Wholesale Rate Sheet (Lender Paid Comp) - MUFG …

1 Effective Date:9/25/2018 Angela Liedike, AE - SD/OC619-417-0197 Laurel Taylor, AE - LA818-378-5171 Yong Lee, AE - LA/OC949-838-6963 Joe Garcia, AE - IL773-531-7792 Rebecca Trumble, WLA858-401-5481 Morgan Howard, WLA 858-795-0333 Amanda Simula, AE - PNW 206-375-0118 Leigh Konopka, AE- OC949-290-2772 Terri Caffery, AE - SD858-775-8374 Juan Santamaria, WLA858-795-0534 Jonathan Jacoby, WLA858-202-7967 Randy Plankey, AE - SF925-858-5510 Stephen Molz, AE - SF925-899-2928 Laurie Hoehn, WLA858-795-0331 Michelle Hedrick, WLA858-795-0328 RateUB PointsRateUB ( ) ( ) ( ) ( )( ) ( ) ( ) ( ) ( ) ( ) RateRateUB PointsRateUB ( ) ( ) ( ) ( )( ) ( ) ( ) RateRateUB PointsRateUB ( ) ( ) ( ) ( )( ) ( ) PointsRateUB ( ) ( ) ( ) ( ) UB Rate + UB RateRateUB PointsRateUB ( ) ( ) ( ) ( ) Rate1 Unit2 Unit3 Unit4 Unit$453,100 $580,150 $701,250 $871,450 Purchases: 60 Days Refinances: 60 Days3/1 ARM27 years5/1 ARM25 years7/1 ARM23 years10/1 ARM20 years3/1 ARM37 years5/1 ARM35 years7/1 ARM33 years10/1 ARM30 Year PurposeLTV1 ARM > 60%All> 60%All> 60%All For Union Bank Mortgage Brokers use only.

2 Not intended for distribution to consumers as defined by Section of Regulation Z, which implements the Truth-In-Lending Act. This information is not marketing Rate Sheet ( lender paid Comp) ARM Information3/1 IO ARMs: Greater of note rate + 6% or the fully-indexed rate (FIR); 5/1 IO ARMs: Greater of the note rate + 2% or the FIR; 7/1 & 10/1 IO ARMs: Greater of the note rate or the FIR rounded to nearest rates ARM (AG3CL)5/1 ARM (AG5CL)Fully Amortizing ARM ProductsChange Summary:Tax Service: $ on loan amount up to $1,999, plus $ for each additional $100,000 Flood Determination: $ Compensation paid by UB: Report: $ for each individual report and $ for a joint report.(other required service that the Bank selects): lender Origination Fee - $ Pricing AdjustmentsNo changes to Max Credit or Discount FeesNo margin buyups/downsQualifying Rate (Full AM)Current Pricing Specials(Only Applicable to 1 Unit, O/O or 2nd Home)Refinances3/1 FA & 30yr IO ARM Products5/1 FA & 30yr IO ARM Products(applies to 1st loan amount or combined UB loan amounts1)Second Appraisal Required when:**Please note that JS30 loans will be charged an additional appraisal review fee.

3 See pg. 6 for details**Caps7/1 & 10/1 ARMs = Note RateIndex InformationQualifying Rate (Interest Only)Qualifying Term (Interest Only)30 Year Term40 Year TermRate Lock Break Option1. in rate over current + added to be Borrower Initiated; 50bps Rate Difference; Within 30 Days of Closing; Cannot be Docs Out status; Package must be Broker paid Pricing Options3/1 ARM = Note Rate + 6%Lock Extension Fees: 7 Days = .125, 15 Days = .25, 30 Days = .375 Multiple extensions allowedLock UB PointsJumbo Fixed Products>= $ 4,000,000> $1,100,000 and < $4,000,000>= $4,000,000> $1,500,000 and < 4,000,000>= $4,000,000> $2,500,000 and < $4,000,000 Loan Amount15/1 ARM (IG5BL)10/1 FA & 30yr IO ProductsPurchase and Refinance 60% LTV(Only Applicable to 1 Unit, O/O or 2nd Home)7/1 FA ARM ProductState5/1 ARM= Note Rate + 2%7/1 30yr IO ARM ProductNote: The above guidelines also apply to Portfolio Express RefinancesCash-Out RefinanceNo Cash-Out RefinancePurchase7/1 ARM (AG7CL)Fixed Rate Fully Amortizing Products30 Year Fixed (JB30L)15 Year Fixed (JB15L)Broker Compensation paid by UB: ARM (AG8CL)1.

