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**UNITED      STATES**

**SECURITIES      AND EXCHANGE COMMISSION**

**Washington,      D.C. 20549**

**FORM      10-K**

**[X]      ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT      OF      1934**

**[        ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES AND      EXCHANGE ACT OF 1934**

|   | Delaware                                                                                    |   | 82-0569805                                                         |   |
|--------|---------------------------------------------------------------------------------------------|--------|--------------------------------------------------------------------|--------|
|   | (State                or other jurisdiction ofincorporation                or organization) |   | (I.R.S.                Employer Identification                No.) |   |

|   | o                Yes |   | x No |
|--------|----------------------|--------|-----------|

|   | o                Yes |   | x                No |
|--------|----------------------|--------|---------------------|

|   | x                Yes |   | o                No |
|--------|----------------------|--------|---------------------|

| Large                accelerated filer o | Accelerated                filer o |  Non-accelerated                filer x |
|------------------------------------------|------------------------------------|----------------------------------------------|

**DOCUMENTS      INCORPORATED BY      REFERENCE**

**PART      I**

**Item        1.        Business. **

**Item        1A. Risk Factors.**

**Item        1B. Unresolved Staff Comments.**

**Item        2. Properties.**

**Item        3. Legal Proceedings. **

**Item        4. Submission of Matters to a Vote of Security Holders.**

**PART      II**

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

**Item        6. Selected Financial Data.**

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

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

**Item        8. Financial Statements and Supplementary Data.**

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

**Item        9A. Controls and Procedures.**

**Item        9B. Other Information.**

**PART      III**

**Item        10. Directors and Executive Officers of the Registrant.**

**Item        11. Executive Compensation.**

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

**Item        13. Certain Relationships and Related Transactions.**

**Item        14. Principal Accounting Fees and Services.**

**Item        1112(b) of Regulation AB. Significant Obligors Financial        Information.**

**Item        1114(b)(2) and 1115(b) of Regulation AB. Significant Enhancement Provider        Financial Information.**

**Item        1117 of Regulation AB. Legal Proceedings**

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

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

**Item        1123 of Regulation AB. Servicer Compliance Statement**

**PART      IV**

**Item      15. Exhibits, Financial Statement Schedules.**

| **Exhibit                    Number** | **Description**                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|---------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 4(i)                                  | The                      series 2006-C7 pooling and servicing agreement dated as November                      13, 2006                      among Structured Asset Securities Corporation II, as depositor                      (the                      "Depositor"), Wachovia Bank, National Association, as master                      servicer (the                      "Master Servicer"), LNR Partners, Inc., as special servicer                      (the "Special                      Servicer"), and LaSalle Bank National Association, as trustee                      (the                      "Trustee") (the "Pooling and Servicing Agreement") (Previously                      filed as                      part of the Registrant's Current Report on Form 8-K on December                      21,                      2006)* |
| 31(ii)                                | Rule                    13a-14(d)/15d-14(d) Certifications                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
| 33(a)                                 | Report                    on Assessment of Compliance with Servicing Criteria for Asset-Backed                    Securities, Wachovia Bank, National Association, as Master Servicer                    and as                    master servicer of the 1211 Avenue of the Americas Loan serviced                    under the                    LB-UBS Commercial Mortgage Trust 2006-6                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
| 33(b)                                 | Report                    on Assessment of Compliance with Servicing Criteria for Asset-Backed                    Securities, LNR Partners, Inc., as Special Servicer and as special                    servicer of the 1211 Avenue of the Americas Loan serviced under                    the LB-UBS                    Commercial Mortgage Trust 2006-6                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 33(c)                                 | Report                    on Assessment of Compliance with Servicing Criteria for Asset-Backed                    Securities, LaSalle Bank National Association, as Trustee and as                    trustee for the 1211 Avenue of the Americas Loan serviced under                    the LB-UBS                    Commercial Mortgage Trust 2006-6                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 33(d)                                 | Report                    on Assessment of Compliance with Servicing Criteria for Asset-Backed                    Securities, Global Realty Outsourcing, Inc., as servicing function                    participant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
| 33(e)                                 | Report                    on Assessment of Compliance with Servicing Criteria for Asset-Backed                    Securities, First American Commercial Real Estate Services, Inc.,                    as                    servicing function participant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
| 33(f)                                 | Report                    on Assessment of Compliance with Servicing Criteria for Asset-Backed                    Securities, KeyCorp Real Estate Capital Markets, Inc., a servicing                    function participant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 34(a)                                 | Attestation                    Report on Assessment of Compliance with Servicing Criteria for                    Asset-Backed Securities, Wachovia Bank, National Association,                    as Master                    Servicer and as master servicer of the 1211 Avenue of the Americas                    Loan                    serviced under the LB-UBS Commercial Mortgage Trust                    2006-6                                                                                                                                                                                                                                                                                                                                                                                                                              |
