UNITED STATES
SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-K

(Mark One)

| | ☑ | ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
| | - | ------------------------------------------------------------------------------------

For the fiscal year ended December 31, 2021
or

| | ☐ | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
ACT OF 1934
| | - | ----------------------------------------------------------------------------------------

For the transition period from _____ to _____
Commission file number of the issuing entity: 333-177354-01

Central Index Key Number of the issuing entity: 0001544629

UBS Commercial Mortgage Trust 2012-C1

(exact name of the issuing entity as specified in its charter)



Central Index Key Number of the depositor: 0001532799

UBS Commercial Mortgage Securitization Corp.

(exact name of the depositor as specified in its charter)



Central Index Key Number of the sponsor: 0001541886

UBS Real Estate Securities Inc.

(exact name of the sponsor as specified in its charter)



Central Index Key Number of the sponsor: 0000312070

Barclays Bank PLC

(exact name of the sponsor as specified in its charter)



Central Index Key Number of the sponsor: 0001682523

Starwood Mortgage Funding II LLC

(exact name of the sponsor as specified in its charter)

(formerly known as Archetype Mortgage Funding II LLC)



|New York(State or other jurisdiction of
    incorporation or organization of
    the issuing entity) | 45-5186367
    45-5480507
    46-6155120
    (I.R.S. Employer
    Identification Numbers)
|---------------------------------------------------------------------------------------------------- | -----------------------------------------------------------------------------------------

c/o Deutsche Bank Trust Company Americas

as Certificate Administrator

1761 East St. Andrew Place

Santa Ana, CA

(Address of principal executive offices of the issuing
entity)

92705

(Zip Code)

Registrant’s telephone number, including area
code:

(212) 713-2000

Securities registered pursuant to Section 12(b) of the Act:

|Title of each class | Trading Symbol(s) | Name of each exchange on which registered
|------------------- | ----------------- | -----------------------------------------
|None                |                   |                                          

Securities registered pursuant to Section 12(g) of the Act: None.

Indicate by check mark if the registrant is a well-known seasoned issuer,
as defined in Rule 405 of the Securities Act. ☐ Yes  ☑ No

Indicate by check mark if the registrant is not required to file reports
pursuant to Section 13 or Section 15(d) of the Act. ☐ Yes  ☑ No

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that
the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. ☑ Yes  ☐ No

Indicate by check mark whether the registrant has submitted electronically
and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of
Regulation S-T (Section 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required
to submit and post such files).

Not applicable.

Indicate by check mark if disclosure of delinquent filers pursuant to Item
405 of Regulation S-K (Section 229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant’s
knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K.

Not applicable.

Indicate by check mark whether the registrant is a large accelerated filer,
an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large
accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company”
in Rule 12b-2 of the Exchange Act.

|Large accelerated filer | ☐                                               | Accelerated filer         | ☐
|----------------------- | ----------------------------------------------- | ------------------------- | -
|Non-accelerated filer   | ☑ (Do not check if a smaller reporting company) | Smaller reporting company | ☐
|                        |                                                 | Emerging growth company   | ☐

If an emerging growth company, indicate by check mark if the registrant has
elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant
to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant has filed a report on and attestation
to its management’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the
Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report. ☐

Indicate by check mark whether the registrant is a shell company (as defined
in Rule 12b-2 of the Act). ☐ Yes  ☑ No

State the aggregate market value of the voting and non-voting common equity
held by non-affiliates computed by reference to the price at which the common equity was last sold, or the average bid and asked price
of such common equity, as of the last business day of the registrant’s most recently completed second fiscal quarter.

Not applicable.

Indicate by check mark whether the registrant has filed all documents and
reports required to be filed by Section 12, 13 or 15(d) of the Securities Exchange Act of 1934 subsequent to the distribution of securities
under a plan confirmed by a court. ☐ Yes  ☐ No

Not applicable.

Indicate the number of shares outstanding of each of the registrant’s
classes of common stock, as of the latest practicable date.

Not applicable.

