UNITED STATES
SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10‑K

(Mark one)

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

For the fiscal year ended December 31, ~~2024~~2025 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: 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	38‑4014781 38‑4014782 38‑7170490
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification Numbers)

c/o Computershare Trust Company, National Association, as agent for

Wells Fargo Bank, National Association

9062 Old Annapolis Road

Columbia, MD

(Address of principal executive offices)

21045

(Zip Code)

Telephone number, including area code:

(667) 786‑1992

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 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 every Interactive Data File required to be submitted 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 such files).

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 has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report.

Not applicable.

If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the

registrant included in the filing reflect the correction of an error to previously issued financial statements.

Not applicable.

Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of the registrant’s executive officers during the relevant recovery period pursuant to §240.10D-1(b).

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

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; and

• 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.

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.

• Greystone Servicing Company LLC is the current special servicer under the MSC 2016-BNK2 pooling and servicing agreement, pursuant to which the 101 Hudson Street mortgage loan is serviced. On August 26, 2020, C-III Asset Management LLC was replaced as special servicer under the MSC 2016-BNK2 pooling and servicing agreement and was succeeded by Greystone Servicing Company LLC, to which C-III Asset Management LLC assigned substantially all of its assets. Because Greystone Servicing Company 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 more than 5% but less than 10% of the mortgage pool, Greystone Servicing Company LLC, as MSC 2016-BNK2 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.

• ~~The Novo~~ Effective ~~Nordisk~~as ~~mortgage~~of ~~loan~~March 1, ~~which~~2025, ~~was~~Trimont ~~serviced~~LLC ~~pursuant~~purchased to the ~~CSMC~~third ~~2016-NXSR~~party servicing segment of ~~pooling~~Wells ~~and~~Fargo Bank, National Association’s commercial mortgage servicing ~~agreement~~business and replaced Wells Fargo Bank, ~~was~~National ~~paid~~Association in ~~full~~its oncapacities ~~November~~as 5master servicer, ~~2021~~primary servicer and special servicer, as applicable, under each Outside Pooling and Servicing Agreement.

• The Greenwich Office Park mortgage loan, which was serviced pursuant to the CSMC 2016-NXSR pooling and servicing agreement, was paid in full on December 5, 2021.

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 Solutions, LLC 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 Solutions, LLC as a servicing function participant in respect of the 101 Hudson Street mortgage loan for the reporting period.

• On November 1, 2021, pursuant to the second amended and restated servicing agreement attached hereto as Exhibit 99.16, Computershare Trust Company, National Association was engaged to perform all or virtually all of Wells Fargo Bank, National Association’s roles as certificate administrator, custodian and trustee, as applicable, under (i) the pooling and servicing agreement and (ii) each Outside Pooling and Servicing Agreement.

• Effective as of March 1, 2025, Trimont LLC, as the successor to Wells Fargo Bank, National Association in each of its servicing capacities described above, engaged CoreLogic Solutions, LLC to act as a servicing function participant with respect to the same servicing and reporting functions for which Wells Fargo Bank, National Association engaged CoreLogic Solutions, LLC as described above.

PART I

Item 1.	Business.
	Omitted.
Item 1A.	Risk Factors.
	Omitted.
Item 1B.	Unresolved Staff Comments.
	None.
Item 1C.	Cybersecurity.
	Omitted.
Item 2.	Properties.
	Omitted.
Item 3.	Legal Proceedings.
	Omitted.
Item 4.	Mine Safety Disclosures.
	Omitted.

PART II

Item 5.	Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities.
	Omitted.
Item 6.	[Reserved]
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.
Item 9C.	Disclosure Regarding Foreign Jurisdictions that Prevent Inspections.
	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 Accountant 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 follows:

In December 2014, Phoenix Light SF Limited (Phoenix Light) and certain related entities filed a complaint in the United States District Court for the Southern District of New York alleging claims against Wells Fargo Bank, N.A., in its capacity as trustee for a number of residential mortgage-backed securities (RMBS) trusts. Complaints raising similar allegations have been filed by Commerzbank AG in the Southern District of New York, IKB International and IKB Deutsche Industriebank (together, IKB) in New York state court, and Park Royal I LLC and Park Royal II LLC in New York state court. In each case, the plaintiffs allege that Wells Fargo Bank, N.A., as trustee, caused losses to investors, and plaintiffs assert causes of action based upon, among other things, the trustee’s alleged failure to notify and enforce repurchase obligations of mortgage loan sellers for purported breaches of representations and warranties, notify investors of alleged events of default, and abide by appropriate standards of care following alleged events of default. In July 2022, the district court dismissed Phoenix Light’s claims and certain of the claims asserted by Commerzbank AG, and subsequently entered judgment in each case in favor of Wells Fargo Bank, N.A. In August 2022, Phoenix Light and Commerzbank AG each appealed the district court’s decision to the United States Court of Appeals for the Second Circuit. Phoenix Light dismissed its appeal in May 2023, terminating its case. In October 2024, the Second Circuit denied Commerzbank AG’s appeal. In November 2023, Wells Fargo Bank, N.A. entered into an agreement with IKB to resolve IKB’s claims. Wells Fargo Bank, N.A. previously settled two class actions filed by institutional investors and an action filed by the National Credit Union Administration with similar allegations.

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

The ~~information~~ information regarding this Item has been provided previously in an annual report on Form 10-K of the issuing entity or in the prospectus of the issuing entity filed in a 424(b)(2) filing dated December 8, 2016. In addition, effective as of March 1, 2025, Trimont LLC purchased the third party servicing segment of Wells Fargo Bank, National Association’s commercial mortgage servicing business and is acting as master servicer, primary servicer and special servicer, as applicable, under each Outside Pooling and Servicing Agreement to the same extent that Wells Fargo Bank, National Association previously acted in such capacities.

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.

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.

(4.1) Pooling and Servicing Agreement, dated as of December 1, 2016, between Morgan Stanley Capital I Inc., as depositor, Midland Loan Services, a Division of PNC Bank, National Association, as master servicer, Rialto Capital Advisors, LLC, as special servicer, Wells Fargo Bank, National Association, as trustee, certificate administrator, certificate registrar, authenticating agent and custodian, and Park Bridge Lender Services LLC, as operating advisor and asset representations reviewer (filed as Exhibit 4.1 to the registrant's Current Report on Form 8-K/A filed on December 20, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(4.2) Pooling and Servicing Agreement, dated as of November 1, 2016, between Banc of America Merrill Lynch Commercial Mortgage Inc., as depositor, Wells Fargo Bank, National Association, as master servicer, Rialto Capital Advisors, LLC, as special servicer, Wells Fargo Bank, National Association, as certificate administrator, Wilmington Trust, National Association, as trustee, and Park Bridge Lender Services LLC, as operating advisor and as asset representations reviewer, relating to the MSBAM 2016-C31 securitization transaction, pursuant to which the Vintage Park Mortgage Loan and the Huntington Center Mortgage Loan are serviced (filed as Exhibit 4.2 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(4.3) Pooling and Servicing Agreement, dated as of November 1, 2016, between Morgan Stanley Capital I Inc., as depositor, Wells Fargo Bank, National Association, as master servicer, C-III Asset Management LLC, as special servicer, Wells Fargo Bank, National Association, as certificate administrator and custodian, Wilmington Trust, National Association, as trustee, and Park Bridge Lender Services LLC, as operating advisor and as asset representations reviewer, relating to the MSC 2016-BNK2 securitization transaction, pursuant to which the 101 Hudson Street Mortgage Loan is serviced (filed as Exhibit 4.3 to the registrant's Current Report on Form 8-K/A filed on March 1, 2017 under SEC File No. 333-206582-06 and incorporated by reference herein).

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

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

33.1 Wells Fargo Bank, National Association, as Certificate Administrator

33.2 Computershare Trust Company, National Association, as Servicing Function Participant for the Certificate Administrator

33.3 Wells Fargo Bank, National Association, as Custodian

33.4 Computershare Trust Company, National Association, as Servicing Function Participant for the Custodian

33.5 Midland Loan Services, a Division of PNC Bank, National Association, as Master Servicer

33.6 Rialto Capital Advisors, LLC, as Special Servicer

33.7 Park Bridge Lender Services LLC, as Operating Advisor

33.8 ~~Wells~~ Trimont ~~Fargo Bank~~LLC, ~~National Association,~~ as Master Servicer under the MSBAM 2016-C31 securitization, pursuant to which the following mortgage loans were serviced by such party: Vintage Park (from 13/1/24 25 to 12/31/2425) and Huntington Center (from 13/1/2425 to 12/31/2425)

