Rule 13a-14(d)/15d-14(d)Certification.

Re: Morgan Stanley Capital I Trust 2016-UBS12, Commercial Mortgage Pass-ThroughCertificates, Series 2016-UBS12 (the “Transaction”), issuedpursuant to the Pooling and Servicing Agreement dated as of December 1, 2016(the “Pooling and Servicing Agreement”), executed in connection withthe Transaction (capitalized terms used but not defined herein have themeanings set forth in the Pooling and Servicing Agreement).I, George Kok, certify that:

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| 1.     | I have reviewed this report on  Form 10-K and all reports on Form 10-D required to be filed in respect of the  period covered by this report on Form 10-K of Morgan Stanley Capital I Trust  2016-UBS12 (the “Exchange Act periodic reports”);                                                                                                                                                                                                                                                                                                                       |
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| 2.     | Based on my knowledge, the Exchange  Act periodic reports, taken as a whole, do not contain any untrue statement  of a material fact or omit to state a material fact necessary to make the  statements made, in light of the circumstances under which such statements  were made, not misleading with respect to the period covered by this report;                                                                                                                                                                                                                            |
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| 3.     | Based on my knowledge, all  of the distribution, servicing and other information required to be provided  under Form 10-D for the period covered by this report is included in the  Exchange Act periodic reports;                                                                                                                                                                                                                                                                                                                                                               |
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| 4.     | Based on my knowledge and  the servicer compliance statement(s) required in this report under Item 1123  of Regulation AB, and except as disclosed in the Exchange Act periodic  reports, the servicer(s) have fulfilled their obligations under the servicing  agreement(s) in all material respects; and                                                                                                                                                                                                                                                                       |
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| 5.     | All of the reports on  assessment of compliance with servicing criteria for asset-backed securities  and their related attestation reports on assessment of compliance with  servicing criteria for asset-backed securities required to be included in  this report in accordance with Item 1122 of Regulation AB and Exchange Act  Rules 13a-18 and 15d-18 have been included as an exhibit to this report,  except as otherwise disclosed in this report. Any material instances of  noncompliance described in such reports have been disclosed in this report on  Form 10-K. |
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In giving the certifications above,I have reasonably relied on information provided to me by the followingunaffiliated parties:

 

• Wells Fargo Bank,National Association, as Trustee• Wells Fargo Bank, National Association, as Certificate Administrator• Wells Fargo Bank, National Association, as Custodian• Midland Loan Services, a Division of PNC Bank, National Association, asMaster Servicer• Rialto Capital Advisors, LLC, as Special Servicer• Park Bridge Lender Services LLC, as Operating Advisor• Wells Fargo Bank, National Association, as Master Servicer under theMSBAM 2016-C31 securitization, pursuant to which the following mortgage loanswere serviced: Vintage Park (from 12/7/16 to 12/31/16) and Huntington Center(from 12/7/16 to 12/31/16)• CoreLogic Commercial Real Estate Services, Inc., as Servicing FunctionParticipant under the MSBAM 2016-C31 securitization, pursuant to which thefollowing mortgage loans were serviced: Vintage Park (from 12/7/16 to 12/31/16)and Huntington Center (from 12/7/16 to 12/31/16)• National Tax Search, LLC, as Servicing Function Participant under theMSBAM 2016-C31 securitization, pursuant to which the following mortgage loanswere serviced: Vintage Park (from 12/7/16 to 12/31/16) and Huntington Center(from 12/7/16 to 12/31/16)• Wells Fargo Bank, National Association, as Master Servicer under theMSC 2016-BNK2 securitization, pursuant to which the following mortgage loanswere serviced: 101 Hudson Street (from 12/7/16 to 12/31/16)• CoreLogic Commercial Real Estate Services, Inc., as Servicing FunctionParticipant under the MSC 2016-BNK2 securitization, pursuant to which thefollowing mortgage loans were serviced: 101 Hudson Street (from 12/7/16 to12/31/16)• National Tax Search, LLC, as Servicing Function Participant under theMSC 2016-BNK2 securitization, pursuant to which the following mortgage loanswere serviced: 101 Hudson Street (from 12/7/16 to 12/31/16)• Wells Fargo Bank, National Association, as Master Servicer under theCSMC 2016-NXSR securitization, pursuant to which the following mortgage loanswere serviced: Greenwich Office Park (from 12/22/16 to 12/31/16) and NovoNordisk (from 12/22/16 to 12/31/16)• CoreLogic Commercial Real Estate Services, Inc., as Servicing FunctionParticipant under the CSMC 2016-NXSR securitization, pursuant to which thefollowing mortgage loans were serviced: Greenwich Office Park (from 12/22/16 to12/31/16) and Novo Nordisk (from 12/22/16 to 12/31/16)• National Tax Search, LLC, as Servicing Function Participant under theCSMC 2016-NXSR securitization, pursuant to which the following mortgage loanswere serviced: Greenwich Office Park (from 12/22/16 to 12/31/16) and NovoNordisk (from 12/22/16 to 12/31/16)• Wells Fargo Bank, National Association, as Master Servicer under theWFCM 2016-NXS6 securitization, pursuant to which the following mortgage loanswere serviced: Novo Nordisk (from 12/7/16 to 12/21/16)• CoreLogic Commercial Real Estate Services, Inc., as Servicing FunctionParticipant under the WFCM 2016-NXS6 securitization, pursuant to which thefollowing mortgage loans were serviced: Novo Nordisk (from 12/7/16 to 12/21/16)• National Tax Search, LLC, as Servicing Function Participant under theWFCM 2016-NXS6 securitization, pursuant to which the following mortgage loanswere serviced: Novo Nordisk (from 12/7/16 to 12/21/16)• Rialto Capital Advisors, LLC, as Special Servicer under the MSBAM2016-C31 securitization, pursuant to which the following mortgage loans wereserviced: Vintage Park (from 12/7/16 to 12/31/16) and Huntington Center (from12/7/16 to 12/31/16)• Torchlight Loan Services, LLC, as Special Servicer under the CSMC2016-NXSR securitization, pursuant to which the following mortgage loans wereserviced: Greenwich Office Park (from 12/22/16 to 12/31/16) and Novo Nordisk (from12/22/16 to 12/31/16)• Wells Fargo Bank, National Association, as Custodian under the MSBAM2016-C31 securitization, pursuant to which the following mortgage loans wereserviced: Vintage Park (from 12/7/16 to 12/31/16) and Huntington Center (from12/7/16 to 12/31/16)• Wells Fargo Bank, National Association, as Custodian under the MSC2016-BNK2 securitization, pursuant to which the following mortgage loans wereserviced: 101 Hudson Street (from 12/7/16 to 12/31/16)• Wells Fargo Bank, National Association, as Custodian under the CSMC2016-NXSR securitization, pursuant to which the following mortgage loans wereserviced: Greenwich Office Park (from 12/22/16 to 12/31/16) and Novo Nordisk(from 12/22/16 to 12/31/16)• Wells Fargo Bank, National Association, as Custodian under the WFCM2016-NXS6 securitization, pursuant to which the following mortgage loans wereserviced: Novo Nordisk (from 12/7/16 to 12/21/16)

 

 

Date: March 31, 2017By: /s/ George KokName: George KokTitle: President