{"id":9928,"date":"2026-07-03T13:50:43","date_gmt":"2026-07-03T13:50:43","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=9928"},"modified":"2026-07-03T13:50:47","modified_gmt":"2026-07-03T13:50:47","slug":"mon-preteur-relais-a-designe-des-administrateurs-judiciaires-puis-je-les-en-empecher","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/fr\/perspectives\/mon-preteur-relais-a-designe-des-administrateurs-judiciaires-puis-je-les-en-empecher\/","title":{"rendered":"Mon pr\u00eateur relais a d\u00e9sign\u00e9 des administrateurs judiciaires : puis-je les en emp\u00eacher ?\u00a0"},"content":{"rendered":"<h2 class=\"wp-block-heading\">Introduction&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Apprendre que votre pr\u00eateur relais a d\u00e9sign\u00e9 un administrateur judiciaire au titre de la loi sur la propri\u00e9t\u00e9 immobili\u00e8re (Law of Property Act, LPA) ou un administrateur charg\u00e9 de la garantie fixe constitue l\u2019un des moments les plus critiques d\u2019un projet de promotion immobili\u00e8re ou d\u2019investissement immobilier. Les pr\u00eats relais sont con\u00e7us comme des solutions \u00e0 court terme permettant d\u2019obtenir rapidement des liquidit\u00e9s. Cependant, leurs taux d\u2019int\u00e9r\u00eat \u00e9lev\u00e9s et leurs \u00e9ch\u00e9ances rigides font que, si une strat\u00e9gie de sortie \u00e9choue, le d\u00e9faut de paiement survient rapidement.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Contrairement aux pr\u00eateurs hypoth\u00e9caires traditionnels, les pr\u00eateurs de cr\u00e9dit relais attendent rarement plusieurs mois avant d'entamer les n\u00e9gociations. Ils ont syst\u00e9matiquement recours \u00e0 des pouvoirs contractuels pour contourner totalement les tribunaux, en d\u00e9signant des administrateurs judiciaires ind\u00e9pendants charg\u00e9s de prendre le contr\u00f4le, de g\u00e9rer et de vendre le bien immobilier donn\u00e9 en garantie.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Si vous \u00eates un emprunteur confront\u00e9 \u00e0 cette situation, la question qui vous vient imm\u00e9diatement \u00e0 l'esprit est simple : puis-je les en emp\u00eacher ?&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Comprendre le r\u00f4le du r\u00e9cepteur&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Pour contester efficacement la nomination d'un administrateur judiciaire, vous devez d'abord comprendre le m\u00e9canisme juridique qui sous-tend cette nomination. En vertu de <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/Geo5\/15-16\/20\/section\/101\">Article 101 de la loi de 1925 sur le droit immobilier<\/a>, un pr\u00eateur se voit conf\u00e9rer le pouvoir l\u00e9gal de nommer un administrateur judiciaire d\u00e8s que le montant de l'hypoth\u00e8que devient exigible. Les contrats de pr\u00eat relais \u00e9tendent g\u00e9n\u00e9ralement ces pouvoirs l\u00e9gaux par le biais de clauses contractuelles expresses.\u00a0<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Le paradoxe de l'agence<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">L'une des particularit\u00e9s d'un LPA ou d'un administrateur charg\u00e9 d'une s\u00fbret\u00e9 fixe r\u00e9side dans son statut juridique. Dans la quasi-totalit\u00e9 des actes de cr\u00e9dit relais, l'administrateur est d\u00e9sign\u00e9 contractuellement comme le mandataire de l'emprunteur, et non du pr\u00eateur. Cette structure offre des avantages ind\u00e9niables au pr\u00eateur :&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Exon\u00e9ration de responsabilit\u00e9 :<\/strong>\u00a0\u00c9tant donn\u00e9 que le s\u00e9questre agit en tant que mandataire, le pr\u00eateur n'est pas consid\u00e9r\u00e9 comme un \u201c cr\u00e9ancier hypoth\u00e9caire en possession \u201d, ce qui le met \u00e0 l'abri des risques li\u00e9s \u00e0 une mauvaise gestion du bien immobilier.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Sup\u00e9rieur hi\u00e9rarchique direct :<\/strong>\u00a0Le syndic peut percevoir le loyer et mettre le bien en vente sans avoir besoin de l'autorisation pr\u00e9alable d'un tribunal.