33.9 ~~CoreLogic~~ Wells ~~Solutions~~Fargo Bank, ~~LLC~~National Association, as ~~Servicing Function~~Master ~~Participant~~Servicer under the MSBAM 2016-C31 securitization, pursuant to which the following mortgage loans were serviced by such party: Vintage Park (from 1/1/2425 to 122/3128/2425) and Huntington Center (from 1/1/2425 to 122/3128/2425)

33.10 ~~Wells~~ ~~Fargo~~CoreLogic ~~Bank~~Solutions, ~~National Association~~LLC, as ~~Master~~Servicing Function ~~Servicer~~Participant under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~101~~Vintage ~~Hudson~~Park ~~Street~~ (from 1/1/24 25 to 12/31/2425) and Huntington Center (~~see~~from ~~exhibit~~1/1/25 ~~33.8~~to 12/31/25)

33.11 ~~CoreLogic~~ ~~Solutions,~~Trimont LLC, as ~~Servicing~~Master ~~Function Participant~~Servicer under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (from 1 3/1/2425 to 12/31/2425) (see exhibit 33.98)

33.12 ~~Rialto~~ ~~Capital~~Wells ~~Advisors~~Fargo Bank, ~~LLC~~National Association, as ~~Special Servicer~~Master Servicer under the ~~MSBAM~~MSC 2016-~~C31~~BNK2 securitization, pursuant to which the ~~following~~ following mortgage loans were serviced by such party: ~~Vintage~~101 ~~Park~~Hudson ~~(from~~Street ~~1/1/24 to 12/31/24) and Huntington Center~~ (from 1/1/2425 to 122/3128/2425) (see exhibit 33.69)

33.13 ~~Greystone~~ ~~Servicing~~CoreLogic ~~Company~~Solutions, LLC, as ~~Special~~Servicing Function ~~Servicer~~Participant under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (from 1/1/2425 to 12/31/2425) (see exhibit 33.10)

33.14 ~~Wells~~ ~~Fargo~~Rialto ~~Bank~~Capital Advisors, ~~National Association~~LLC, as ~~Custodian~~ Special Servicer under the MSBAM 2016-C31 securitization, pursuant to which the ~~following~~ following mortgage loans were serviced by such party: Vintage Park (from 1/1/~~24 to~~25 to 12/31/2425) and Huntington Center (from 1/1/2425 to 12/31/2425) (see exhibit 33.36)

33.15 ~~Computershare~~ ~~Trust~~Greystone Servicing Company, ~~National Association~~LLC, as ~~Servicing~~Special ~~Function Participant~~ Servicer under the ~~MSBAM~~MSC 2016-~~C31~~BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~Vintage~~ ~~Park~~101 ~~(from~~Hudson ~~1/1/24~~Street ~~to 12/31/24) and Huntington Center~~ (from 1/1/2425 to 12/31/2425) ~~(see exhibit 33.4)~~

33.16 Wells Fargo Bank, National Association, as ~~Custodian~~ Custodian under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, pursuant to which the ~~following~~ following mortgage loans were serviced by such party: ~~101~~Vintage ~~Hudson~~Park ~~Street~~ (from 1/1/25 to 12/31/25) and Huntington Center (from 1/1/2425 to 12/31/2425) (see exhibit 33.3)

33.17 Computershare Trust Company, National Association, as as Servicing Function Participant under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~101~~ ~~Hudson~~Vintage ~~Street~~Park (from 1/1/2425 to 12/31/2425) and Huntington Center (from 1/1/25 to 12/31/25) (see exhibit 33.4)

~~(34) Attestation reports~~33.18 onWells ~~assessment~~Fargo ofBank, ~~compliance~~National ~~with~~Association, ~~servicing~~as ~~criteria~~Custodian under ~~for~~the ~~asset~~MSC 2016-~~backed~~BNK2 securitization, pursuant to which the following ~~securities~~mortgage loans were serviced by such party: 101 Hudson Street (from 1/1/25 to 12/31/25) (see exhibit 33.3)

33.19 Computershare Trust Company, National Association, as Servicing Function Participant under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (from 1/1/25 to 12/31/25) (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 Certificate Administrator

34.2 Computershare Trust Company, National Association, as Servicing Function Participant for the Certificate Administrator

