UNITED STATESSECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10‐K/A

(Amendment No. 1)

(Mark one)

/X/ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIESEXCHANGE
ACT OF 1934

For the fiscal year ended December 31, 2018
OR

// TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIESEXCHANGE ACT OF 1934

For the transition period fromto







Commission file number:333-206582-06



Central Index Key Number of the issuing entity:0001689417



Morgan Stanley Capital I Trust 2016-UBS12

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



Central Index Key Number of the depositor:0001547361



Morgan Stanley Capital I Inc.

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



Central Index Key Number of the sponsor:0001685185



UBS AG

(exact names of the sponsors as specified in their charters)



Central Index Key Number of the sponsor:0001541557



Morgan Stanley Mortgage Capital Holdings LLC

(exact names of the sponsors as specified in their charters)



Central Index Key Number of the sponsor:0001102113



Bank of America, National Association

(exact names of the sponsors as specified in their charters)



Central Index Key Number of the sponsor:0001542256



Natixis Real Estate Capital LLC

(exact names of the sponsors as specified in their charters)



New York

   38‐401478138‐401478238‐7170490(State or other jurisdiction of incorporation or organization)

   (I.R.S. Employer Identification Numbers)




c/o Wells Fargo Bank, N.A.

9062 Old Annapolis Road

Columbia, MD

(Address of principal executive offices)



21045

(Zip Code)



Telephone number, including area code:

(410) 884‐2000

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



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 X



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 X



Note - Checking the box above will not relieve any registrant required to file reports pursuant to Section 13 or 15(d)
of the Exchange Act from their obligations under those Sections.



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 X 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 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 X (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.



Not applicable.



Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).



Yes ___ No X



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.



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



Thepurpose of this Amendment No. 1 to our Annual Report on Form 10-K for the fiscal year ended December 31, 2018, as filed with the Securities and Exchange Commission on March 29, 2019 (the “Original Form 10-K”),
is to (i) file a revised assessment of compliance with the servicing criteria for asset-backed securities with respect to Rialto Capital Advisors, LLC (replacing the document previously filed as Exhibits 33.4 and 33.15 to the Original Form 10-K) and (ii)
replace the attestation report of NDNB Assurance LLP on Rialto Capital Advisors, LLC’s assessment of compliance with the servicing criteria for asset-backed securities with the attestation report of Deloitte & Touche LLP, dated October 18,
2019, on Rialto Capital Advisors, LLC’s assessment of compliance with the servicing criteria for asset-backed securities (replacing the document previously filed as Exhibits 34.4 and 34.15 to the Original Form 10-K). No other changes have been made
to the Original Form 10‐K.  This Amendment No. 1 does not reflect subsequent events occurring after the original filing date of the Original Form 10-K.



The MSC 2016-UBS12 mortgage pool includes the following mortgage loans, each of which is serviced pursuant
to a separate pooling and servicing agreement (each, an “Outside Pooling and Servicing Agreement”):



•the Vintage Park mortgage loan and the Huntington Center
mortgage loan, which are serviced pursuant to the MSBAM 2016-C31 pooling and servicing agreement attached hereto as Exhibit 4.2;

•the 101 Hudson Street mortgage loan, which is serviced pursuant to the MSC
2016-BNK2 pooling and servicing agreement attached hereto as Exhibit 4.3; and



•      the Greenwich Office Park mortgage
loan and the Novo Nordisk mortgage loan, which are serviced pursuant to the CSMC 2016-NXSR pooling and servicing agreement attached hereto as Exhibit 4.4.



