2023 QCCQ 5161, 2023 QCCQ 5161

Danda Capital inc. c. 9255-3320 Québec inc. 2023 QCCQ 5161 COUR DU QUÉBEC « Division des petites créances » CANADA PROVINCE DE QUÉBEC DISTRICT DE MONTRÉAL « Chambre civile » N° : 500-32-712933-201 DATE : 2 août 2023 ______________________________________________________________________ SOUS LA PRÉSIDENCE DE L’HONORABLE BRIGITTE GOUIN, J.C.Q. ______________________________________________________________________ DANDA CAPITAL INC.

Partie demanderesse c. 9255-3320 QUÉBEC INC.

Partie défenderesse ______________________________________________________________________ JUGEMENT ______________________________________________________________________ [ 1 ] La

partie demanderesse, Danda Capital Inc. (Danda) réclame de la

partie défenderesse, 9255-3320 Québec Inc. (9255) 15 000$ en dommages alléguant négligence d’honorer ses obligations contractuelles. [ 2 ] Danda soutient que nonobstant une entente qui est intervenue entre les parties, soit une Promesse d’achat dument signée, 9255 refuse de remettre la documentation, analyse et étude de sa « due diligence » ce qui lui a causé des dommages évalués à plus de 15 000$. [ 3 ] 9255 quant à elle, conteste la réclamation alléguant que toute la documentation requise en vertu de la clause 8.7 de la Promesse d’achat fut effectivement remise telle que requise. [ 4 ] Une entente intitulée « Promise to Purchase » est intervenue entre les parties le ou vers le 6 décembre 2019 en vertu de laquelle, 9255 acceptait d’acheter un terrain, propriété de Danda, sis à Boisbriand, pour une somme de 4 000 659 080$ [1] . [ 5 ] Les termes pertinents au présent litige sont les suivants : PROMISE TO PURCHASE Immovable without erected construction described as follows: NON-AGRICULTURAL PORTION OF LOT 2 503 190 Québec cadastre Approximate area: 232,954 sqft 1.

IDENTIFICATION OF THE PARTIES Saga Realties (9255-3320 Québec Inc.) 4333 Autoroute des Laurentides Laval, QC, H7L 5W5 Represented by Sami Hajjar (HEREINAFTER CALLED THE BUYER) ET

Immeubles Grand Boulevard Inc. 1502-5140 Avenue MMacdonald Montreal, QC, H3X 3Z1 Represented by Maurice Fattal Danda Capital Inc. 705-1134 rue Sainte-Ouest Montreal, QC, H3B 3S2 Represented by Emile Fattal (HEREINAFTER CALLED THE SELLERS) 2. OBJECT OF THE PROMISE TO PURCHASE The BUYER hereby undertakes to purchase the immovable described below at the prices and conditions set out below. […] 5.

IDENTIFICATION OF NOTARY FOR DEPOSIT 5.1 The notary hereinabove referred to under para. 4.2, who will keep the deposit in his trust account is: Angelo Febbraio Prévost Notaries Inc. 2000 Avenue McGill College #1600, MONTRÉAL, QC, Canada H3A 3H3 (514) 392-9033 […] 8. DUE DILIGENT VERIFICATION PERIOD The SELLER has provided the “technical description” prepared by Mr. André Moulin, a.g. dated August 14, 1986, which describes the IMMOVABLE that is the subject of this offer to purchase and described above at para.3.

Since it is essential that the said IMMOVABLE being sold has an independent cadastral number and the agricultural land which is not being sold to have direct access to a street, the SELLER has mandated a land surveyor to: a.

Obtain the creation of a cadastre number affecting the said IMMOVABLE with a technical description or a certificate of location and confirm the superficial area of the IMMOVABLE being sold; and b. obtain the necessary street access for the aforesaid agricultural land under its current zoning and as may be required in the event it is eventually converted in the future to white zoned urban development.

PROMISE TO PURCHASE Immovable without erected construction described as follows: NON-AGRICULTURAL PORTION OF LOT 2 503 190 Québec cadastre Approximate area: 232,954 sqft As a result, the SELLER will have 90 days to obtain the said land register number and produce the said technical description or certificate of location as well as the abovementioned street access. In the event that the90-day period is insufficient, the SELLER will notify the BUYER of this and will thus have an additional period of 30 days, for a total of 120 days.

If he fails to obtain the aforesaid cadastral number and the above described street access, within the 120-day period, this offer will be considered null and void and the $ 50,000 deposit will be returned to the BUYER without any recourse from one party to the other. If the SELLER exercises his right to extend the 90-day period to 120-day period as hereinabove provided, the due diligence period indicated in para. 8 will also be extended from 90 days to a total of 120 days from date of acceptance of this offer. The SELLER will have no other document to provide to the BUYER.

The “ due diligence period” begins to run from date of acceptance of this offer. 8.1 Before expiry of the period of the due diligence period, the BUYER may examine the IMMOVABLE, carry out any investigation deemed necessary by the BUYER.