34.3 Wells Fargo Bank, National Association, as Custodian

34.4 Computershare Trust Company, National Association, as Servicing Function Participant for the Custodian

34.5 Midland Loan Services, a Division of PNC Bank, National Association, as Master Servicer

34.6 Rialto Capital Advisors, LLC, as Special Servicer

34.7 Park Bridge Lender Services LLC, as Operating Advisor

34.8 ~~Wells~~ Trimont ~~Fargo Bank~~LLC, ~~National Association,~~ as Master Servicer under the MSBAM 2016-C31 securitization, pursuant to which the following mortgage loans were serviced by such party: Vintage Park (from 13/1/24 25 to 12/31/2425) and Huntington Center (from 13/1/2425 to 12/31/2425)

34.9 ~~CoreLogic~~ Wells ~~Solutions~~Fargo Bank, ~~LLC~~National Association, as ~~Servicing Function~~Master ~~Participant~~Servicer under the MSBAM 2016-C31 securitization, pursuant to which the following mortgage loans were serviced by such party: Vintage Park (from 1/1/2425 to 122/3128/2425) and Huntington Center (from 1/1/2425 to 122/3128/2425)

34.10 ~~Wells~~ ~~Fargo~~CoreLogic ~~Bank~~Solutions, ~~National Association~~LLC, as ~~Master~~Servicing Function ~~Servicer~~Participant under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~101~~Vintage ~~Hudson~~Park ~~Street~~ (from 1/1/24 25 to 12/31/2425) and Huntington Center (~~see~~from ~~exhibit~~1/1/25 ~~34.8~~to 12/31/25)

34.11 ~~CoreLogic~~ ~~Solutions,~~Trimont LLC, as ~~Servicing~~Master ~~Function Participant~~Servicer under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (from 1 3/1/2425 to 12/31/2425) (see exhibit 34.98)

34.12 ~~Rialto~~ ~~Capital~~Wells ~~Advisors~~Fargo Bank, ~~LLC~~National Association, as ~~Special Servicer~~Master Servicer under the ~~MSBAM~~MSC 2016-~~C31~~BNK2 securitization, pursuant to which the ~~following~~ following mortgage loans were serviced by such party: ~~Vintage~~101 ~~Park~~Hudson ~~(from~~Street ~~1/1/24 to 12/31/24) and Huntington Center~~ (from 1/1/2425 to 122/3128/2425) (see exhibit 34.69)

34.13 ~~Greystone~~ ~~Servicing~~CoreLogic ~~Company~~Solutions, LLC, as ~~Special~~Servicing Function ~~Servicer~~Participant under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (from 1/1/2425 to 12/31/2425) (see exhibit 34.10)

34.14 ~~Wells~~ ~~Fargo~~Rialto ~~Bank~~Capital Advisors, ~~National Association~~LLC, as ~~Custodian~~ Special Servicer under the MSBAM 2016-C31 securitization, pursuant to which the ~~following~~ following mortgage loans were serviced by such party: Vintage Park (from 1/1/~~24 to~~25 to 12/31/2425) and Huntington Center (from 1/1/2425 to 12/31/2425) (see exhibit 34.36)

34.15 ~~Computershare~~ ~~Trust~~Greystone Servicing Company, ~~National Association~~LLC, as ~~Servicing~~Special ~~Function Participant~~ Servicer under the ~~MSBAM~~MSC 2016-~~C31~~BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~Vintage~~ ~~Park~~101 ~~(from~~Hudson ~~1/1/24~~Street ~~to 12/31/24) and Huntington Center~~ (from 1/1/2425 to 12/31/2425) ~~(see exhibit 34.4)~~

34.16 Wells Fargo Bank, National Association, as ~~Custodian~~ Custodian under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, pursuant to which the ~~following~~ following mortgage loans were serviced by such party: ~~101~~Vintage ~~Hudson~~Park ~~Street~~ (from 1/1/25 to 12/31/25) and Huntington Center (from 1/1/2425 to 12/31/2425) (see exhibit 34.3)

34.17 Computershare Trust Company, National Association, as as Servicing Function Participant under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~101~~ ~~Hudson~~Vintage ~~Street~~Park (from 1/1/2425 to 12/31/2425) and Huntington Center (from 1/1/25 to 12/31/25) (see exhibit 34.4)

34.18 Wells Fargo Bank, National Association, as Custodian under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (~~35) Servicer~~from 1/1/25 to ~~compliance~~12/31/25) ~~statement~~(see exhibit 34.3)

34.19 Computershare Trust Company, National Association, as Servicing Function Participant under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (from 1/1/25 to 12/31/25) (see exhibit 34.4)

(35). Servicer compliance statement.