Except as set forth below, each of the parties to each pooling and servicing agreement listed in the Exhibit
Index both (1) participates in the servicing function for purposes of Item 1122 of Regulation AB and (2) constitutes a servicer that meets the criteria in Item 1108(a)(2)(i) through (iii) of Regulation AB for purposes of Item 1123 of Regulation
AB:



•The trustee under a pooling and servicing agreement has a nominal role
with respect to the mortgage pool securitized pursuant to such pooling and servicing agreement. The trustee’s only servicing function is the contingent obligation to make certain advances if the master servicer under such pooling and servicing
agreement fails to do so, while all other servicing functions are performed by other parties. The trustee under each of the pooling and servicing agreements listed in the Exhibit Index has confirmed to the registrant that it has not made any such
contingent advances during the reporting period, and consequently, each such trustee does not participate in the servicing function for purposes of Item 1122 of Regulation AB, nor does it perform the functions of a servicer for purposes of the definition
of “servicer” under Item 1101 of Regulation AB or for purposes of Item 1123 of Regulation AB.



•The certificate administrator under a pooling and servicing agreement
performs various payment administration functions solely for the securitization governed by such pooling and servicing agreement and the mortgage pool securitized pursuant to such pooling and servicing agreement and does not have any obligations with
respect to any other transaction. Consequently, the certificate administrator under an Outside Pooling and Servicing Agreement does not participate in the servicing function for purposes of Item 1122 of Regulation AB, nor does it perform the functions of
a servicer for purposes of the definition of “servicer” under Item 1101 of Regulation AB or for purposes of Item 1123 of Regulation AB.



•The operating advisor under a pooling and servicing agreement represents
the interests of senior certificateholders in the transaction governed by such pooling and servicing agreement and is responsible for monitoring the performance of the special servicer under such pooling and servicing agreement and producing certain
reports to certificateholders relating to the resolution of the mortgage pool securitized pursuant to such pooling and servicing agreement. The operating advisor under a pooling and servicing agreement does not have any obligations with respect to any
other transaction and is solely obligated to perform loan reporting functions with respect to the securitization governed by such pooling and servicing agreement. Consequently, the operating advisor under an Outside Pooling and Servicing Agreement
neither participates in the servicing function for purposes of Item 1122 of Regulation AB nor performs the functions of a servicer for purposes of the definition of “servicer” under Item 1101 of Regulation AB or for purposes of Item 1123 of
Regulation AB. In addition, while the operating advisor under a pooling and servicing agreement has certain reporting obligations in respect of the related mortgage pool, it has no obligation to collect or disburse funds in respect of the mortgage pool
or to administer any of the underlying mortgage loans. Consequently, the operating advisor under a pooling and servicing agreement participates in the servicing function for purposes of Item 1122 of Regulation AB, but is not responsible for the
“management or collection of the pool assets or making allocations or distributions to holders of the asset-backed securities” within the meaning of “servicer” under Item 1101 of Regulation AB and does not perform the functions of
a servicer for purposes of Item 1123 of Regulation AB.



•      The asset representations reviewer under a
pooling and servicing agreement has a limited obligation to review certain delinquent mortgage loans after a specified delinquency threshold has been met and the required percentage of certificateholders vote to direct a review of such delinquent
mortgage loans, and has no obligation to collect or disburse funds in respect of the mortgage pool, to administer any of the underlying mortgage loans or to perform any servicing function.  Consequently, the asset representations reviewer under a
pooling and servicing agreement does not participate in the servicing function for purposes of Item 1122 of Regulation AB, is not responsible for the “management or collection of the pool assets or making allocations or distributions to holders of
the asset-backed securities” within the meaning of “servicer” under Item 1101 of Regulation AB and does not perform the functions of a servicer for purposes of Item 1123 of Regulation AB.



•C-III Asset Management LLC is the special servicer under the MSC 2016-BNK2
pooling and servicing agreement, pursuant to which the 101 Hudson Street mortgage loan is serviced. Because C-III Asset Management LLC is not the MSC 2016-UBS12 special servicer, is not affiliated with any sponsor and services only the 101 Hudson Street
mortgage loan, which constitutes less than 5% of the mortgage pool, C-III Asset Management LLC, as MSC 2016-BNK2 special servicer, does not constitute a reporting “servicing function participant” for purposes of Item 1122 of Regulation AB, as
specified in the Instruction 3 to Item 1122, and does not constitute a reporting “servicer” for purposes of Item 1123 of Regulation AB, as specified in the Instruction to Item 1123.



