{"id":9934,"date":"2026-07-03T14:16:43","date_gmt":"2026-07-03T14:16:43","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=9934"},"modified":"2026-07-07T10:22:37","modified_gmt":"2026-07-07T10:22:37","slug":"changer-les-regles-de-laccession-a-la-propriete-guide-sur-les-reformes-relatives-au-bail-emphyteotique-et-a-la-pleine-propriete","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/fr\/perspectives\/changer-les-regles-de-laccession-a-la-propriete-guide-sur-les-reformes-relatives-au-bail-emphyteotique-et-a-la-pleine-propriete\/","title":{"rendered":"Changer les r\u00e8gles de l'accession \u00e0 la propri\u00e9t\u00e9 : guide sur les r\u00e9formes relatives au bail emphyt\u00e9otique et \u00e0 la pleine propri\u00e9t\u00e9\u00a0"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Les r\u00e8gles r\u00e9gissant la propri\u00e9t\u00e9 et le contr\u00f4le des biens immobiliers r\u00e9sidentiels en Angleterre et au Pays de Galles connaissent actuellement leur plus grande refonte depuis une g\u00e9n\u00e9ration. Pendant des d\u00e9cennies, l\u2019achat d\u2019un appartement impliquait de se retrouver confront\u00e9 \u00e0 l\u2019univers complexe du \u00ab leasehold \u00bb, un syst\u00e8me qui exposait souvent les acheteurs \u00e0 des loyers fonciers en hausse, \u00e0 des prolongations de bail co\u00fbteuses et \u00e0 des litiges avec les propri\u00e9taires fonciers.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Une r\u00e9forme juridique \u00e0 deux volets vise \u00e0 retirer d\u00e9finitivement le pouvoir aux bailleurs traditionnels pour le redonner aux propri\u00e9taires. Cette transition s'appuie sur deux textes l\u00e9gislatifs majeurs,\u00a0<a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/2024\/22\/contents\">la loi de 2024 sur la r\u00e9forme des baux et de la pleine propri\u00e9t\u00e9 <\/a>et <a href=\"https:\/\/www.gov.uk\/government\/publications\/draft-commonhold-and-leasehold-reform-bill\">le projet de loi de 2026 sur la r\u00e9forme de la copropri\u00e9t\u00e9 et du bail.\u00a0<\/a><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">La loi de 2024 sur la r\u00e9forme des baux et de la pleine propri\u00e9t\u00e9 : \u00e9tat d'avancement et bataille devant la Cour d'appel&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">La loi de 2024 sur la r\u00e9forme des baux et de la pleine propri\u00e9t\u00e9 est entr\u00e9e en vigueur en mai 2024, mais sa mise en \u0153uvre s'est heurt\u00e9e \u00e0 des difficult\u00e9s. Les propri\u00e9taires fonciers ont imm\u00e9diatement oppos\u00e9 une forte r\u00e9sistance juridique, faisant valoir que les changements structurels radicaux pr\u00e9vus par la l\u00e9gislation constituaient une privation ill\u00e9gale des droits de propri\u00e9t\u00e9 au sens de l\u2019article 1er du premier protocole (A1P1) \u00e0 la Convention europ\u00e9enne des droits de l\u2019homme (CEDH).&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Le contr\u00f4le juridictionnel et le recours en appel imminent<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">En octobre 2025, la Haute Cour a rendu un arr\u00eat exhaustif de 167 pages rejetant les recours en contr\u00f4le juridictionnel form\u00e9s par les propri\u00e9taires fonciers. La Cour a estim\u00e9 que le gouvernement avait agi dans le cadre de ses pouvoirs discr\u00e9tionnaires pour corriger un d\u00e9s\u00e9quilibre syst\u00e9mique et anticoncurrentiel sur le march\u00e9 du logement.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Cependant, la bataille juridique est loin d'\u00eatre termin\u00e9e. Le 1er avril 2026, la Cour d'appel a officiellement accord\u00e9 l'autorisation de faire appel \u00e0 cinq grands groupes institutionnels propri\u00e9taires fonciers. Cette deuxi\u00e8me phase du litige, aux enjeux consid\u00e9rables, devrait \u00eatre examin\u00e9e fin 2026 ou d\u00e9but 2027.