These investigations and audits may affect any and all legal, material and financial aspects of the IMMOVABLE, including, without limitation, the review of the IMMOVABLE’s compliance with all applicable laws, statutes, regulations and codes (including environmental and zoning laws and construction), review of the title of IMMOVABLE and any other matter of interest to the IMMOVABLE or its value. 8.2 Null. 8.3 Null. 8.4 Null. 8.5 The BUYER or his professionals shall have the right to carry out tests at the IMMOVABLE.

These tests will be the responsibility of the BUYER and the BUYER must restore the premises as they were prior to performing these tests. 8.6 At the request of the BUYER, the SELLER shall provide written authorizations to enable the BUYER and his agents to make the necessary verifications with all the governmental agencies having jurisdiction over the IMMOVABLE. 8.7 The BUYER will have 90 days after the acceptance of this offer for due diligence. Upon expiration of 45 days, the BUYER will send the SELLER a documented update on the progress of its due diligence.

Not later than the expiry of the said 90-day period, the BUYER shall notify the SELLER in writing that he has completed his due diligence to his satisfaction and that he:

a) Will sign the deed of sale in the next 15 days. PROMISE TO PURCHASE Immovable without erected construction described as follows: NON-AGRICULTURAL PORTION OF LOT 2 503 190 Québec cadastre Approximate area: 232,954 sqft

b) That will take the IMMOVABLE in its current state without any legal warranty/guarantee or any other warranty/guarantee of any kind whatsoever. Failing which, this offer will be considered null and void and the notary holding the deposit of $ 50,000.00 will give back the deposit to the BUYER.

In such situation, the BUYER will give the SELLER copies of all documents, exchanges, analyses and studies that were part of his due diligence, all for the use of the SELLER. [Reproduction partielle] [ 6 ] Une mise en demeure fut adressée le 29 juin 2020 par Danda selon les termes suivants : STRICTLY WITHOUT PREJUDICE Saga Realties (9255-3320 Québec Inc.) 4333 Autoroute des Laurentides Laval, QC, H7L 5W5 Attention: Mr. Sami Hajjar Re: Boisbriand, Portion of Lot 2503 190 Quebec Cadaster: Promise to Purchase, dated Dec. 6, 2019 – Due diligence documents Dear Mr.

Hajjar, As detailed in our correspondence below, we have written to you on several (9) occasions requesting that you give us the due diligence documents we are entitled to receive under the subject Promise to Purchase, namely “ copies of all documents, exchanges, analyses and studies that were part of his due diligence, all for the use of the Sellers .” We are at a total loss to understand why you will not respect your undertaking to supply same. Failure to receive said documents by Friday, July 3, 2020, we shall take legal proceedings against you for $15,000 as compensation for said documents.

Please do govern yourselves accordingly. Sincerely, Emile Fattal Danda Capital Inc. […] You still have the obligation to give us your due diligence documents.

Why are you refusing to honor said obligation? [Reproduction partielle] [ 7 ] Monsieur Sami Hajjar, représentant de 9255, conteste la réclamation niant que les documents en lien avec la cause 8.7 de la Promesse d’achat ne furent pas remis. [ 8 ] En effet, celui-ci confirme qu’un plan d’aménagement fut effectivement réalisé et dument remis à la demanderesse [2] . [ 9 ] Monsieur Hajjar est affirmatif, aucun autre document, étude, rapport ou autre ne fut effectué par 9255.

Il demeure donc aucune obligation de produire de tels documents inexistants. [ 10 ] La défenderesse ajoute que tel qu’il appert des termes clairs de la Promesse d’achat, elle pouvait se retirer en tout temps du processus ce qui fut fait selon les règles. Celle-ci soutient, de plus, que le comportement de Danda Capital Inc. est un harcèlement à l’encontre de la Loi. CONSIDÉRANT la preuve testimoniale et documentaire. CONSIDÉRANT les termes clairs de la Promesse d’achat intervenue entre les parties, le 9 décembre 2019.

CONSIDÉRANT les articles 2803 et 2804 du Code civil du Québec en vertu desquels dans toute poursuite en justice, la

partie demanderesse doit démontrer au Tribunal par une preuve prépondérante le bien-fondé de ses prétentions : 2803. Celui qui veut faire valoir un droit doit prouver les faits qui soutiennent sa prétention.

Celui qui prétend qu’un droit est nul, a été modifié ou est éteint doit prouver les faits sur lesquels sa prétention est fondée. 2804 . La preuve qui rend l’existence d’un fait plus probable que son inexistence est suffisante, à moins que la loi n’exige une preuve plus convaincante. Dans tout recours en dommages, la

partie demanderesse doit prouver selon les mêmes règles de preuve la faute de la

partie défenderesse, les dommages subis, les liens de causalités entre la faute et les dommages. CONSIDÉRANT que la

partie demanderesse n’a pas rencontré son fardeau de preuve démontrant une responsabilité ou une négligence de la part de la

partie défenderesse 9255-3320 Québec Inc. PAR CES MOTIFS, LE TRIBUNAL : REJETTE la Demande de Danda Capital Inc.,

partie demanderesse contre la

partie défenderesse, 9255-3320 Québec Inc. AVEC FRAIS au montant de 313$ représentant les frais du timbre judiciaire. _________________________________ BRIGITTE GOUIN, J.C.Q. Date d’audience : 6 juin 2023