Underwriting Manual: Churches And Religious Associations

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Underwriting Manual Subtopic
3.16.1

Organization Of Churches And Religious Associations

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In general, churches and religious associations may assume two different forms of organizational structures:

  • Congregational

    Typically, an independent organization governed solely within itself by a majority of its members or by such other local entities as it may have instituted for the purpose of ecclesiastical government. In congregational churches, there may be supervisory bodies or judicatories, but they have no control over the property or real estate of the local churches.

  • Hierarchical

    Typically, one organized as a body with another church known as the parent church, both having similar faith and doctrine and the same constitutional or ecclesiastical laws. In such denominations, title to real estate, though vested in the local entity, remains subject to the control of a supervisory body.

Underwriting Manual Subtopic
3.16.2

Incorporation Of Churches And Religious Associations

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Churches and religious associations may exist without being incorporated. However, incorporation may be required for the church to hold title to land.

A religious corporation or association and the church whose doctrine it represents are two different entities that may coexist independently. The objective of one is materialistic while the other deals exclusively with faith and matters of the spirit.

The right to incorporate has to conform with the corporation statute as to the purpose of the proposed incorporation as well as with the general laws of the state. Incorporation of churches and religious associations may take place under general laws or under express statutory provisions.

Under the constitutions of two states (Virginia and West Virginia), churches cannot be incorporated; in some other states, incorporation is prohibited except for the purpose of holding title to such real estate as may be prescribed by law, generally for church edifices, parsonages, and cemeteries. Many other states provide, as an alternative, incorporation under the general nonprofit corporation statutes.


Underwriting Manual Subtopic
3.16.3

Power To Acquire And Hold Title As Church Or Religious Association

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In general, with certain statutory limitations, religious corporations have the capacity to acquire and hold real property for purposes consistent with their creation and existence.


Underwriting Manual Subtopic
3.16.4

Power To Encumber and Convey As Church Or Religious Association

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Statutory

In some states, by virtue of statute, the sanction or approval of a court is essential to any encumbrance or alienation of church property.

Inner Structure

In addition to compliance with statutory provisions, it is always necessary to ascertain fully those acts which are permissible, those which are prohibited, and which others, if any, require authority from a supervisory body.


Underwriting Manual Subtopic
3.16.5

Power Determination Of Church Or Religious Association

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The determination of whether a church can hold, encumber or convey real estate requires the careful examination of all the documents under which the church operates (constitution, charter, rules, discipline, bylaws, etc.). Copies of all these documents must be requested and examined, in conjunction with the related statutory provisions, for the purpose of determining the church power or capacity to execute real estate transactions.


Underwriting Manual Subtopic
3.16.6

Unincorporated Religious Associations

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Frequently, unincorporated religious associations attempt to take title in the name of the church alone. With few exceptions, such attempts will not vest title in the church since the church as an unincorporated religious association is generally not a legal entity in which legal title can vest.

As a solution to this situation, title to real estate property could be held by some of its members, in trust, for the use and benefit of the unincorporated religious association.


Underwriting Manual Subtopic
3.16.7

Corporation Sole (Church Or Religious Association)

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A "corporation sole" is a corporation consisting of one person only, such as a bishop, chief priest, minister, paster or clergyman, presiding elder, or other presiding officer of a religious denomination or church and their successors. In certain states, a corporation sole is allowed to become a corporation under state law.


Underwriting Manual Subtopic
3.16.8

Congregational Problems That May Affect The Power

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The alienation or encumbrance of property held by the trustees of an incorporated religious association may sometimes be affected by problems that afflict the congregation.

Among such problems may be:

  • Schisms
  • Divisions
  • Secessions
  • Extinguishments

From the title insurance point of view, no attempt should be made either to get involved in any church dispute or to take side with any church faction.

The same principle is applicable to the disposition of real property after the extinguishment or dissolution of the congregation.