Maître Anne-Sophie RAMOND

Avocat au barreau de Paris

Compétences : Droit commercial, des affaires et de la concurrence, Droit du travail, Droit bancaire et financier

Barreau : Paris

Adresse : 10 RUE DE LA NEVA 75008 PARIS

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Publié le 21/08/2026

Comment faire baisser la note finale en saisie immobilière ?

Article juridique - Droit bancaire et boursier

Par Me Anne-Sophie RAMOND

Comment faire baisser la note finale en saisie immobilière ?

Introduction

Dans une saisie immobilière, la question qui obsède souvent le débiteur est : même si le bien est vendu, que vais-je devoir encore ? Si le prix d'adjudication ne couvre pas la totalité de la créance, il reste un solde débiteur. Plusieurs leviers permettent de réduire ce solde.

Levier 1 : Contester le montant de la créance

Le décompte produit par la banque doit être vérifié point par point : capital restant dû, intérêts de retard, indemnités de résiliation, frais. Toute erreur peut être retranchée.

Levier 2 : Faire invalider une clause abusive

Une clause pénale excessive peut être réduite judiciellement (article 1231-5 du Code civil). Une clause d'indemnité de résiliation disproportionnée peut être réputée non écrite au titre des clauses abusives.

Levier 3 : Maximiser le prix de vente

Obtenir la vente amiable plutôt que l'adjudication conduit généralement à un prix supérieur — parfois de 20 à 30 % — ce qui réduit d'autant la dette résiduelle.

Levier 4 : Négocier avec les autres créanciers

Lorsque plusieurs créanciers sont en concours, un accord amiable sur la répartition du prix peut parfois dégager un reliquat au profit du débiteur.

⚖ Civ. 1re, 14 janvier 2016, n°14-24.799

La première chambre civile confirme qu'une clause pénale prévoyant une indemnité de 10 % du capital restant dû peut être réduite par le juge sur le fondement de l'article 1231-5 du Code civil, dès lors qu'elle est manifestement excessive.

Sur le même sujet : https://consultation.avocat.fr/blog/anne-sophie-ramond/article-2982610-peut-on-contester-les-interets-et-indemnites-reclames-par-la-banque.html

Vous pensez être dans une situation similaire ? Vous pouvez nous adresser un mail à l’adresse suivante : asr@asr-avocats.com, en nous indiquant :

• votre nom

• le montant du prêt

• la banque concernée

• vos coordonnées

Ou nous contacter directement via notre formulaire de contact sur https://www.jurisofia.com/contact-honoraires. Nous vous recontacterons dans les meilleurs délais pour vous donner un avis.

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