DOCUMENTS INCORPORATED BY REFERENCE

List hereunder the following documents if incorporated by reference and the
Part of the Form 10-K (e.g., Part I, Part II, etc.) into which the document is incorporated: (1) Any annual report to security holders;
(2) Any proxy or information statement; and (3) Any prospectus filed pursuant to Rule 424(b) or (c) under the Securities Act of 1933.
The listed documents should be clearly described for identification purposes (e.g., annual report to security holders for fiscal year
ended December 24, 1980).

Not applicable.










EXPLANATORY NOTES

The Exhibit Index describes exhibits provided by certain parties (in their
capacities indicated on the Exhibit Index) with respect to the Poughkeepsie Galleria Mortgage Loan, which constituted approximately 6.4%
of the asset pool of the issuing entity as of its cut-off date.  The Poughkeepsie Galleria Mortgage Loan is an asset of the issuing
entity and is part of a loan combination that includes the Poughkeepsie Galleria Mortgage Loan and one other pari passu loan, which is
not an asset of the issuing entity. The other pari passu portion of the loan combination was securitized in the UBS-Citigroup Commercial
Mortgage Trust 2011-C1 transaction, Commission File Number 333-166711-01 (the “UBS-Citigroup 2011-C1 Transaction”).
This loan combination, including the Poughkeepsie Galleria Mortgage Loan, is being serviced and administered pursuant to the pooling and
servicing agreement for the UBS-Citigroup 2011-C1 Transaction, which is incorporated by reference as Exhibit 4.2 to this Annual Report
on Form 10-K.

The master servicer of a pooling and servicing agreement or trust and servicing
agreement also functions as the primary servicer of the related mortgage loans serviced and administered pursuant to such agreement unless
a separate primary servicer is identified herein. If this report does not identify a separate primary servicer, the servicer compliance
statement provided by the master servicer under any such agreement also encompasses its responsibilities as primary servicer of the related
mortgage loan or mortgage loans.

KeyBank National Association (as successor to KeyCorp Real Estate Capital
Markets, Inc.) (“KeyBank”), is the primary servicer of four of the mortgage loans serviced under the Pooling and Servicing
Agreement and of the Poughkeepsie Galleria Mortgage Loan. These mortgage loans, in the aggregate, constituted more than 10% of the asset
pool of the issuing entity as of its cut-off date. Thus, KeyBank is a “servicer,” as defined in Item 1108(a)(2)(iii) of Regulation
AB, with respect to these mortgage loans. The assessments of compliance with applicable servicing criteria, accountants’ attestation
reports and servicer compliance statements delivered by KeyBank in the capacities described above are listed in the Exhibit Index.

Rialto Capital Advisors, LLC is the special servicer of the mortgage loans
serviced under the Pooling and Servicing Agreement and the Poughkeepsie Galleria Mortgage Loan. As a result, Rialto Capital Advisors,
LLC is a “servicer” as defined in Item 1108(a)(2)(iii) of Regulation AB, in the capacities described above, because it is
servicing mortgage loans that constituted 10% or more of the assets of the issuing entity as of its cut-off date. The assessments of compliance
with applicable servicing criteria, accountants’ attestation reports and servicer compliance statements delivered by Rialto Capital
Advisors, LLC in the capacities described above are listed in the Exhibit Index.

This Annual Report on Form 10-K includes assessments of compliance with applicable
servicing criteria and accountants’ attestation reports from CoreLogic Solutions, LLC.  This entity was engaged by the master
servicer under the Pooling and Servicing Agreement (except with respect to those mortgage loans for which KeyBank National Association
(as successor to KeyCorp Real Estate Capital Markets, Inc.) is the primary servicer) to remit tax payments received from the escrow accounts
of borrowers to local taxing authorities, to report tax amounts due, to verify tax parcel information, and to verify non-escrow tax payments.
These servicing functions are included within the servicing criteria set forth in Items 1122(d)(4)(xi) and 1122(d)(4)(xii) of Regulation
AB.  Therefore, under the principles-based definition of “servicer” set forth in Item 1101(j) of Regulation AB that looks
to the functions that an entity performs, this vendor is a “servicer” for the purposes of Item 1122 of Regulation AB. 
See Compliance and Disclosure Interpretations, Section 301.01 (Item 1101(j)).