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Contestation de la validit\u00e9 de la nomination\u00a0<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Le moyen le plus direct de faire cesser la pr\u00e9sence d'un administrateur judiciaire est de prouver que sa nomination \u00e9tait juridiquement nulle d\u00e8s le d\u00e9part. La mise sous administration judiciaire \u00e9tant une mesure radicale, les pr\u00eateurs doivent respecter des proc\u00e9dures juridiques strictes. Tout vice de proc\u00e9dure peut entra\u00eener la nullit\u00e9 de la nomination, ce qui ferait de l'administrateur judiciaire un intrus sur votre propri\u00e9t\u00e9.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Vices de proc\u00e9dure courants<\/strong>&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Absence de d\u00e9faut technique :<\/strong>\u00a0Un pr\u00eateur ne peut nommer un administrateur judiciaire que si un \u201c cas de d\u00e9faillance \u201d formel s'est produit conform\u00e9ment aux termes du contrat de pr\u00eat. Si le pr\u00eateur pr\u00e9tend que vous n'avez pas respect\u00e9 un d\u00e9lai, mais que vous disposez d'une preuve \u00e9crite attestant d'une prolongation convenue contractuellement, cette nomination est d\u00e9pourvue de fondement juridique.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Demandes irrecevables :<\/strong>\u00a0Certains contrats de cr\u00e9dit relais imposent au pr\u00eateur d'\u00e9mettre une mise en demeure officielle de remboursement, accordant \u00e0 l'emprunteur un d\u00e9lai de pr\u00e9avis pr\u00e9cis avant de nommer un administrateur judiciaire. Si le pr\u00eateur n'a pas signifi\u00e9 cette mise en demeure en bonne et due forme, ou s'il l'a envoy\u00e9e \u00e0 une mauvaise adresse, cette nomination peut \u00eatre contest\u00e9e.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Ex\u00e9cution pr\u00e9cipit\u00e9e :<\/strong>\u00a0Le pouvoir l\u00e9gal de d\u00e9signation pr\u00e9vu par la loi de 1925 sur les hypoth\u00e8ques (LPA 1925) ne prend effet que lorsque le montant de l'hypoth\u00e8que est devenu exigible.\u00a0<em>et<\/em>\u00a0peut \u00eatre exerc\u00e9 en vertu de l'article 103 (par exemple, lorsque les int\u00e9r\u00eats sont en retard de paiement depuis deux mois ou qu'une clause contractuelle n'a pas \u00e9t\u00e9 respect\u00e9e). Si le pr\u00eateur agit pr\u00e9matur\u00e9ment, cette nomination est nulle. Le pr\u00eateur inclura probablement dans sa lettre de cr\u00e9dit des dispositions d\u00e9finissant les conditions dans lesquelles il peut nommer des administrateurs judiciaires.\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Recourir \u00e0 des injonctions judiciaires pour emp\u00eacher une vente&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Lorsque les liquidateurs prennent des mesures pour vendre votre bien \u00e0 un prix inf\u00e9rieur \u00e0 sa valeur de march\u00e9, les emprunteurs cherchent souvent \u00e0 savoir s'il est possible de saisir la Haute Cour afin d'obtenir une injonction provisoire d'urgence.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>L'\u00e9quilibre des int\u00e9r\u00eats<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Pour obtenir une injonction, votre \u00e9quipe juridique doit convaincre le tribunal sur plusieurs points, conform\u00e9ment \u00e0 la jurisprudence \u00e9tablie&nbsp;<em>American Cyanamid<\/em>&nbsp;principes :&nbsp;<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Question s\u00e9rieuse \u00e0 examiner :<\/strong>\u00a0Vous devez d\u00e9montrer qu'il existe un v\u00e9ritable litige juridique concernant la dette, le d\u00e9faut de paiement ou le comportement du pr\u00eateur ou du cr\u00e9ancier.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"2\" class=\"wp-block-list\">\n<li><strong>Les dommages-int\u00e9r\u00eats sont insuffisants :<\/strong>\u00a0Vous devez d\u00e9montrer que le fait de percevoir ult\u00e9rieurement une indemnisation financi\u00e8re ne permettra pas de pallier la perte du bien (cela est parfois possible lorsqu'il s'agit de biens immobiliers uniques ou de r\u00e9sidences principales, mais chaque cas doit \u00eatre examin\u00e9 en fonction de ses propres circonstances).\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"3\" class=\"wp-block-list\">\n<li><strong>L'\u00e9quilibre des int\u00e9r\u00eats :<\/strong>\u00a0Le tribunal met en balance le pr\u00e9judice que vous subirez en cas de vente imm\u00e9diate et le risque encouru par le pr\u00eateur si la vente est report\u00e9e.