35.1 Wells Fargo Bank, National Association, as Certificate Administrator

35.2 Computershare Trust Company, National Association, as Servicing Function Participant for the Certificate Administrator

35.3 Wells Fargo Bank, National Association, as Custodian

35.4 Computershare Trust Company, National Association, as Servicing Function Participant for the Custodian

35.5 Midland Loan Services, a Division of PNC Bank, National Association, as Master Servicer

35.6 Rialto Capital Advisors, LLC, as Special Servicer

35.7 ~~Wells~~ Trimont ~~Fargo Bank~~LLC, ~~National Association,~~ as Master Servicer under the MSBAM 2016-C31 securitization, pursuant to which the following mortgage loans were serviced by such party: Vintage Park (from 13/1/24 25 to 12/31/2425) and Huntington Center (from 13/1/2425 to 12/31/2425)

35.8 Wells Fargo Bank, National Association, as Master Servicer under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~101~~Vintage ~~Hudson~~Park ~~Street~~ (from 1/1/24 25 to 122/3128/2425) and Huntington Center (~~see~~from ~~exhibit~~1/1/25 ~~35.7~~to 2/28/25)

35.9 ~~Rialto~~ Trimont ~~Capital Advisors,~~ LLC, as ~~Special~~Master Servicer under the ~~MSBAM~~ MSC 2016-~~C31~~BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~Vintage~~101 ~~Park~~Hudson ~~(from~~Street ~~1/1/24 to 12/31/24) and Huntington Center~~ (from 13/1/2425 to 12/31/2425) (see exhibit 35.67)

35.10 Wells Fargo Bank, National Association, as Master ~~Custodian~~Servicer under the ~~MSBAM~~MSC 2016-~~C31~~BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: ~~Vintage~~101 ~~Park~~Hudson ~~(from~~Street ~~1/1/24 to 12/31/24) and Huntington Center~~ (from 1/1/2425 to 122/3128/2425) (see exhibit 35.38)

35.11 ~~Computershare~~ ~~Trust~~Rialto ~~Company~~Capital Advisors, ~~National Association~~LLC, as ~~Servicing~~Special ~~Function Participant~~ Servicer under the MSBAM 2016-C31 securitization, pursuant to which the following mortgage loans were serviced by such party: Vintage Park (from 1/1/2425 to 12/31/2425) and Huntington Center (from 1/1/2425 to 12/31/2425) (see exhibit 35.46)

35.12 Wells Fargo Bank, National Association, as ~~Custodian~~ Custodian under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, pursuant to which the ~~following~~ following mortgage loans were serviced by such party: ~~101~~Vintage ~~Hudson~~Park ~~Street~~ (from 1/1/25 to 12/31/25) and Huntington Center (from 1/1/2425 to 12/31/2425) (see exhibit 35.3)

35.13 Computershare Trust Company, National Association, as Servicing Function Participant under the ~~MSC~~MSBAM 2016-~~BNK2~~C31 securitization, ~~pursuant~~ pursuant to which the following mortgage loans were serviced by such party: ~~101 Hudson~~ ~~Street~~Vintage Park (from 1/1/2425 to 12/31/2425) and Huntington Center (from 1/1/25 to 12/31/25) (see exhibit 35.4)

35.14 Wells Fargo Bank, National Association, as Custodian under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (from 1/1/25 to 12/31/25) (see exhibit 35.3)

35.15 Computershare Trust Company, National Association, as Servicing Function Participant under the MSC 2016-BNK2 securitization, pursuant to which the following mortgage loans were serviced by such party: 101 Hudson Street (from 1/1/25 to 12/31/25) (see exhibit 35.4)