The assessment of compliance with applicable servicing criteria, accountants’
attestation report and servicer compliance statement of the certificate administrator of the Poughkeepsie Galleria Mortgage Loan is omitted
from this Annual Report on Form 10-K as the certificate administrator pursuant to the related pooling and servicing agreement or trust
and servicing agreement does not perform any activities that address servicing criteria with respect to the issuing entity and because
it is not a “servicer” that meets the criteria in Item 1108(a)(2)(i) through (iii) of Regulation AB.

PART I

Item 1. Business.

Omitted.

Item 1A. Risk Factors.

Omitted.

Item 1B. Unresolved Staff Comments.

None.

Item 2. Properties.

Omitted.

Item 3. Legal Proceedings.

Omitted.

Item 4. Mine Safety Disclosures.

Not applicable.

PART II

Item 5. Market for Registrant’s Common Equity, Related Stockholder
Matters and Issuer Purchases of Equity Securities.

Omitted.

Item 6. Selected Financial Data.

Omitted.

Item 7. Management’s Discussion and Analysis of Financial Condition
and Results of Operations.

Omitted.

Item 7A. Quantitative and Qualitative Disclosures About Market Risk.

Omitted.

Item 8. Financial Statements and Supplementary Data.

Omitted.

Item 9. Changes in and Disagreements With Accountants on Accounting
and Financial Disclosure.

Omitted.

Item 9A. Controls and Procedures.

Omitted.

Item 9B. Other Information.

None.

PART III

Item 10. Directors, Executive Officers and Corporate Governance.

Omitted.

Item 11. Executive Compensation.

Omitted.

Item 12. Security Ownership of Certain Beneficial Owners and Management
and Related Stockholder Matters.

Omitted.

Item 13. Certain Relationships and Related Transactions, and Director
Independence.

Omitted.

Item 14. Principal Accounting Fees and Services.

Omitted.

ADDITIONAL DISCLOSURE ITEMS FOR REGULATION AB

Item 1112(b) of Regulation AB, Significant Obligor Financial Information.

No single obligor represents 10% or more of the pool assets held by the issuing
entity.

Item 1114(b)(2) of Regulation AB, Significant Enhancement Provider
Financial Information.

No entity or group of affiliated entities
provides any external credit enhancement or other support for the certificates within this transaction as described under Item 1114(a)
of Regulation AB.

Item 1115(b) of Regulation AB, Certain Derivatives Instruments (Financial
Information).

No entity or group of affiliated entities provides any derivative instruments
or other support for the certificates within this transaction as described under Item 1115 of Regulation AB.

Item 1117 of Regulation AB, Legal Proceedings.

The registrant knows of no material pending legal proceeding involving the
trust or any party related to the trust, other than routine litigation incidental to the duties of those respective parties, and the following,
with respect to Deutsche Bank Trust Company Americas, as Trustee, Certificate Administrator and Custodian.

Deutsche Bank Trust Company Americas (“DBTCA”) and Deutsche
Bank National Trust Company (“DBNTC”) have been sued by investors in civil litigation concerning their roles as trustees
of certain residential mortgage-backed securities (“RMBS”) trusts.

On June 18, 2014, a group of investors, including funds managed by Blackrock
Advisors, LLC, PIMCO-Advisors, L.P., and others, filed an action against DBNTC and DBTCA in New York State Supreme Court alleging that
DBNTC and DBTCA failed to perform purported duties, as trustees for 544 private-label RMBS trusts, to enforce breaches of representations
and warranties as to mortgage loans held by the trusts and to enforce breaches by servicers of their mortgage loan servicing obligations
for the trusts. During the course of the litigation, plaintiffs dismissed the case from New York State Supreme Court and refiled two separate
cases, one in the U.S. District Court for the Southern District of New York (the “BlackRock SDNY Case”) and the other
in the Superior Court of California, Orange County (the “BlackRock California Case”). Pursuant to a settlement among
the parties, the BlackRock SDNY Case was dismissed on December 6, 2018, and the BlackRock California Case was dismissed on January 11,
2019.