\u00a0<\/li>\n<\/ol>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>L'obstacle financier<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Les emprunteurs doivent savoir que les tribunaux sont g\u00e9n\u00e9ralement r\u00e9ticents \u00e0 emp\u00eacher un pr\u00eateur de faire valoir sa garantie, \u00e0 moins que l'emprunteur ne verse la somme litigieuse au greffe du tribunal. Toutefois, une injonction peut \u00eatre accord\u00e9e sans cette condition si vous \u00eates en mesure de prouver l'existence d'une fraude, d'une erreur de calcul manifeste de la part du pr\u00eateur ou d'un acte de mauvaise foi de la part du s\u00e9questre.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">D\u00e9ploiement du\u00a0<em><a href=\"https:\/\/uk.practicallaw.thomsonreuters.com\/w-022-3603?transitionType=Default&amp;contextData=(sc.Default)&amp;firstPage=true\">Menon c. Pask<\/a><\/em>\u00a0D\u00e9fense des propri\u00e9taires\u00a0<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Si le pr\u00eat relais est garanti par votre r\u00e9sidence principale, ou si vous occupez vous-m\u00eame ce logement en tant que propri\u00e9taire-occupant, la situation est diff\u00e9rente.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Dans l'affaire historique de&nbsp;<em>Menon c. Pask<\/em>, la Haute Cour a pr\u00e9cis\u00e9 la mani\u00e8re dont les administrateurs judiciaires doivent traiter les emprunteurs occupant les locaux.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>La d\u00e9cision et la protection pr\u00e9vue \u00e0 l'article 36<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Le tribunal a confirm\u00e9 que, bien que les administrateurs judiciaires aient le droit l\u00e9gal d'intenter des actions en restitution de bien contre les emprunteurs en leur propre nom, les emprunteurs particuliers peuvent se prot\u00e9ger en recourant \u00e0 <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/1970\/31\/section\/36\">Article 36 de la loi de 1970 sur l'administration de la justice.\u00a0<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">En vertu de l'article 36, un juge dispose d'un pouvoir discr\u00e9tionnaire lui permettant d'ajourner une proc\u00e9dure de reprise de possession ou de suspendre une ordonnance d'expulsion si l'emprunteur est en mesure de d\u00e9montrer qu'il peut r\u00e9gler ses arri\u00e9r\u00e9s ou rembourser son pr\u00eat dans un \u201c d\u00e9lai raisonnable \u201d.\u201d&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Pour pouvoir invoquer avec succ\u00e8s ce moyen de d\u00e9fense face \u00e0 un destinataire interm\u00e9diaire, vous devez pr\u00e9senter au juge des preuves concr\u00e8tes et v\u00e9rifiables, telles que :&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Une offre de rachat officielle et contraignante \u00e9manant d'un prestataire de refinancement agr\u00e9\u00e9.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Un contrat en vigueur et sign\u00e9 portant sur la vente du bien \u00e0 un prix couvrant int\u00e9gralement la dette.\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Lutter contre les frais cach\u00e9s et les relations in\u00e9quitables&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Les litiges li\u00e9s aux cr\u00e9dits-relais portent rarement uniquement sur le montant principal ; ils sont souvent motiv\u00e9s par l'accumulation rapide des int\u00e9r\u00eats de retard, des frais de sortie et des frais de gestion. Si ces co\u00fbts rendent le remboursement impossible, vous pouvez remettre en cause la structure m\u00eame de la dette.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Les relations in\u00e9quitables (<a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/1974\/39\/contents\">Loi de 1974 sur le cr\u00e9dit \u00e0 la consommation<\/a>)<\/strong>\u00a0<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">En vertu de l'article 140A de la loi de 1974 sur le cr\u00e9dit \u00e0 la consommation, les tribunaux disposent de larges pouvoirs pour r\u00e9\u00e9crire les contrats de pr\u00eat s'ils estiment que la relation entre le pr\u00eateur et l'emprunteur est in\u00e9quitable. Cette protection peut s'appliquer aux pr\u00eats relais commerciaux si l'emprunteur est une personne physique ou une soci\u00e9t\u00e9 de personnes. Parmi les facteurs qui donnent lieu \u00e0 une relation in\u00e9quitable, on peut citer :&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Pratiques de pr\u00eat abusives :<\/strong>\u00a0Les pr\u00eateurs qui accordent des pr\u00eats dans l'intention explicite de provoquer un d\u00e9faut de paiement afin de saisir le bien immobilier (strat\u00e9gies dites de \u201c pr\u00eat en vue d'acquisition \u201d).