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Le recours des propri\u00e9taires fonciers porte directement sur trois piliers fondamentaux de la loi de 2024 :&nbsp;<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>L'abolition de la valeur du mariage :<\/strong>\u00a0La loi de 2024 supprime la \u201c valeur de mariage \u201d, c'est-\u00e0-dire le b\u00e9n\u00e9fice hypoth\u00e9tique g\u00e9n\u00e9r\u00e9 par la prolongation d'un bail dont la dur\u00e9e r\u00e9siduelle est inf\u00e9rieure \u00e0 80 ans. Dans l'ancien syst\u00e8me, cette valeur \u00e9tait r\u00e9partie \u00e0 parts \u00e9gales entre le locataire et le propri\u00e9taire foncier. Les propri\u00e9taires fonciers font valoir que la suppression de cette part constitue une confiscation sans compensation de la valeur de l'actif.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"2\" class=\"wp-block-list\">\n<li><strong>Le plafond d'\u00e9valuation du loyer foncier :<\/strong>\u00a0La loi pr\u00e9voit que, lors du calcul de la prime qu'un locataire doit verser pour prolonger son bail ou acqu\u00e9rir la pleine propri\u00e9t\u00e9, le montant du loyer foncier pris en compte est plafonn\u00e9, ce qui r\u00e9duit le montant final vers\u00e9 au propri\u00e9taire foncier.\u00a0<\/li>\n<\/ol>\n\n\n\n<ol start=\"3\" class=\"wp-block-list\">\n<li><strong>Le transfert des frais de justice :<\/strong>\u00a0Auparavant, les locataires \u00e9taient contractuellement tenus de prendre en charge les honoraires professionnels, les frais d'expertise et les frais juridiques du propri\u00e9taire foncier dans le cadre d'une demande d'affranchissement ou de prolongation de bail. La loi de 2024 renverse cette situation en stipulant que chaque partie doit supporter ses propres frais.\u00a0<\/li>\n<\/ol>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Dispositions en vigueur : quelles sont celles qui sont actuellement applicables ?<\/strong>&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">\u00c0 moins que la Cour d'appel ne prononce une injonction formelle visant \u00e0 suspendre l'application de la loi, ce qui est hautement improbable, les dispositions de la loi de 2024 qui ont d\u00e9j\u00e0 \u00e9t\u00e9 mises en vigueur par des arr\u00eat\u00e9s d'entr\u00e9e en vigueur restent pleinement applicables :&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Le droit de vote d\u00e8s le premier jour :<\/strong>\u00a0La \u201c r\u00e8gle des deux ans \u201d, en vigueur depuis longtemps, a \u00e9t\u00e9 abrog\u00e9e. Les locataires-propri\u00e9taires ne sont d\u00e9sormais plus tenus de d\u00e9tenir un bien immobilier r\u00e9sidentiel en location-propri\u00e9t\u00e9 pendant 24 mois avant de pouvoir introduire une demande l\u00e9gale de prolongation de bail ou d\u2019achat collectif en pleine propri\u00e9t\u00e9. Ils b\u00e9n\u00e9ficient de ce droit l\u00e9gal d\u00e8s le premier jour de leur acquisition.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Le seuil commercial \u00e0 usage mixte 50% :<\/strong>\u00a0Les immeubles pr\u00e9sentant une configuration \u00e0 usage mixte (tels que les appartements construits au-dessus de locaux commerciaux ou de bureaux) peuvent d\u00e9sormais b\u00e9n\u00e9ficier de l'affranchissement collectif et du \u00ab droit de gestion \u00bb (RTM) si la surface non r\u00e9sidentielle repr\u00e9sente jusqu'\u00e0 50% de la surface int\u00e9rieure totale de l'immeuble. Il s\u2019agit d\u2019une augmentation consid\u00e9rable par rapport \u00e0 l\u2019ancienne limite l\u00e9gale restrictive de 25%.