On September 27, 2017, DBTCA was added as a defendant to a case brought by
certain special purpose entities including Phoenix Light SF Limited in the U.S. District Court for the Southern District of New York,
in which the plaintiffs previously alleged incorrectly that DBNTC served as trustee for all forty-three of the trusts at issue. On September
27, 2017, plaintiffs filed a third amended complaint that names DBTCA as a defendant in addition to DBNTC. DBTCA serves as trustee for
one of the forty-three trusts at issue. DBNTC serves as trustee for the other forty-two trusts at issue. Plaintiffs’ third amended
complaint brings claims for violation of the U.S. Trust Indenture Act of 1939 (“TIA”); breach of contract; breach of
fiduciary duty; negligence and gross negligence; violation of New York’s Streit Act; and breach of the covenant of good faith. However,
in the third amended complaint, plaintiffs acknowledge that, before DBTCA was added to the case, the court dismissed plaintiffs’
TIA Act claims, negligence and gross negligence claims, Streit Act claims, claims for breach of the covenant of good faith, and certain
theories of plaintiffs’ breach of contract claims, and plaintiffs only include these claims to preserve any rights on appeal. Plaintiffs
allege damages of “hundreds of millions of dollars.” On November 13, 2017, DBNTC and DBTCA filed an answer to the third amended
complaint. On December 7, 2018, DBNTC and DBTCA filed a motion for summary judgment. Also on December 7, 2018, plaintiffs, jointly with
Commerzbank AG (see description of Commerzbank case below), filed a motion for partial summary judgment. On October 27, 2021, DBNTC and
DBTCA filed a supplemental motion for summary judgment relating to plaintiffs’ standing. On February 8, 2022, the court issued an
order in which it granted DBNTC and DBTCA’s supplemental motion for summary judgment, granted in part DBNTC and DBTCA’s initial
motion for summary judgment, and denied plaintiffs’ motion for partial summary judgment. As a result of that order, all of plaintiffs’
claims were dismissed with prejudice.

On November 30, 2017, DBTCA was added as a defendant to a case brought by
Commerzbank AG (“Commerzbank”) in the U.S. District Court for the Southern District of New York, in which Commerzbank
previously alleged incorrectly that DBNTC served as trustee for all fifty of the trusts at issue. On November 30, 2017, Commerzbank filed
a second amended complaint that names DBTCA as a defendant in addition to DBNTC. DBTCA serves as trustee for one of the fifty trusts at
issue. DBNTC serves as trustee for the other forty-nine trusts at issue. Commerzbank’s second amended complaint brings claims for
violation of the TIA; breach of contract; breach of fiduciary duty; negligence; violation of the Streit Act; and breach of the covenant
of good faith. However, in the second amended complaint, Commerzbank acknowledges that, before DBTCA was added to the case, the court
dismissed Commerzbank’s TIA claims for the trusts governed by pooling and servicing agreements, as well as its Streit Act claims
and claims for breach of the covenant of good faith, and Commerzbank only includes these claims to preserve any rights on appeal. The
second amended complaint alleges that DBNTC and DBTCA caused Commerzbank to suffer “hundreds of millions of dollars in losses,”
but the complaint does not include a demand for money damages in a sum certain. On January 29, 2018, DBNTC and DBTCA filed an answer to
the second amended complaint. On December 7, 2018, DBNTC and DBTCA filed a motion for summary judgment. Also on December 7, 2018, Commerzbank,
jointly with the Phoenix Light plaintiffs, filed a motion for partial summary judgment. On February 8, 2022, the court issued an order
in which it granted in part DBNTC and DBTCA’s motion for summary judgment and denied plaintiffs’ motion for partial summary
judgment. As a result of that order, many of plaintiffs’ claims and theories were dismissed with prejudice. Discovery is ongoing.