\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Commissions non divulgu\u00e9es :<\/strong>\u00a0Commissions cach\u00e9es vers\u00e9es par le pr\u00eateur au courtier qui vous a orient\u00e9 vers ce pr\u00eat.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Manque de transparence :<\/strong>\u00a0Une ex\u00e9cution pr\u00e9cipit\u00e9e, sans laisser \u00e0 l'emprunteur le temps de solliciter un avis juridique ind\u00e9pendant.\u00a0<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Clauses p\u00e9nales ill\u00e9gales<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">\u00c0 la suite de l'arr\u00eat rendu par la Cour supr\u00eame dans l'affaire&nbsp;<em>Cavendish Square Holding BV c. El Makdessi<\/em>, des p\u00e9nalit\u00e9s de retard ne sont pas ex\u00e9cutoires si elles sont d\u00e9mesur\u00e9es, exorbitantes ou d\u00e9pourvues de justification commerciale l\u00e9gitime. Si ces p\u00e9nalit\u00e9s sont supprim\u00e9es, le manquement peut \u00eatre r\u00e9gularis\u00e9, ce qui rendrait la mise sous administration judiciaire caduque.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Mesures \u00e0 prendre en cas de nomination d'administrateurs judiciaires&nbsp;<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Les administrateurs judiciaires agissent rapidement. D\u00e8s leur nomination, ils prendront contact avec vos locataires, vos assureurs et vos agents immobiliers afin de prendre le contr\u00f4le des revenus et de la gestion du bien. Ne rien faire augmente le risque de perdre votre bien immobilier.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Pour mettre fin \u00e0 une mesure d'ex\u00e9cution, vous devez agir dans les premiers jours suivant la nomination :&nbsp;<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Demandez le relev\u00e9 complet du pr\u00eat :<\/strong>\u00a0Demandez \u00e0 un avocat sp\u00e9cialis\u00e9 de solliciter un d\u00e9compte d\u00e9taill\u00e9 et transparent du montant du rachat, afin de mettre en \u00e9vidence d'\u00e9ventuels frais cach\u00e9s ou gonfl\u00e9s.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"2\" class=\"wp-block-list\">\n<li><strong>V\u00e9rifier les documents de nomination :<\/strong>\u00a0V\u00e9rifiez les dates exactes, les signatures et les modalit\u00e9s de notification utilis\u00e9es par le pr\u00eateur lors de la d\u00e9signation de l'administrateur judiciaire.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"3\" class=\"wp-block-list\">\n<li><strong>Assurez votre sortie financi\u00e8re :<\/strong>\u00a0Continuez \u00e0 \u00e9tudier vos options de refinancement ou de vente d'actifs. Un juge sera bien plus enclin \u00e0 suspendre la mise sous s\u00e9questre si vous \u00eates en mesure de pr\u00e9senter un plan r\u00e9aliste et assorti d'un d\u00e9lai pr\u00e9cis pour rembourser le pr\u00eateur.\u00a0<\/li>\n<\/ol>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Nous contacter \u2013 David Burns, associ\u00e9 principal sp\u00e9cialis\u00e9 dans le contentieux, et Ben Lewis, avocat<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">David Burns, associ\u00e9 principal charg\u00e9 du contentieux, et<strong>&nbsp;<\/strong>Avocat collaborateur,<strong>&nbsp;<\/strong>Ben Lewis poss\u00e8de une vaste exp\u00e9rience dans la d\u00e9fense des int\u00e9r\u00eats des emprunteurs lorsque les pr\u00eateurs ont d\u00e9sign\u00e9 un administrateur judiciaire. Pour toute question \u00e0 ce sujet, veuillez contacter David Burns par e-mail.&nbsp;<a href=\"mailto:d.burns@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">d.burns@rfblegal.co.uk<\/a>&nbsp;ou appelez directement le 0207 467 5751, ou contactez Ben Lewis par e-mail \u00e0 l'adresse&nbsp;<a href=\"mailto:B.Lewis@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">B.Lewis@rfblegal.co.uk<\/a>&nbsp;ou par t\u00e9l\u00e9phone au 0203 947 8892.&nbsp;&nbsp;<\/p>","protected":false},"author":12,"featured_media":9929,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[20],"tags":[81],"class_list":["post-9928","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.9 - aioseo.com -->\n\t<meta name=\"description\" content=\"Introduction Discovering that your bridging lender has appointed a Law of Property Act (LPA) or fixed charge receiver is one of the most critical moments in a property development or investment project. 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