\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Exclusion du statut de locataire prot\u00e9g\u00e9 :<\/strong>\u00a0En vertu d'un amendement cibl\u00e9 qui entrera en vigueur en d\u00e9cembre 2025, les baux r\u00e9sidentiels de longue dur\u00e9e (conclus pour une dur\u00e9e sup\u00e9rieure \u00e0 21 ans) ne pourront en aucun cas \u00eatre class\u00e9s comme des baux garantis au sens de la loi de 1988 sur le logement. Cela \u00e9limine un risque historique selon lequel un propri\u00e9taire foncier pouvait recourir \u00e0 des proc\u00e9dures judiciaires acc\u00e9l\u00e9r\u00e9es de reprise de possession pour expulser un locataire dont le loyer foncier d\u00e9passait 250 \u00a3 par an (ou 1 000 \u00a3 \u00e0 Londres).\u00a0<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>La norme de prolongation de 990 ans :<\/strong>\u00a0Une fois que les m\u00e9canismes d'\u00e9valuation seront pleinement op\u00e9rationnels, les locataires se verront accorder le droit l\u00e9gal de prolonger la dur\u00e9e de leur bail de 990 ans \u00e0 un loyer foncier symbolique (0 \u00a3), rempla\u00e7ant ainsi le cadre r\u00e9glementaire obsol\u00e8te de prolongation de 90 ans.\u00a0Il convient de noter que, tant que les m\u00e9canismes d'\u00e9valuation ne sont pas en vigueur, la dur\u00e9e de prolongation actuelle reste fix\u00e9e \u00e0 90 ans.\u00a0\u00a0<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Projet de loi de 2026 sur la r\u00e9forme de la copropri\u00e9t\u00e9 et du bail emphyt\u00e9otique&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Si la loi de 2024 modifie le syst\u00e8me actuel de bail emphyt\u00e9otique, la prochaine \u00e9tape pr\u00e9vue par le gouvernement vise \u00e0 le supprimer compl\u00e8tement. Le 27 janvier 2026, le minist\u00e8re du Logement, des Communaut\u00e9s et des Collectivit\u00e9s locales (MHCLG) a publi\u00e9 le projet de loi tr\u00e8s attendu sur la r\u00e9forme du \u00ab commonhold \u00bb et du bail emphyt\u00e9otique.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Le projet de loi a rapidement fait l'objet d'un examen pr\u00e9liminaire officiel, qui a abouti \u00e0 la publication, le 27 mai 2026, d'un rapport d'examen exhaustif par la commission parlementaire charg\u00e9e du logement, des communaut\u00e9s et des collectivit\u00e9s locales.<strong>.<\/strong>&nbsp;La ligne directrice claire de la politique ex\u00e9cutive a \u00e9t\u00e9 encore renforc\u00e9e par son inclusion explicite dans le discours du Roi.<strong>.<\/strong>&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Les grands axes du projet de loi de 2026 sont les suivants :&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Le mandat relatif \u00e0 la copropri\u00e9t\u00e9 et l'interdiction de construire de nouveaux appartements<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">La mesure phare de ce projet de loi est l'interdiction totale de cr\u00e9er ou de c\u00e9der de nouveaux appartements en bail emphyt\u00e9otique. En revanche, la l\u00e9gislation instaure la copropri\u00e9t\u00e9 comme r\u00e9gime de propri\u00e9t\u00e9 par d\u00e9faut pour tous les nouveaux programmes immobiliers r\u00e9sidentiels collectifs.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Dans le cadre d'un r\u00e9gime de copropri\u00e9t\u00e9 de type \u00ab commonhold \u00bb, qui s'inspire des mod\u00e8les internationaux de copropri\u00e9t\u00e9, chaque acqu\u00e9reur d'un appartement d\u00e9tient la pleine propri\u00e9t\u00e9 de son logement. Les parties communes de l'ensemble immobilier sont d\u00e9tenues et g\u00e9r\u00e9es par une association de copropri\u00e9t\u00e9 (\u00ab Commonhold Association \u00bb), une personne morale d\u00e9tenue collectivement par les copropri\u00e9taires. Il n\u2019y a pas de propri\u00e9taire foncier externe, pas de dur\u00e9e de bail \u00e0 compter \u00e0 rebours et pas de redevance fonci\u00e8re.