On December 30, 2015, IKB International, S.A. in Liquidation and IKB Deutsche
Industriebank A.G. (collectively, “IKB”), as an investor in thirty-seven RMBS trusts, filed a summons with notice in
the Supreme Court of the State of New York, New York County, against DBNTC and DBTCA as trustees of the trusts. On May 27, 2016, IKB served
its complaint asserting claims for breach of contract, breach of fiduciary duty, breach of duty to avoid conflicts of interest, violation
of the Streit Act, violation of the TIA, violation of Regulation AB, and violation of Section 9 of the Uniform Commercial Code. IKB alleges
that DBNTC and DBTCA are liable for over U.S. $268 million in damages. On October 5, 2016, DBNTC and DBTCA, together with several other
trustees defending lawsuits by IKB, filed a joint motion to dismiss. On January 6, 2017 and June 20, 2017, IKB voluntarily dismissed with
prejudice all claims as to seven trusts. On January 27, 2021, the court granted in part and denied in part DBNTC and DBTCA’s motion
to dismiss. The court granted the motion to dismiss with respect to IKB’s claims for violations of the Streit Act, Regulation AB,
and Section 9 of the Uniform Commercial Code, as well as certain aspects of IKB’s claims for breach of contract, breach of fiduciary
duty, and violation of the TIA. The court denied the remainder of the motion to dismiss. IKB’s remaining claims for breach of contract,
breach of fiduciary duty, breach of duty to avoid conflicts of interest, and violation of the TIA will proceed. On May 10, 2021, DBNTC
and DBTCA filed a notice of appeal with the New York Supreme Court Appellate Division, First Department, regarding certain aspects of
the court’s order on the motion to dismiss. That appeal has been fully briefed. On May 20, 2021, IKB filed a notice of cross appeal
with respect to other aspects of that order. That appeal is being briefed. On June 2, 2021, IKB filed a motion for re-argument regarding
certain aspects of the court’s order on the motion to dismiss, which the court denied on August 3, 2021. On May 13, 2021, DBNTC
and DBTCA filed an answer to the complaint. On October 28, 2021, the parties filed a stipulation, voluntarily dismissing with prejudice
all claims as to seven additional trusts. On December 29, 2021, the parties filed a stipulation, voluntarily dismissing with prejudice
all claims as to one additional trust. Discovery is ongoing.

It is DBTCA’s belief that it has no pending legal proceedings (including,
based on DBTCA’s present evaluation, the litigation disclosed in the foregoing paragraphs) that would materially affect its ability
to perform its duties under the related servicing agreement for this transaction.

Item 1119 of Regulation AB, Affiliations and Certain Relationships
and Related Transactions.

The information regarding this Item has been previously provided in a prospectus
supplement of the Registrant relating to the issuing entity filed on May 7, 2012 pursuant to Rule 424(b)(5).

Item 1122 of Regulation AB, Compliance with Applicable Servicing Criteria.

The reports on assessments of compliance with the servicing criteria for
asset-backed securities and related attestation reports on such assessments of compliance with respect to the mortgage loans are attached
hereto under Item 15 to this Annual Report on Form 10-K. Attached as Schedule II to the Pooling and Servicing Agreement incorporated by
reference as Exhibit 4.1 to this Annual Report on Form 10-K is a chart identifying the entities participating in a servicing function
for the transaction responsible for each applicable servicing criteria set forth in Item 1122(d).

The report on assessments of compliance with the servicing criteria for asset-backed
securities and related attestation report on such assessment of compliance with respect to the Poughkeepsie Galleria Mortgage Loan, which
is being serviced and administered pursuant to the pooling and servicing agreement for the UBS-Citigroup 2011-C1 Transaction, are attached
hereto under Item 15 to this Annual Report on Form 10-K. Attached as Schedule II to the pooling and servicing agreement for the UBS-Citigroup
2011-C1 Transaction incorporated by reference as Exhibit 4.2 to this Annual Report on Form 10-K is a chart identifying the entities participating
in a servicing function for the UBS-Citigroup 2011-C1 Transaction responsible for each applicable servicing criteria set forth in Item
1122(d).

Item 1123 of Regulation AB, Servicer Compliance Statement.

The servicer compliance statements are attached as Exhibits to this Annual
Report on Form 10-K.