| 34(b)                                 | Attestation                    Report on Assessment of Compliance with Servicing Criteria for                    Asset-Backed Securities, LNR Partners, Inc., as Special Servicer and                    as special servicer of the 1211 Avenue of the Americas Loan serviced                    under                    the LB-UBS Commercial Mortgage Trust                    2006-6                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 34(c)                                 | Attestation                    Report on Assessment of Compliance with Servicing Criteria for                    Asset-Backed Securities, LaSalle Bank National Assocation, as                    Trustee and                    as trustee of the 1211 Avenue of the Americas Loan serviced under                    the                    LB-UBS Commercial Mortgage Trust 2006-6                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 34(d)                                 | Attestation                    Report on Assessment of Compliance with Servicing Criteria for                    Asset-Backed Securities, Global Realty Outsourcing, Inc., as                    servicing                    function participant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 34(e)                                 | Attestation                    Report on Assessment of Compliance with Servicing Criteria for                    Asset-Backed Securities, First American Commercial Real Estate                    Services,                    Inc., as servicing function participant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 34(f)                                 | Attestation                    Report on Assessment of Compliance with Servicing Criteria for                    Asset-Backed Securities, KeyCorp Real Estate Capital Markets,                    Inc., a                    servicing function participant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
| 35(a)                                 | Servicer                    Compliance Statement, Wachovia Bank, National Association, as                    Master                    Servicer                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 35(b)                                 | Servicer                    Compliance Statement, LNR Partners, Inc., as Special                    Servicer                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
| 35(c)                                 | Servicer                    Compliance Statement, LaSalle Bank National Association, as                    Trustee                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 35(d)                                 | Servicer                    Compliance Statement, Wachovia Bank, National Association, as                    master                    servicer of the 1211 Avenue of the Americas Note A-1 Non-Trust                    Mortgage Loan under the LB-UBS Commercial Mortgage Trust 2006-C6                    Commercial Mortgage Pass Through Certificates, Series 2006-C6 Pooling                    and Servicing Agreement                                                                                                                                                                                                                                                                                                                                                                                                       |
| 35(e)                                 | Servicer                    Compliance Statement, Wachovia Bank, National Association, as                    master                    servicer of the Triangle Town Center Subordinate Tranche Loan                    under the                    LB-UBS Commercial Mortgage Trust 2006-C1 Commercial Mortgage                    Pass Through                    Certificates, Series 2006-C1 Pooling and Servicing                    Agreement.                                                                                                                                                                                                                                                                                                                                                                                                   |
| 35(f)                                 | Servicer                    Compliance Statement, KeyCorp Real Estate Capital Markets, Inc.,                    a                    servicing function participant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |

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**SIGNATURES**

|                                  | Structured                  Asset Securities Corporation II |
|---------------------------------------|-------------------------------------------------------------|
|                                  |                                                        |
|  March                  29, 2007 |                     /s/ Ken Cohen                 |
|                                  | By: Ken                  Cohen                         |
|                                  | Title: Managing                  Director              |
|                                  |                                                        |
|                                  | Structured                  Asset Securities Corporation II |
|                                  |                                                        |
|                                  |                     /s/ Paul Hughson              |
|                                  | By: Paul                  Hughson                      |
|                                  | Title: Managing                  Director              |

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**Supplemental          Information to be Furnished With Reports Filed Pursuant to Section 15(d)          of the          Act by Registrants Which Have Not Registered Securities Pursuant to Section          12          of the Act**

| (a)    | (1)                    No annual report is provided to the certificateholders.                                                                                                                                                                                                                        |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   | (2)                    No proxy statement, form of proxy or other proxy soliciting material                    has                    been sent to any certificateholders with respect to any annual                    or other                    meeting of                    certificateholders. |

