what it changes for you.

The situation

The purchaser of a business who, before the judges of the second instance, argued for the nullity of the contract based on an error as to a substantial quality of the thing sold is not permitted to invoke before the Court of Cassation the ground that an error induced by fraudulent concealment is a cause of nullity even when it does not relate to the substance of the thing.

What the law says

This decision confirms the fundamental principles of property law.

Key points to remember

  • Scrupulously comply with the legal time limits for appeals
  • Keep all your supporting documents (title deeds, deeds, correspondence)
  • Anticipate: preventive advice always costs less than litigation

For an analysis of your situation: 30-minute consultation at €45 with Maître Zakine.

📌 Does this apply to your situation? Maître Cécile Zakine, French real estate lawyer, practises throughout France.
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Informations juridiques

  • Numéro: 78-15.674
  • Juridiction: Cour de cassation
  • Date de décision: 13 octobre 1980

Mots-clés

droit immobilierjurisprudenceimmobilier

Cas d'usage pratiques

1

First-time buyer discovers hidden damp after purchase

In January 2023, Sophie, a first-time buyer, purchased a 400 000 € flat in Paris. Six months later, severe damp and mould appeared, which the seller had concealed. She filed a lawsuit claiming error on substantial qualities but did not include fraudulent concealment.

Application pratique:

The Court of Cassation ruling means Sophie cannot later add a fraudulent concealment claim on appeal to the highest court. She must raise all possible legal grounds—including fraudulent concealment—right from the first instance to avoid losing the right to argue them. She should immediately consult a lawyer to amend her initial claim before it is too late.

2

Landlord discovers undisclosed long-term lease after purchase

In March 2022, Marc, a landlord, bought a rental property in Lyon for 250 000 €. After the sale, he found out the seller had not disclosed a protected 9-year commercial lease, significantly reducing the property's value. He initially sued for error on substantial qualities.

Application pratique:

Because Marc only argued error in the lower court, he cannot introduce a new claim of fraudulent concealment before the Court of Cassation. To prevent this, he should have included all possible causes of nullity—such as fraud—in his original lawsuit. Now, he needs a lawyer to assess if he can still amend his claim at trial or if it is procedurally barred.

3

Co-owner misled about parking space dimensions

In June 2024, Camille, a co-owner in Nice, bought a parking space for 15 000 € advertised as fitting a large SUV. After purchase, she found it was too narrow for her car, and the seller knew this. She sued solely for error as to a substantial quality.

Application pratique:

Under this case law, Camille cannot later raise fraudulent concealment on appeal to the Court of Cassation if she did not include it in her initial lawsuit. She must act now to amend her claim before the first judgment is rendered, ensuring all relevant legal theories—especially fraud—are considered to maximise her chances of annulling the sale and obtaining damages.

Maître Cécile Zakine

À propos de l'auteur

Maître Cécile Zakine — Avocate au Barreau des Alpes-Maritimes, Docteur en Droit. Chaque article de ce magazine est rédigé à partir de l'analyse d'une décision de jurisprudence réelle, commentée et mise en perspective par les équipes de Maître Zakine.

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