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, 2019
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 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 Trinity Centre Mortgage Loan, previously an asset of the issuing
entity being serviced under the pooling and servicing agreement for the UBS-Citigroup 2011-C1 Transaction, was not an asset of
the issuing entity during the reporting period and is omitted from this Annual Report on Form 10-K and will be omitted from subsequent
Annual Reports 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 Commercial Real Estate Services, Inc.
and National Tax Search, LLC.  These entities were engaged by the master servicer under the Pooling and Servicing Agreement
(except with respect to those mortgage loans for which KeyBank National Association 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, these vendors are “servicers”
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
listed on the Exhibit Index 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 certificate
administrator, as trustee and as custodian.

Deutsche Bank Trust Company Americas ("DBTCA") and Deutsche Bank National Trust Company ("DBNTC") have been sued by investors in civil
litigation concerning their role as trustees of certain 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 43 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 43 trusts at issue.  DBNTC serves as trustee for the other 42 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.  As of March 1, 2020, both motions for summary judgment have been briefed and are awaiting decision by the
court.

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 50 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 1 of the 50 trusts at issue.  DBNTC serves as trustee for the other 49 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.  As of March 1, 2020, both motions for summary judgment have been
briefed and are awaiting decision by the court.

On December 30, 2015, IKB International, S.A. in Liquidation and IKB Deutsche Industriebank A.G. (collectively, "IKB"), as an investor in 37
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.  As of March 1, 2020, DBNTC and DBTCA's motion to dismiss has been briefed
and is awaiting decision by the court.

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 Commercial Real Estate Services, Inc., as Servicing Function Participant
| | ---- | ----------------------------------------------------------------------------------

| | 33.6 | National Tax Search, LLC, as Servicing Function Participant
| | ---- | -----------------------------------------------------------

| | 33.7 | KeyBank National Association, as Primary Servicer
| | ---- | -------------------------------------------------

| | 33.8 | KeyCorp Real Estate Capital Markets, Inc, as Primary Servicer of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 33.7)
| | ---- | ---------------------------------------------------------------------------------------------------------------------------

| | 33.9 | Rialto Capital Advisors, LLC, as Special Servicer of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 33.2)
| | ---- | ---------------------------------------------------------------------------------------------------------------

| | 33.10 | Deutsche Bank Trust Company Americas, as Trustee and Custodian of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 33.3)
| | ----- | ----------------------------------------------------------------------------------------------------------------------------

| | 33.11 | 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 Commercial Real Estate Services, Inc., as Servicing Function Participant
| | ---- | ----------------------------------------------------------------------------------

| | 34.6 | National Tax Search, LLC, as Servicing Function Participant
| | ---- | -----------------------------------------------------------

| | 34.7 | KeyBank National Association, as Primary Servicer
| | ---- | -------------------------------------------------

| | 34.8 | KeyCorp Real Estate Capital Markets, Inc, as Primary Servicer of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 34.7)
| | ---- | ---------------------------------------------------------------------------------------------------------------------------

| | 34.9 | Rialto Capital Advisors, LLC, as Special Servicer of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 34.2)
| | ---- | ---------------------------------------------------------------------------------------------------------------

| | 34.10 | Deutsche Bank Trust Company Americas, as Trustee and Custodian of the Poughkeepsie Galleria Mortgage Loan (see Exhibit 34.3)
| | ----- | ----------------------------------------------------------------------------------------------------------------------------

| | 34.11 | 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 19, 2020

/s/ David Schell

David Schell, Managing Director

Date: March 19, 2020