L’article 24 du règlement n° 1215/2012 confère une compétence exclusive aux juridictions de l’Etat membre du lieu de situation de l’immeuble en matière de droits réels immobiliers et de baux d’immeuble. Mais il est parfois difficile de distinguer ce qui en relève des autres droits. En témoigne cet arrêt de la Cour de Justice du 11 novembre 2020 (CJUE, 11 nov.2020, C‑433/19,Ellmes Property Services Limited contre SP).
Dans cette affaire, une société britannique et une personne physique (SP) étaient copropriétaires d’un immeuble d’appartements situés à Zell am See en Autriche. L’un des appartements, affecté à l’habitation, était la propriété de la société qui le louait à des vacanciers. SP a agi devant une juridiction autrichienne aux fins de demander la cessation de cet usage touristique aux motifs que cela aurait été contraire à l’affectation de l’immeuble et arbitraire, à défaut de l’accord des autres copropriétaires, ce qui aurait porté atteinte à son droit de copropriété. La société a alors soulevé une exception d’incompétence visant à la fois la compétence territoriale et la compétence internationale. Victorieuse en première instance, perdante en appel, la société a formé un pourvoi en cassation devant la Cour suprême d’Autriche qui a décidé de saisir à titre préjudiciel la Cour de justice pour lui poser ces questions :
« 1) L’article 24, point 1, premier alinéa, première alternative, du règlement [n° 1215/2012] doit-il être interprété en ce sens que les actions d’un copropriétaire tendant à interdire à un autre copropriétaire de modifier, arbitrairement et sans l’accord des autres copropriétaires, son bien en copropriété, notamment l’affectation de celui‑ci, ont pour objet de faire valoir un droit réel ?
2) Dans l’hypothèse où il serait répondu par la négative à cette question : L’article 7, point 1, sous a), du règlement [n° 1215/2012] doit-il être interprété en ce sens que les actions évoquées [dans la première question] ont pour objet des obligations contractuelles qui doivent être exécutées au lieu où se situe la chose ? »
La Cour de justice y a répondu en deux temps.
Elle a considéré tout d’abord que : « L’article 24, point 1, du règlement (UE) n° 1215/2012 du Parlement européen et du Conseil, du 12 décembre 2012, concernant la compétence judiciaire, la reconnaissance et l’exécution des décisions en matière civile et commerciale, doit être interprété en ce sens qu’une action par laquelle un copropriétaire d’un immeuble tend à faire interdire à un autre copropriétaire de cet immeuble de modifier, arbitrairement et sans l’accord des autres copropriétaires, l’affectation de son bien en copropriété, telle que prévue par un contrat de copropriété, doit être regardée comme constituant une action « en matière de droits réels immobiliers », au sens de cette disposition, à la condition que cette affectation soit opposable non seulement aux copropriétaires dudit immeuble, mais également à tous, ce qu’il incombe à la juridiction de renvoi de vérifier. »
Ensuite elle a jugé que : « L’article 7, point 1, sous a), du règlement n° 1215/2012 doit être interprété en ce sens que, dans l’hypothèse où l’affectation d’un bien immeuble en copropriété prévue par un contrat de copropriété n’est pas opposable à tous, une action par laquelle un copropriétaire d’un immeuble tend à faire interdire à un autre copropriétaire de cet immeuble de modifier, arbitrairement et sans l’accord des autres copropriétaires, cette affectation doit être regardée comme constituant une action « en matière contractuelle », au sens de cette disposition. Sous réserve de vérification par la juridiction de renvoi, le lieu d’exécution de l’obligation servant de base à cette action est celui où ledit bien est situé. »
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