•Torchlight Loan Services, LLC is the special servicer under the CSMC
2016-NXSR pooling and servicing agreement, pursuant to which the Greenwich Office Park and Novo Nordisk mortgage loans are serviced. Because Torchlight Loan Services, LLC is not the MSC 2016-UBS12 special servicer, is not affiliated with any sponsor and
services only the Greenwich Office Park and Novo Nordisk mortgage loans, which constitute more than 5% but less than 10% of the mortgage pool, Torchlight Loan Services, LLC, as CSMC 2016-NXSR special servicer, constitutes a reporting “servicing
function participant” for purposes of Item 1122 of Regulation AB, as specified in the Instruction 3 to Item 1122, but does not constitute a reporting “servicer” for purposes of Item 1123 of Regulation AB, as specified in the Instruction
to Item 1123.



In addition, each of the following parties engaged the services of certain servicing function participants and
sub-servicers for the reporting period, as set forth below:



•Wells Fargo Bank, National Association, as master servicer under the MSBAM
2016-C31 pooling and servicing agreement, pursuant to which the Vintage Park and Huntington Center mortgage loans are serviced, engaged the services of CoreLogic Commercial Real Estate Services, Inc. and National Tax Search, LLC, in each case as a
servicing function participant in respect of the Vintage Park and Huntington Center mortgage loans for the reporting period.



•Wells Fargo Bank, National Association, as master servicer under the MSC
2016-BNK2 pooling and servicing agreement, pursuant to which the 101 Hudson Street mortgage loan is serviced, engaged the services of CoreLogic Commercial Real Estate Services, Inc. and National Tax Search, LLC, in each case as a servicing function
participant in respect of the 101 Hudson Street mortgage loan for the reporting period.



•Wells Fargo Bank, National Association, as master servicer under the CSMC 2016-NXSR pooling
and servicing agreement, pursuant to which the Greenwich Office Park and Novo Nordisk mortgage loans are serviced, engaged the services of CoreLogic Commercial Real Estate Services, Inc. and National Tax Search, LLC, in each case as a servicing function
participant in respect of the Greenwich Office Park and Novo Nordisk mortgage loans for the reporting period.





PART IItem 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.Omitted.




PART IIItem 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 IIIItem 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.



Not applicable.



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



No entity or group of affiliated entities provides any enhancement or other support for the certificates 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 for the certificates as described under
Item 1115 of Regulation AB.



Item 1117 of Regulation AB, Legal Proceedings.



The registrant knows of no legal proceeding pending against the sponsors, depositor, trustee, issuing entity, servicer contemplated by
Item 1108(a)(3) of Regulation AB, originator contemplated by Item 1110(b) of Regulation AB, or other party contemplated by Item 1100(d)(1) of Regulation AB, or of which any property of the foregoing is the subject, that is material to security holders,
other than as disclosed in the prospectus of the issuing entity filed in a 424(b)(2) filing dated December 8, 2016, and other than as follows:



Since June 18, 2014, a group of institutional investors have filed civil complaints in the Supreme Court of the State
of New York, New York County, and later the U.S. District Court for the Southern District of New York against Wells Fargo Bank, N.A., (“Wells Fargo Bank”) in its capacity as trustee for certain residential mortgage backed securities
(“RMBS”) trusts. The complaints against Wells Fargo Bank alleged that the trustee caused losses to investors and asserted causes of action based upon, among other things, the trustee's alleged failure to: (i) notify and enforce repurchase
obligations of mortgage loan sellers for purported breaches of representations and warranties, (ii) notify investors of alleged events of default, and (iii) abide by appropriate standards of care following alleged events of default. Relief sought
included money damages in an unspecified amount, reimbursement of expenses, and equitable relief. Wells Fargo Bank has reached an agreement, in which it denies any wrongdoing, to resolve these claims on a classwide basis for the 271 RMBS trusts currently
at issue. The settlement agreement is subject to court approval. Separate lawsuits against Wells Fargo Bank making similar allegations filed by certain other institutional investors concerning 57 RMBS trusts in New York federal and state court are not
covered by the agreement. With respect to the foregoing litigations, Wells Fargo Bank believes plaintiffs' claims are without merit and intends to contest the claims vigorously, but there can be no assurances as to the outcome of the litigations or the
possible impact of the litigations on Wells Fargo Bank or the RMBS trusts.