PART IV

Item 15. Exhibits, Financial Statement Schedules

(a) The following is a list of documents filed as part of this Annual Report
on Form 10-K:

(1) Not applicable

(2) Not applicable

(3) See below

| | 4.1 | Pooling and Servicing Agreement, dated
as of May 1, 2012, by and among UBS Commercial Mortgage Securitization Corp., as Depositor, Wells Fargo Bank, National Association, as
Master Servicer, Midland Loan Services, a Division of PNC Bank, National Association, as Special Servicer, Deutsche Bank Trust Company
Americas, as Trustee, Certificate Administrator, Paying Agent and Custodian, and TriMont Real Estate Advisors, Inc., as Operating Advisor
(filed as Exhibit 4 to the registrant’s Current Report on Form 8-K, filed on November 15, 2012 under Commission File No. 333-177354-01
and incorporated by reference herein).
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | 4.2 | Pooling and Servicing Agreement, dated
as of December 1, 2011, by and among Citigroup Commercial Mortgage Securities Inc., as Depositor, Wells Fargo Bank, National Association,
as Master Servicer, Midland Loan Services, a Division of PNC Bank, National Association, as Special Servicer, Deutsche Bank Trust Company
Americas, as Trustee, Certificate Administrator, Paying Agent, and Custodian, and TriMont Real Estate Advisors Inc., as Operating Advisor
(filed as Exhibit 4 to Citigroup Commercial Mortgage Securities Inc.’s Current Report on Form 8-K, filed on December 29, 2011 under
Commission File No. 333-166711-01 and incorporated by reference herein), as amended by Amendment
No. 1 to Pooling and Servicing Agreement, dated as of June 6, 2012, by and among Citigroup Commercial Mortgage Securities Inc., as Depositor,
Wells Fargo Bank, National Association, as Master Servicer, Midland Loan Services, a Division of PNC Bank, National Association, as Special
Servicer, Deutsche Bank Trust Company Americas, as Trustee, Certificate Administrator, Paying Agent and Custodian, and TriMont Real Estate
Advisors, Inc., as Operating Advisor (filed as Exhibit 4.2 to Citigroup Commercial Mortgage Securities Inc.’s Annual Report on Form
10-K, filed on March 29, 2013 under Commission File No. 333-166711-01 and incorporated by reference herein).
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | 31 | Rule 13a-14(d)/15d-14(d) Certifications.
| | -- | ----------------------------------------

| | 33 | Reports on assessment of compliance with servicing criteria for asset-backed securities.
| | -- | ----------------------------------------------------------------------------------------

| | 33.1 | Wells Fargo Bank, National Association, as Master Servicer
| | ---- | ----------------------------------------------------------

| | 33.2 | Rialto Capital Advisors, LLC, as Special Servicer
| | ---- | -------------------------------------------------

| | 33.3 | Deutsche Bank Trust Company Americas, as Trustee, Certificate Administrator and Custodian
| | ---- | -----------------------------------------------------------------------------------------

| | 33.4 | TriMont Real Estate Advisors, Inc., as Operating Advisor
| | ---- | --------------------------------------------------------

| | 33.5 | CoreLogic Solutions, LLC, as Servicing Function Participant
| | ---- | -----------------------------------------------------------

| | 33.6 | KeyBank National Association, as Primary Servicer
| | ---- | -------------------------------------------------

| | 33.7 | KeyBank National Association (as successor to KeyCorp Real Estate Capital Markets, Inc.), as Primary Servicer of the Poughkeepsie
Galleria Mortgage Loan (see Exhibit 33.6)
| | ---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | 33.8 | Rialto Capital Advisors, LLC, as Special Servicer of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 33.2)
| | ---- | ---------------------------------------------------------------------------------------------------------------

| | 33.9 | Deutsche Bank Trust Company Americas, as Trustee and Custodian of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 33.3)
| | ---- | ----------------------------------------------------------------------------------------------------------------------------

| | 33.10 | TriMont Real Estate Advisors, Inc., as Operating Advisor of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 33.4)
| | ----- | ----------------------------------------------------------------------------------------------------------------------

| | 34 | Attestation reports on assessment of compliance with servicing criteria for asset-backed securities.
| | -- | ----------------------------------------------------------------------------------------------------