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Lors d'une importante mise \u00e0 jour de la politique gouvernementale pr\u00e9sent\u00e9e dans un discours liminaire prononc\u00e9 devant l'Institute for Government, le ministre du Logement, Matthew Pennycook, a confirm\u00e9 que, bien que le gouvernement ait pour objectif d'adopter tous les aspects essentiels du projet de loi d'ici la fin de la l\u00e9gislature actuelle, l'interdiction totale des nouveaux appartements en bail emphyt\u00e9otique ne sera probablement pas mise en place avant 2029. Ce d\u00e9lai laisse aux promoteurs immobiliers et aux pr\u00eateurs le temps d'adapter leurs programmes de construction et leurs mod\u00e8les financiers.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Plafonds des redevances fonci\u00e8res applicables aux baux existants<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Afin de rem\u00e9dier aux difficult\u00e9s rencontr\u00e9es par des millions de personnes li\u00e9es par des baux \u00e0 long terme existants, le projet de loi instaure un plafonnement g\u00e9n\u00e9ral du loyer foncier \u00e0 250 livres sterling par an.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Selon le projet de texte actuel, ce plafond s'appliquera imm\u00e9diatement aux baux r\u00e9sidentiels existants. Il est essentiel de noter que le projet de texte contient une clause d'expiration automatique, ce qui signifie qu'au bout d'une p\u00e9riode de 40 ans, le plafond sera d\u00e9finitivement ramen\u00e9 \u00e0 un loyer symbolique (0 \u00a3). Le calendrier l\u00e9gislatif actuel du gouvernement pr\u00e9voit la mise en \u0153uvre du plafond initial de 250 \u00a3 vers la fin de l'ann\u00e9e 2027.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Abaissement du seuil de conversion en copropri\u00e9t\u00e9<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Historiquement, la conversion d\u2019un immeuble d\u2019appartements existant, soumis \u00e0 un r\u00e9gime de bail, en une structure de copropri\u00e9t\u00e9 n\u00e9cessitait le consentement unanime de chaque locataire et titulaire de charge hypoth\u00e9caire de l\u2019immeuble, un seuil qui rendait ces conversions pratiquement impossibles dans la plupart des cas.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Le projet de loi de 2026 r\u00e9duit consid\u00e9rablement cet obstacle en instaurant un simple seuil de majorit\u00e9 de 50%. Si plus de la moiti\u00e9 des locataires \u00e9ligibles d'un immeuble votent en faveur de la conversion, ils peuvent l\u00e9galement contraindre les r\u00e9sidents restants et le propri\u00e9taire foncier \u00e0 faire passer l'immeuble sous le r\u00e9gime de la copropri\u00e9t\u00e9.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>La suppression totale de la confiscation du bail<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">En vertu du droit immobilier en vigueur, un propri\u00e9taire foncier peut engager une proc\u00e9dure de r\u00e9siliation de bail \u00e0 l'encontre d'un locataire r\u00e9sidentiel pour des dettes aussi modestes que 350 \u00a3, ce qui lui permet potentiellement de saisir un bien d'une valeur de plusieurs centaines de milliers de livres \u00e0 la suite d'un simple litige concernant les charges locatives.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Le projet de loi de 2026 supprime totalement le droit de confiscation dans le cadre des baux r\u00e9sidentiels de longue dur\u00e9e. Il remplace ce pouvoir par un dispositif proportionn\u00e9, encadr\u00e9 par les tribunaux, de recouvrement des cr\u00e9ances et d'ex\u00e9cution des baux, qui prot\u00e8ge les propri\u00e9taires contre la perte de leur capital immobilier en cas de litige concernant les charges.