4 Combined Union Bank Loan Amounts- If UB will have more than 1 loan on the property, loan amount refers to the combined loan amounts and the TLTV restrictions noted above apply. If there is an outside 2nd mortgage, 2nd appraisal requirements apply to the 1st mortgage loan amount and : Refer to chart below:Interest Only 30 Year ARM ProductsFee InformationBroker Compensation paid by UB: ARM (IG3BL)7/1 ARM (IG7BL)10/1 ARM (IG8BL)ProductAll Portfolio Products (excl. EOM)Product30yr IO ARM ProductsLoans not funded by lock expiration are subject to extension fees.*If loan amount is less than or equal to loan limits below, pricing adjustment will applyConforming Maximum Loan AmountsLock InformationLocking available from 8:00 AM to 6:00 PM PSTLoan packages must be received within 20 days from the original lock date.

5 If not, loan will be repriced at higher of pricing. Existing lock expiration date remains Packages not ready for docs by end of rate lock expiration will be repriced at higher > 75% LTV (excl. detached)DescriptionPurchase and Refi 90 days lock 3/1 & 5/1 Interest Only 40 YearNon-Owner Interest OnlyLTV > 75% Interest OnlyO/O 2-4 Units2nd / Vacation HomeNon Owner 1-4 Units7/1 & 10/1 Interest Only 40 YearAccount Executives Contact InfoCash-out RefinancesFICO < 680 Loan Amts > $4 MMConforming Loan Amt*FICO >= 680 & < 700 LTV > 80% (Loan amt > $ ) MI RequiredSubordinate Non-UB 2nd > 80% TLTVS ubordinate UB 2nd > 85% TLTVS tate Specials(Applies to all products excl. EOM)All adjustments are cumulativeMax Credit for all products (excl.)

6 EOM): ( )Non-UB Refinances(Only Applicable to 1 Unit, O/O or 2nd Home)ProductFA & 30yr IO ARM ProductsFinal Rate may be off Sheet w/ cumulative addsWashington/OregonIllinois(Only Applicable to 1 Unit, O/O or 2nd Home)PurchasesReduce Origination fee by $1000 for 1 Unit, O/O and 2nd Home PurchasesProduct1 of 8 Fully Amortized Fixed and ARM / Interest Only ARM Portfolio ProductsPrimaryPurchase, Rate&TermCash OutSingle Unit(4)Single Unit(4)LTV60%65%70%75%80%(5)LTV60%65%70% 75%80%740$5,000,000$5,000,000$5,000,000$ 5,000,000$2,000,000(1)740$5,000,000$5,00 0,000$5,000,000$1,100,000$750,000700$5,0 00,000$5,000,000$5,000,000$1,100,000(2)$ 750,000(2)700$5,000,000$5,000,000$1,100, 000$750,000$750,000<700$2,000,000$2,000, 000$2,000,000$1,100,000$750,000660$2,000 ,000$2,000,000$1,100,000$750,000$750,000 2 Unit2 UnitLTV60%65%70%75%80%LTV60%65%70%75%80% 740$5,000,000$5,000,000$5,000,000$2,000, 000(1)$2,000,000(1)

7 740$5,000,000$5,000,000$2,000,000$1,100, 000$750,000700$5,000,000$5,000,000$5,000 ,000$1,100,000$750,000700$5,000,000$5,00 0,000$1,100,000$750,000<700$2,000,000$2, 000,000$2,000,000$1,100,000$750,000660$2 ,000,000$2,000,000$1,100,000$750,0003-4 Units3-4 UnitsLTV60%65%70%75%80%LTV60%65%70%75%74 0$5,000,000$5,000,000$5,000,000$1,100,00 0$750,000740$5,000,000$5,000,000$1,100,0 00$750,000700$5,000,000$5,000,000$5,000, 000$1,100,000$750,000700$5,000,000$5,000 ,000$1,100,000$750,000<700$2,000,000$2,0 00,000$2,000,000$1,100,000$750,000660$2, 000,000$2,000,000$1,100,000$750,000 Second HomePurchase, Rate&TermCash OutSingle Unit(4) Single Unit(4)LTV60%65%70%75%80%LTV60%65%70%75% 740$5,000,000$5,000,000$5,000,000$5,000, 000$750,000740$2,000,000$2,000,000$1,100 ,000$750,000700$5,000,000$5,000,000$5,00 0,000$750,000$750,000700$2,000,000$2,000 ,000$1,100,000<700$2,000,000$2,000,000$2 ,000,000$750,000$750,000660$2,000,000$2, 000,000$1,100,000 Fully Amortized Fixed and ARM Portfolio ProductsInvestmentPurchase, Rate&TermCash OutSingle Unit(4)Single Unit(4)

