Can I enforce an oral land sale agreement in Kinshasa if only partial payment was made and no deed exists?

Bonjour,

En RD. Congo, "Les conventions légalement formées tiennent lieu de loi à ceux qui les ont faites" (article 33 du code civil livre 3). Cela signifie qu'en RDC, toute convention, qu'elle soit verbale ou écrite, si elle est conforme à la loi, est valable entre les parties signataires. Un acte notarié a pour effet d'opposabilité à l'égard des personnes non signataires à l'acte et rend le document authentique. Toutefois, même si l'acte n'est pas notarié, il reste valable entre les parties qui l'ont signé.

Les actes verbaux sont également valables en RDC s'ils ont été conclus conformément aux lois. La crainte est que le cosignataire conteste ou nie l'existence d'un contrat verbal. Ce que l'on fait dans ce cas est de chercher à obtenir la reconnaissance de l'acte verbal sur un document judiciaire écrit tel qu'une sommation judiciaire à payer. La réponse que le débiteur donnera par voie de cette sommation remplace automatiquement le document écrit.

Tel est le point de vue de notre équipe.

PFK AVOCATS
Lubumbashi, RDC

Bonjour,

En RD. Congo, "Les conventions légalement formées tiennent lieu de loi à ceux qui les ont faites" (article 33 du code civil livre 3). Cela signifie qu'en RDC, toute convention, qu'elle soit verbale ou écrite, si elle est conforme à la loi, est valable entre les parties signataires. Un acte notarié a pour effet d'opposabilité à l'égard des personnes non signataires à l'acte et rend le document authentique. Toutefois, même si l'acte n'est pas notarié, il reste valable entre les parties qui l'ont signé.

Les actes verbaux sont également valables en RDC s'ils ont été conclus conformément aux lois. La crainte est que le cosignataire conteste ou nie l'existence d'un contrat verbal. Ce que l'on fait dans ce cas est de chercher à obtenir la reconnaissance de l'acte verbal sur un document judiciaire écrit tel qu'une sommation judiciaire à payer. La réponse que le débiteur donnera par voie de cette sommation remplace automatiquement le document écrit.

Tel est le point de vue de notre équipe.

PFK AVOCATS 

Lubumbashi, RDC

Re: Enforceability of Oral Land Sale Agreement in Kinshasa (Partial Payment, No Deed) 

Hello.

You informed us that you entered into an oral agreement to purchase land in Kinshasa. A partial payment of the purchase price was made, but no written or notarial deed was executed. You now seek advice on whether such an agreement can be enforced or whether you may recover the payment already made.

1. Under the Congolese Civil Code, contracts that are legally formed are binding between the parties. However, the sale of immovable property requires a notarial deed in order to be validly constituted and enforceable against third parties. While oral contracts may be recognized between the contracting parties, they are difficult to prove and cannot be registered with the land registry.
2. Between you and the seller, the oral agreement may be binding if the essential elements of a contract—consent, object, and consideration—are present. Against third parties, however, the absence of a notarial deed means the agreement has no effect. A subsequent buyer who obtains a notarized deed would prevail over your claim. The partial payment you made constitutes evidence of performance and may support a claim either to compel the seller to sign a deed or, if that is not possible, to recover the money. Courts may recognize the oral contract if you can provide sufficient evidence, but litigation is often lengthy and uncertain.
3. Your first priority should be to secure all available evidence, including proof of payment, written exchanges such as letters, text messages, or WhatsApp communications, and testimony from witnesses. If the seller is cooperative, you should insist on formalizing the transaction before a notary without delay. If the seller refuses, you may consider legal action either to compel performance or to recover your payment. A judicial demand, or sommation judiciaire, may also be issued to obtain acknowledgment from the seller, which would strengthen your position. For future transactions, it is essential to ensure that all land sales are formalized by a notarial deed and registered with the land registry.
4. Although your oral agreement may be valid between you and the seller, it does not meet the formal requirements necessary for enforceability against third parties. The most effective course of action is to either compel the seller to execute a notarial deed or, if that proves impossible, to pursue restitution of your payment through the courts.
5. We are willing to assist if needed.

Thanks

Re: Enforceability of Oral Land Sale Agreement in Kinshasa (Partial Payment, No Deed)

Hello.

You informed us that you entered into an oral agreement to purchase land in Kinshasa. A partial payment of the purchase price was made, but no written or notarial deed was executed. You now seek advice on whether such an agreement can be enforced or whether you may recover the payment already made.

1. Under the Congolese Civil Code, contracts that are legally formed are binding between the parties. However, the sale of immovable property requires a notarial deed in order to be validly constituted and enforceable against third parties. While oral contracts may be recognized between the contracting parties, they are difficult to prove and cannot be registered with the land registry.

2. Between you and the seller, the oral agreement may be binding if the essential elements of a contract—consent, object, and consideration—are present. Against third parties, however, the absence of a notarial deed means the agreement has no effect. A subsequent buyer who obtains a notarized deed would prevail over your claim. The partial payment you made constitutes evidence of performance and may support a claim either to compel the seller to sign a deed or, if that is not possible, to recover the money. Courts may recognize the oral contract if you can provide sufficient evidence, but litigation is often lengthy and uncertain.

3. Your first priority should be to secure all available evidence, including proof of payment, written exchanges such as letters, text messages, or WhatsApp communications, and testimony from witnesses. If the seller is cooperative, you should insist on formalizing the transaction before a notary without delay. If the seller refuses, you may consider legal action either to compel performance or to recover your payment. A judicial demand, or sommation judiciaire, may also be issued to obtain acknowledgment from the seller, which would strengthen your position. For future transactions, it is essential to ensure that all land sales are formalized by a notarial deed and registered with the land registry.

4. Although your oral agreement may be valid between you and the seller, it does not meet the formal requirements necessary for enforceability against third parties. The most effective course of action is to either compel the seller to execute a notarial deed or, if that proves impossible, to pursue restitution of your payment through the courts.

5. We are willing to assist if needed.

Thanks