&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Abrogation des pouvoirs des \u201c fleecehold \u201d dans les domaines priv\u00e9s<\/strong>&nbsp;<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Ce projet de loi vise \u00e0 lutter contre les pratiques abusives observ\u00e9es dans les lotissements en pleine propri\u00e9t\u00e9 g\u00e9r\u00e9s par des soci\u00e9t\u00e9s priv\u00e9es, souvent qualifi\u00e9s de \u201c fleecehold \u201d. Ce texte pr\u00e9voit d\u2019abroger int\u00e9gralement les articles 121 et 122 de la loi de 1925 sur la propri\u00e9t\u00e9 immobili\u00e8re (Law of Property Act 1925). Cette modification prive les soci\u00e9t\u00e9s de gestion immobili\u00e8re priv\u00e9es de leurs droits l\u00e9gaux de p\u00e9n\u00e9trer dans le logement d\u2019un propri\u00e9taire ou d\u2019imposer un bail d\u2019ex\u00e9cution sur une maison en raison de loyers immobiliers impay\u00e9s ou contest\u00e9s.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Conclusion : un avenir marqu\u00e9 par les promesses, les retards et une profonde incertitude&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">L'\u00e9volution parall\u00e8le de la loi de 2024 sur la r\u00e9forme du bail emphyt\u00e9otique et de la pleine propri\u00e9t\u00e9 (Leasehold and Freehold Reform Act 2024) et du projet de loi de 2026 sur la r\u00e9forme du r\u00e9gime de copropri\u00e9t\u00e9 et du bail emphyt\u00e9otique (Draft Commonhold and Leasehold Reform Bill 2026) constitue une tentative historique de remodeler en profondeur l'accession \u00e0 la propri\u00e9t\u00e9 en Angleterre et au Pays de Galles. Sur le papier, ces r\u00e9formes de grande envergure promettent un syst\u00e8me bien plus \u00e9quitable, en accordant aux locataires un droit de prolongation d\u00e8s le premier jour, en r\u00e9duisant les frais li\u00e9s \u00e0 la prolongation des baux, en prot\u00e9geant les propri\u00e9taires contre les saisies immobili\u00e8res abusives et en tra\u00e7ant une feuille de route claire vers un march\u00e9 immobilier privil\u00e9giant la copropri\u00e9t\u00e9.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Pourtant, malgr\u00e9 tout l'optimisme et les perspectives prometteuses qui entourent ces avanc\u00e9es l\u00e9gislatives, la r\u00e9alit\u00e9 imm\u00e9diate est marqu\u00e9e par des retards persistants, des calendriers politiques laborieux et une profonde incertitude juridique.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">En fin de compte, l'Angleterre et le Pays de Galles s'orientent peut-\u00eatre vers un avenir sans baux emphyt\u00e9otiques, mais cette transition s'av\u00e8re \u00eatre un marathon plut\u00f4t qu'un sprint. Alors que les rouages de Westminster et des tribunaux tournent lentement, l'incertitude r\u00e8gne pour les particuliers et les entreprises, qu'ils soient propri\u00e9taires ou locataires.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Avocat sp\u00e9cialis\u00e9 dans les litiges immobiliers et l'expropriation, Ben Lewis \u2013 Contactez-nous&nbsp;&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Ben Lewis est avocat collaborateur au sein du d\u00e9partement contentieux de RFB. Pour toute question concernant ce sujet, veuillez contacter Ben Lewis par e-mail \u00e0 l'adresse suivante :&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.<\/p>","protected":false},"author":12,"featured_media":9935,"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-9934","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=\"The rules governing who owns and controls residential property in England and Wales are undergoing their biggest shake-up in a generation. For decades, buying a flat meant entering the complex world of leasehold, a system that often left buyers dealing with rising ground rents, expensive lease extensions, and disputes with freeholders. 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