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|   | **Ernst                  & Young LLP**    | Phone:                  (305) 358-4111 |
|--------|-----------------------------------------------|----------------------------------------|
|   | Suite                  3900                   | www.ey.com                             |
|   | 200                  South Biscayne Boulevard |                                   |
|   | Miami,                  Florida 33131-5313    |                                   |

*Uniform      Single Attestation Program for Mortgage Bankers *

**            /s/      Ernst & Young      LLP**

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*Minimum      Servicing Standards Applicable to *

*LNR      Partners, Inc. as Special Servicer for*

**LBUBS      2005-C5**

|  **Minimum                Servicing Standards** |  **Applicable** | **Not****Applicable** |
|------------------------------------------------------|----------------------|-----------------------|

**I.      Custodial Bank Accounts**

|  1.                Reconciliations shall be prepared on a monthly basis for all custodial                bank accounts and related bank clearing accounts.                                |   |  X |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|---------|
|  2.                Funds of the servicing entity shall be advanced in cases where                there                is an overdraft in an investor's or a mortgagor's account.          |   |  X |
| 3.                Each custodial account shall be maintained at a federally insured                depository institution in trust for the applicable investor.                           |   |  X |
| 4.                Escrow funds held in trust for a mortgagor shall be returned to the                mortgagor within thirty (30) calendar days of payoff of the mortgage                loan. |   |  X |

**II.      Mortgage Payments**

| 1.                Mortgage payments shall be deposited into the custodial bank accounts                and related bank clearing accounts within two                business days of receipt.                     |    |  X |
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------|---------|
| 2.                Mortgage payments made in accordance with the mortgagor's loan                documents shall be posted to the applicable mortgagor records                within two business days of receipt. |    |  X |
| 3.                Mortgage payments shall be allocated to principal, interest, insurance,                taxes or other escrow items in accordance with the mortgagor's                loan documents.            |  X |    |
| 4.                Mortgage payments identified as loan payoffs shall be allocated in                accordance with the mortgagor’s loan documents.                                                         |  X |    |

|  **Minimum                Servicing Standards** |  **Applicable** | **Not****Applicable** |
|------------------------------------------------------|----------------------|-----------------------|

**III.      Disbursements**

| 1.                Disbursements made via wire transfer on behalf of a mortgagor or                investor shall be made only by authonzed personnel.                                                                                                                                                                                                                                                                    |   |  X |
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|---------|
| 2.                Disbursements made on behalf of mortgagor or investor shall be posted                within two business days to the mortgagor's or investor's records                maintained by the servicing entity.                                                                                                                                                                                              |   |  X |
| 3.                Tax and insurance payments shall be made on or before the penalty                or                insurance policy expiration dates, as indicated on tax bills                and insurance premium notices, respectively, provided that such                support has been received by the servicing entity at least thirty                (30)                calendar days prior to these dates. |   |  X |
| 4.                Any late payment penalties paid in conjunction with the payment of                any tax                bill or insurance premium notice shall be paid from the                servicing entity's funds and not charged to the mortgagor, unless                the late payment was due to the mortgagor's error or omission.                                                                        |   |  X |
| 5.                Amounts remitted to investors per the servicer's investor reports                shall                agree with canceled checks, or other form of payment, or custodial                bank statements.                                                                                                                                                                                          |   |  X |
|  6.                Unused checks shall be safeguarded so as to prevent unauthorized                access.                                                                                                                                                                                                                                                                                                          |   |  X |

**IV.      Investor Accounting and Reporting**

| 1.                The servicing entity's investor reports shall agree with or reconcile                to investors' records on a monthly basis as to the total unpaid                principal balance and number of loans serviced by the servicing                entity. |  X |   |
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------|--------|

**V.      Mortgagor Loan Accounting**

| 1.                The servicmg entity's mortgage loan records shall agree with, or                reconcile                to, the records of mortgagors with respect to the unpaid principal                balance on a monthly basis. |   |  X |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|---------|
|  2.                Adjustments on ARM loans shall be computed based on the related mortgage                note and any ARM rider.                                                                                                  |   |  X |
|  3.                Escrow accounts shall be analyzed, in accordance with the mortgagor's                loan documents, on at least an annual basis.                                                                                |   |  X |

|  **Minimum                Servicing Standards** |  **Applicable** | **Not****Applicable** |
|------------------------------------------------------|----------------------|-----------------------|

**V.      Mortgagor Loan Accounting (continued)**

| 4.                Interest on escrow accounts shall be paid, or credited, to mortgagors                in accordance with the applicable state laws. (A compilation of state                laws                relating to the payment of interest on escrow                accounts may be obtained through the MBA's FAX ON DEMAND service.                For more                information, contact MBA.) |   |  X |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|---------|

**VI.      Delinquencies**

| 1.                Records documenting collection efforts shall be maintained during                the                period a loan is in default and shall be updated at least monthly.                Such records shall describe the entity's activities in monitoring                delinquent loans including, for example, phone calls, letters and                mortgage                payment rescheduling plans in cases where the                delinquency is deemed temporary (e.g., illness or unemployment). |  X |   |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------|--------|

**VII.      Insurance Policies**

|  1.                A fidelity bond and errors and omissions policy shall be in effect                on the                servicing entity throughout the reporting period in the amount                of coverage represented to investors in management's assertion. |  X |   |
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