(99.1) Mortgage Loan Purchase Agreement, dated November 22, 2016, between UBS AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York and Morgan Stanley Capital I Inc. (filed as Exhibit 99.1 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.2) Mortgage Loan Purchase Agreement, dated November 22, 2016, between Morgan Stanley Capital I Inc. and Morgan Stanley Mortgage Capital Holdings LLC (filed as Exhibit 99.2 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.3) Mortgage Loan Purchase Agreement, dated November 22, 2016, between Morgan Stanley Capital I Inc. and Bank of America, National Association (filed as Exhibit 99.3 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.4) Mortgage Loan Purchase Agreement, dated November 22, 2016, between Morgan Stanley Capital I Inc. and Natixis Real Estate Capital LLC (filed as Exhibit 99.4 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.5) Co-Lender Agreement, dated as of November 4, 2016, between UBS AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York, as Initial Note A-1 Holder, Initial Note A-2 Holder, Initial Note A-3 Holder and Initial Note A-4 Holder, and Citigroup Global Markets Realty Corp., as Initial Note A-5 Holder and Initial Note A-6 Holder, relating to the 681 Fifth Avenue loan combination (filed as Exhibit 99.5 to the registrant's Current Report on Form 8-K/A filed on December 20, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.6) Agreement Between Note Holders, dated as of December 5, 2016, between Morgan Stanley Bank, N.A., as Initial Note A-1 Holder, Morgan Stanley Bank, N.A., as Initial Note A-2 Holder, Morgan Stanley Bank, N.A., as Initial Note A-3 Holder and Morgan Stanley Bank, N.A., as Initial Note A-4 Holder, relating to the 191 Peachtree loan combination (filed as Exhibit 99.6 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.7) Agreement Between Note Holders, dated as of December 7, 2016, between Morgan Stanley Bank, N.A., as Initial Note A-1-1 Holder, Morgan Stanley Bank, N.A., as Initial Note A-1-2 Holder, Morgan Stanley Bank, N.A., as Initial Note A-2 Holder, UBS, AG, as Initial Note A-3 Holder, UBS, AG, as Initial Note A-4 Holder, UBS, AG, as Initial Note A-5 Holder, UBS, AG, as Initial Note A-6 Holder and UBS, AG, as Initial Note A-7 Holder, relating to the Wolfchase Galleria loan combination (filed as Exhibit 99.7 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.8) Agreement Between Note Holders, dated as of October 17, 2016, between Morgan Stanley Bank, N.A., as Initial Note A-1 Holder and Morgan Stanley Bank, N.A., as Initial Note A-2 Holder, relating to The Orchard loan combination (filed as Exhibit 99.8 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.9) Agreement Between Note Holders, dated as of September 1, 2016, between UBS AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York, as Initial Note A-1 Holder, Initial Note A-2 Holder and Initial Note A-3 Holder, and Goldman Sachs Mortgage Company, as Initial Note A-4 Holder, relating to The Falls loan combination (filed as Exhibit 99.9 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.10) ~~Co-Lender~~ Agreement Between Note Holders, dated as of December 7, 2016, by and between ~~Natixis~~UBS ~~Real~~AG, ~~Estate~~by ~~Capital~~and through its branch office at 1285 Avenue of ~~LLC~~the Americas, asNew ~~Initial~~York, New York, as Note A-1 Holder, ~~Natixis~~UBS ~~Real~~AG, ~~Estate~~by ~~Capital~~and ~~LLC~~through its branch office at 1285 Avenue of the Americas, New York, New York, as ~~Initial~~ Note A-2 Holder, UBS AG, by and ~~Natixis~~through ~~Real~~its ~~Estate~~branch ~~Capital~~office ~~LLC~~at 1285 Avenue of the Americas, asNew ~~Initial~~York, New York, as Note A-3 Holder, UBS AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York, as Note A-4 Holder, and UBS AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York, as Note A-5 Holder, relating to the ~~Greenwich~~Federal ~~Office~~Way Crossings ~~Park~~ loan combination (filed as Exhibit 99.1011 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.11) ~~Agreement~~ Agreement Between Note Holders, dated as of ~~December 7~~November 14, 2016, ~~by and~~ between UBS AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York, as Initial Note A-1 Holder, ~~UBS~~Initial ~~AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York, as~~ Note A-2 Holder, ~~UBS~~Initial ~~AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York, as~~ Note A-3 Holder, ~~UBS AG, by~~ and ~~through~~Initial ~~its branch office at 1285 Avenue of the Americas, New York, New York, as~~ Note A-4 Holder, ~~and UBS AG, by and through its branch office at 1285 Avenue of the Americas, New York, New York, as Note A-5 Holder,~~ relating to the Vintage ~~Federal~~Park ~~Way Crossings~~ loan combination (filed as Exhibit 99.1112 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.12) ~~Agreement~~ Agreement Between Note Holders, dated as of November 143, 2016, ~~between UBS AG,~~ by and ~~through~~ ~~its~~between, ~~branch~~Wells ~~office~~Fargo atBank, ~~1285~~National ~~Avenue of the Americas~~Association, ~~New~~as ~~York,~~Initial ~~New~~Note A-1-1 ~~York~~Holder, as Initial Note A-1-2 Holder, and Initial Note A-2 Holder, Bank of America, N.A., as Initial Note A-3 Holder and Initial Note A-4 Holder, and Barclays Bank PLC, as Initial Note A-5 Holder, relating to the ~~Vintage~~101 ~~Park~~Hudson Street loan combination (filed as Exhibit 99.1213 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.13) ~~Agreement~~ Agreement Between Note Holders, dated as of ~~November~~October 37, 2016, ~~by and~~ between, ~~Wells~~Morgan ~~Fargo~~ Stanley Bank, ~~National Association~~N.A., as Initial Note A-1-1 Holder, ~~Initial Note A-1-2~~Morgan ~~Holder~~Stanley ~~and Initial Note A-2 Holder,~~ Bank ~~of America~~, N.A., as Initial Note A-~~3 Holder~~2 ~~and Initial Note A-4~~ Holder, and ~~Barclays~~Morgan ~~Bank~~Stanley ~~PLC~~Bank, N.A., as Initial Note A-5 3 Holder, relating to the ~~101~~Huntington ~~Hudson~~Center ~~Street~~ loan combination (filed as Exhibit 99.1315 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.14) ~~Co-Lender~~ ~~and~~Second ~~Future~~Amended ~~Funding~~and ~~Indemnification~~Restated Servicing Agreement, effective ~~dated~~ as of October 1331, ~~2016~~2021, between, ~~Natixis~~Wells ~~Real~~Fargo ~~Estate Capital LLC~~Bank, ~~as Initial Note~~ N.A~~-1 Holder~~., ~~Natixis Real~~Wells ~~Estate Capital LLC, as Initial Note A-2 Holder, Natixis Real Estate~~Fargo ~~Capital~~Delaware ~~LLC,~~Trust ~~as Initial Note A-3 Holder~~Company, ~~Natixis Real Estate Capital LLC, as Initial Note~~ N.A~~-4 Holder~~., ~~Natixis~~Computershare ~~Real~~Trust ~~Estate Capital LLC~~Company, ~~as Initial Note~~ N.A~~-5 Holder~~., ~~Natixis Real Estate Capital LLC, as Initial Note A-6 Holder, Natixis~~Computershare ~~Real~~Delaware ~~Estate~~Trust ~~Capital~~Company LLC, as Initial Note A-7 Holder, Natixis Real Estate Capital LLC, as Initial Note A-8 Holder, Natixis Real Estate Capital LLC, as Initial Note A-9 Holder, Natixis Real Estate Capital LLC, as Initial Note A-10 Holder, Natixis Real Estate Capital LLC, as Initial Note A-11 Holder, Natixis Real Estate Capital LLC, as Initial Note A-12 Holder, Natixis Real Estate Capital LLC, as Initial Note A-13 Holder, and ~~Natixis~~Computershare ~~Real~~Limited ~~Estate Capital LLC, as Future Funding Indemnitor, relating to the Novo Nordisk loan combination~~ (filed as Exhibit 99.141 to the registrant's Current Report on Form 8-K filed on ~~December~~ 8November 5, ~~2016~~2021 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.15) Agreement Between Note Holders, dated as of October 7, 2016, between Morgan Stanley Bank, N.A., as Initial Note A-1 Holder, Morgan Stanley Bank, N.A., as Initial Note A-2 Holder and Morgan Stanley Bank, N.A., as Initial Note A-3 Holder, relating to the Huntington Center loan combination (filed as Exhibit 99.15 to the registrant's Current Report on Form 8-K filed on December 8, 2016 under SEC File No. 333-206582-06 and incorporated by reference herein).

(99.16) Second Amended and Restated Servicing Agreement, effective as of October 31, 2021, between Wells Fargo Bank, N.A., Wells Fargo Delaware Trust Company, N.A., Computershare Trust Company, N.A., Computershare Delaware Trust Company and Computershare Limited (filed as Exhibit 99.1 to the registrant's Current Report on Form 8-K filed on November 5, 2021 under SEC File No. 333-206582-06 and incorporated by reference herein).

(b) See (a) above.

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/ Jane Lam

Jane Lam, President

(senior officer in charge of securitization of the depositor)

Date: March 2524, ~~2025~~2026

Filing Compare · Morgan Stanley Capital I Trust 2016-UBS12