| | 34.1 | Wells Fargo Bank, National Association, as Master Servicer
| | ---- | ----------------------------------------------------------

| | 34.2 | Rialto Capital Advisors, LLC, as Special Servicer
| | ---- | -------------------------------------------------

| | 34.3 | Deutsche Bank Trust Company Americas, as Trustee, Certificate Administrator and Custodian
| | ---- | -----------------------------------------------------------------------------------------

| | 34.4 | TriMont Real Estate Advisors, Inc., as Operating Advisor
| | ---- | --------------------------------------------------------

| | 34.5 | CoreLogic Solutions, LLC, as Servicing Function Participant
| | ---- | -----------------------------------------------------------

| | 34.6 | KeyBank National Association, as Primary Servicer
| | ---- | -------------------------------------------------

| | 34.7 | KeyBank National Association (as successor to KeyCorp Real Estate Capital Markets, Inc.), as Primary Servicer of the Poughkeepsie
Galleria Mortgage Loan (see Exhibit 34.6)
| | ---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | 34.8 | Rialto Capital Advisors, LLC, as Special Servicer of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 34.2)
| | ---- | ---------------------------------------------------------------------------------------------------------------

| | 34.9 | Deutsche Bank Trust Company Americas, as Trustee and Custodian of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 34.3)
| | ---- | ----------------------------------------------------------------------------------------------------------------------------

| | 34.10 | TriMont Real Estate Advisors, Inc., as Operating Advisor of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 34.4)
| | ----- | ----------------------------------------------------------------------------------------------------------------------

| | 35 | Servicer compliance statements.
| | -- | -------------------------------

| | 35.1 | Wells Fargo Bank, National Association, as Master Servicer
| | ---- | ----------------------------------------------------------

| | 35.2 | Rialto Capital Advisors, LLC, as Special Servicer
| | ---- | -------------------------------------------------

| | 35.3 | Deutsche Bank Trust Company Americas, as Certificate Administrator
| | ---- | ------------------------------------------------------------------

| | 35.4 | KeyBank National Association, as Primary Servicer
| | ---- | -------------------------------------------------

| | 35.5 | KeyBank National Association (as successor to KeyCorp Real Estate Capital Markets, Inc.), as Primary Servicer of the Poughkeepsie
Galleria Mortgage Loan (see Exhibit 35.4)
| | ---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | 35.6 | Rialto Capital Advisors, LLC, as Special Servicer of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 35.2)
| | ---- | ---------------------------------------------------------------------------------------------------------------

| | 99.1 | Mortgage Loan Purchase Agreement, dated
as of May 8, 2012, between UBS Real Estate Securities Inc. and UBS Commercial Mortgage Securitization Corp. (filed as Exhibit 99.1 to
the registrant’s Current Report on Form 8-K filed on November 15, 2012 under Commission File No. 333-177354-01 and incorporated
by reference herein)
| | ---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | 99.2 | Mortgage Loan Purchase Agreement, dated
as of May 8, 2012, between Barclays Bank PLC and UBS Commercial Mortgage Securitization Corp. (filed as Exhibit 99.2 to the registrant’s
Current Report on Form 8-K filed on November 15, 2012 under Commission File No. 333-177354-01 and incorporated by reference herein)
| | ---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

| | 99.3 | Mortgage Loan Purchase Agreement, dated
as of May 8, 2012, between Archetype Mortgage Funding II LLC and UBS Commercial Mortgage Securitization Corp. (filed as Exhibit 99.3 to
the registrant’s Current Report on Form 8-K filed on November 15, 2012 under Commission File No. 333-177354-01 and incorporated
by reference herein)
| | ---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

(b)       The exhibits required to be
filed by the Registrant pursuant to Item 601 of Regulation S-K are listed above.

(c)       Not Applicable.








SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange
Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

UBS Commercial Mortgage Securitization Corp.
(Depositor)

/s/ Nicholas Galeone

Nicholas Galeone, President

(senior officer in charge of securitization of the depositor)

Date: March 16, 2022

/s/ Andrew Lisa

Andrew Lisa, Associate Director

Date: March 16, 2022