An example today is the Sovereign Military Order of Malta , which is a United Nations observer , has bi-lateral diplomatic relations with 104 states . It has no land of its own , only embassies and consulates .
A present day example is the Sovereign Military Order of Malta , which is a United Nations observer , has bi-lateral diplomatic relations with 104 states , while having no territory since 1798 and possessing only extraterritorial areas since ( i.e. embassies and consulates ) .