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



In addition to the information regarding this Item that has been disclosed in the prospectus of the issuing entity
filed in a 424(b)(2) filing dated December 8, 2016, Wells Fargo Bank, National Association, the master servicer and custodian under the CSMC 2016-NXSR pooling and servicing agreement, pursuant to which the Greenwich Office Park mortgage loan and Novo
Nordisk mortgage loan are serviced, is also the MSC 2016-UBS12 custodian and the master servicer and custodian under each Outside Pooling and Servicing Agreement pursuant to which the outside serviced mortgage loans are currently serviced.



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



The reports on assessment of compliance with the servicing criteria for asset-backed securities and the related
attestation reports on such assessments of compliance are attached hereto under Item 15.



The report on assessment of compliance with applicable servicing criteria furnished pursuant to Item 1122 of
Regulation AB by Midland Loan Services, a Division of PNC Bank National Association discloses that a material instance of noncompliance occurred, as described below:



Material Instance of Noncompliance



In certain instances, the Schedule AL Files (Item 1125 of Regulation AB) were not reported in accordance with
the terms specified in the transaction agreements, in conflict with Item 1122(d)(3)(i): “Reports to investors, including those to be filed with the Commission, are maintained in accordance with the transaction agreements and applicable Commission
requirements. Specifically, such reports: (A) Are prepared in accordance with timeframes and other terms set forth in the transaction agreements”.  The noncompliance consisted of omitted or inaccurately reported numbers due to the following:
(1) the initial setup files contained information at the asset level, and Midland was required to manually compile the information to present it at the loan level as required by Schedule AL; and (2) certain reporting requirements required manual
processing by Midland, including the use of various data computation formulas, quality control checks and analysis.



The identified instances did not involve the servicing of assets included in this
securitization.



Steps Taken to Remedy the Material Instance of Noncompliance



Midland is currently remediating the Schedule AL reporting for the CMBS transactions found to be incorrect, and
will be making improvements to its systems, processes and procedures to support its Schedule AL reporting obligations.



Item 1123 of Regulation AB, Servicer Compliance Statement.



The servicer compliance statements are attached hereto under Item 15.



Part IV



Item 15. Exhibits, Financial Statement Schedules.



(a) Exhibits.



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



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

33.4
Rialto Capital Advisors, LLC, as Special Servicer

33.15
Rialto Capital Advisors, LLC, as Special Servicer under the MSBAM 2016-C31 securitization, pursuant to which the following
mortgage loans were serviced by such party: Vintage Park (from 1/1/18 to 12/31/18) and Huntington Center (from 1/1/18 to 12/31/18) (see Exhibit 33.4)



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

34.4
Rialto Capital Advisors, LLC, as Special Servicer

34.15
Rialto Capital Advisors, LLC, as Special Servicer under the MSBAM 2016-C31 securitization, pursuant to which the following
mortgage loans were serviced by such party: Vintage Park (from 1/1/18 to 12/31/18) and Huntington Center (from 1/1/18 to 12/31/18) (see Exhibit 34.4)



(b) See (a) 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.



Morgan Stanley Capital I Inc.

(Depositor)



By: /s/ George Kok

George Kok, President

(senior officer in charge of securitization of the depositor)



Date: October 30, 2019