8 LTV60%65%70%75%80%LTV50%55%60%740$1,500, 000$1,500,000$1,500,000$750,000$750,0007 40$1,500,000$1,500,000$1,500,000<740$1,500,000$1,500,000$750,000$750,0002 Unit2 UnitLTV60%65%70%75%80%LTV50%55%60%740$1,500,000$1,500,000$1,500,000$750,000$750,000740$1,500,000$1,500,000$1,500,000<740$1,500,000$1,500,000$750,000$750,0003-4 Units3-4 UnitsLTV60%65%70%75%LTV50%740$1,500,000$1,500,000$1,100,000$750,000740$1,100,000<740$1,500,000$1,100,000$750,000$750,000 Interest Only ARM Portfolio ProductsInvestmentPurchase, Rate&TermCash OutSingle Unit(4) Single Unit(4)LTV60%65%LTV50%55%740$1,100,000$1,100,000740$1,100,000$1,100,000<740$1,100,0002 Unit2 UnitLTV60%65%LTV50%55%740$1,100,000$1,100,000740$1,100,000$1,100,000<740$1,100,0003-4 Units3-4 UnitsLTV60%LTV50%740$1,500,000740$1,100,000<740$1,500,000 Notes:(1) Loan amounts > $2M up to $3M allowed with 24 months reserves(5) LTV > 80% with Mortgage Insurance (see matrix below for additional detail).

9 (2) Loan amounts up to $2M allowed with 18 months reserves FICO 700 or above 1-2 unit property Primary residence Property is not a Condominium Verified reserves exceed the minimum required(4) SFR's PUD's and Condo's only (No Manufactured Homes) - Refer to At-A-Glance - Mortgage Insurance for additional RatiosMaximum Amortized Fixed and ARM Portfolio Products30 Year Interest Only products maximum , Rate&Term7/1 & 10/1 Interest Only products > 80% LTV w/ MI maximum Unit (Condominiums Max 85% to $850K) $850,000$424,100 Primary and 2nd Home660$424,100$424,100 Loan <= $750K6 months PITI2-4 UnitsN/AN/AN/ALoan >$750K<=$ months PITI7/1 and 10/1 Interest Only ARM Portfolio ProductsLoan >$ <=$ months PITIP urchase, Rate&TermLoan >$ months PITIS ingle UnitInvestment <= $750K6 months PITIS core720$424,100$424,100 Loan >$750K12 months PITI2-4 UnitsN/AN/AN/ACash Out Tranactions24 months PITIM anufactured Homes Not AllowedDeparting Residence> 25% Equity2 months PITI< 25% Equity6 months PITI> 4 Financed PropertiesLTV > 80% w/Mortgage InsuranceFor Union Bank Mortgage Brokers use only.

10 Not intended for distribution to consumers as defined by Section of Regulation Z, which implements the Truth-In-Lending Act. This information is not marketing Loan Amounts up to $453,100 On SFRs, PUDs, and Condominiums, LTV can be increased to 90% as follows: Fully Amortizing ARMs and Portfolio Fixed-Rate loans require a minimum 660 credit score; 7/1 & 10/1 Interest-Only ARMs require a minimum 720 score and max 41% debt ratio (max 80% LTV allowed on 3/1 & 5/1 Interest-Only ARMs). MI required with MI company approval. Condos must be warrantable to Fannie Mae guidelines (no limited reviews) and meet Union Bank guidelines. No Manufactured Homes > 80%.6 months PITI on all other financed Second Home and Investment properties(3) Reduce LTV by 5% when the property is located in an area of declining values.