**EXHIBIT      INDEX**

| **Exhibit                          Number** | **Description**                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
|---------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 4(i)                                        | The                          Pooling and Servicing Agreement (Previously filed as part                          of the                          Registrant’s Current Report on Form 8-K on December 21,                          2006)*                                                                                                                                                                                                                                                         |
| 31(ii)                                      | Rule                          13a-14(d)/15d-14(d) Certifications                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 33(a)                                       | Report                          on Assessment of Compliance with Servicing Criteria for                          Asset-Backed                          Securities, Wachovia Bank, National Association, as Master                          Servicer and as                          master servicer of the 1211 Avenue of the Americas Loan                          serviced under the                          LB-UBS Commercial Mortgage Trust 2006-6                                              |
| 33(b)                                       | Report                          on Assessment of Compliance with Servicing Criteria for                          Asset-Backed                          Securities, LNR Partners, Inc., as Special Servicer and as special                          servicer of the 1211 Avenue of the Americas Loan serviced                          under the LB-UBS                          Commercial Mortgage Trust 2006-6                                                                                 |
| 33(c)                                       | Report                          on Assessment of Compliance with Servicing Criteria for                          Asset-Backed                          Securities, LaSalle Bank National Association, as Trustee and as                          trustee for the 1211 Avenue of the Americas Loan serviced                          under the LB-UBS                          Commercial Mortgage Trust 2006-6                                                                                   |
| 33(d)                                       | Report                          on Assessment of Compliance with Servicing Criteria for                          Asset-Backed                          Securities, Global Realty Outsourcing, Inc., as servicing                          function                          participant                                                                                                                                                                                                               |
| 33(e)                                       | Report                          on Assessment of Compliance with Servicing Criteria for                          Asset-Backed                          Securities, First American Commercial Real Estate Services,                          Inc., as                          servicing function participant                                                                                                                                                                                          |
| 33(f)                                       | Report                          on Assessment of Compliance with Servicing Criteria for                          Asset-Backed                          Securities, KeyCorp Real Estate Capital Markets, Inc., a servicing                          function participant                                                                                                                                                                                                                          |
| 34(a)                                       | Attestation                          Report on Assessment of Compliance with Servicing Criteria                          for                          Asset-Backed Securities, Wachovia Bank, National Association,                          as Master                          Servicer and as master servicer of the 1211 Avenue of the                          Americas Loan                          serviced under the LB-UBS Commercial Mortgage Trust                          2006-6         |
| 34(b)                                       | Attestation                          Report on Assessment of Compliance with Servicing Criteria                          for                          Asset-Backed Securities, LNR Partners, Inc., as Special                          Servicer and                          as special servicer of the 1211 Avenue of the Americas                          Loan serviced under                          the LB-UBS Commercial Mortgage Trust                          2006-6    |
| 34(c)                                       | Attestation                          Report on Assessment of Compliance with Servicing Criteria                          for                          Asset-Backed Securities, LaSalle Bank National Assocation,                          as Trustee and                          as trustee of the 1211 Avenue of the Americas Loan serviced                          under the                          LB-UBS Commercial Mortgage Trust 2006-6                                                     |
| 34(d)                                       | Attestation                          Report on Assessment of Compliance with Servicing Criteria                          for                          Asset-Backed Securities, Global Realty Outsourcing, Inc.,                          as servicing                          function participant                                                                                                                                                                                                   |
| 34(e)                                       | Attestation                          Report on Assessment of Compliance with Servicing Criteria                          for                          Asset-Backed Securities, First American Commercial Real                          Estate Services,                          Inc., as servicing function participant                                                                                                                                                                              |
| 34(f)                                       | Attestation                          Report on Assessment of Compliance with Servicing Criteria                          for                          Asset-Backed Securities, KeyCorp Real Estate Capital Markets,                          Inc., a                          servicing function participant                                                                                                                                                                                          |
| 35(a)                                       | Servicer                          Compliance Statement, Wachovia Bank, National Association,                          as Master                          Servicer                                                                                                                                                                                                                                                                                                                                     |
| 35(b)                                       | Servicer                          Compliance Statement, LNR Partners, Inc., as Special                          Servicer                                                                                                                                                                                                                                                                                                                                                                              |
| 35(c)                                       | Servicer                          Compliance Statement, LaSalle Bank National Association,                          as                          Trustee                                                                                                                                                                                                                                                                                                                                               |
| 35(d)                                       | Servicer                          Compliance Statement, Wachovia Bank, National Association,                          as master                          servicer of the 1211 Avenue of the Americas Note A-1 Non-Trust                          Mortgage Loan under the LB-UBS Commercial Mortgage Trust 2006-C6                          Commercial Mortgage Pass Through Certificates, Series 2006-C6 Pooling                          and Servicing Agreement                 |
| 35(e)                                       | Servicer                          Compliance Statement, Wachovia Bank, National Association,                          as master                          servicer of the Triangle Town Center Subordinate Tranche                          Loan under the                          LB-UBS Commercial Mortgage Trust 2006-C1 Commercial Mortgage                          Pass Through                          Certificates, Series 2006-C1 Pooling and Servicing                          Agreement. |
| 35(f)                                       | Servicer                          Compliance Statement, KeyCorp Real Estate Capital Markets,                          Inc., a                          servicing function                          participant                                                                                                                                                                                                                                                                                        |

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