% Broker Comp..250 UB Points Up to 2% Broker Compensation paid. by Union Bank

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1 Effective Date: 1/6/2017 Wholesale Sheet CHANGE SUMMARY: Leigh Konopka, AE- OC Randy Plankey, AE - SF Portfolio rates unchanged. Yong Lee - AE Brent Kimball, AE - LA Laurel Taylor, AE Angela Liedike, AE Michelle Wester, WLA Laurie Hoehn WLA Amanda Simula, AE - PNW Michelle Hedrick, WLA Stephen Molz, AE SF Terri Caffery, AE SD Manny Vanta, WLA Morgan Howard, WLA Rebecca Trumble Juan Santamaria PRICING ADJUSTMENTS No rate buy up allowed HYBRIDS: No margin buyups/downs All adjustments are cumulative 30 OR 40 YEAR INTEREST ONLY, SEE PRICING ADJUSTMENTS ADJUSTMENT Cost 2nd / Vacation Home YEAR FULLY AMORTIZING TERM Loan Amts > $4 MM.125 3/1 ARM Broker Compensation paid 3/1 ARM UB UB Broker Compensation paid by O/O 2-4 Units.125 Interest Only 30 Year.125 by Union Bank Interest Only 40 Year Non Owner 1-4 Units Points Purchase 90 days lock.500 Points Loan Amt < Conf. Max Loan Limits* Non-Owner Interest Only LTV > 75% Interest Only FICO < Subordinate Financing TLTV > 80%.125 Cash-out Refinances.125 5/1 ARM 5/1 ARM UB Broker Compensation paid UB Broker Compensation paid by LTV > 80% (Loan amt > $417k).125 Purchase - 1 Unit, Owner Occupied or 2nd Home by Union Bank 3/5 Full AM (.375) /1 Full AM (.375) /5/10 30 Yr IO (.250) /1 Full AM, 30 Yr IO (.250) JB30 (.250) Refinances 60% LTV - 1 Unit, Owner Occupied or 2nd Home All Portfolio products excluding EOM (.125) 7/1 ARM 7/1 ARM Non-UB Refinances - 1 Unit, Owner Occupied or 2nd Home UB Broker Compensation paid UB Broker Compensation paid by by Union Bank JB30, 7/1 & 10/1 Full AM & 30 Yr IO (.125) LENDER PAID PRICING OPTIONS ADJUSTMENTS COST % Broker Comp..000 UB Points % Broker Comp..250 UB Points % Broker Comp..500 UB Points Lender paid pricing options are predetermined based on the selection made by your brokerage firm. Platform pricing will adjust to reflect the level selected by your company Qualifying for Fully Amortizing 3/1 Arm = Note + 6% 5/1 Arm= Note + 2% 7/1 & 10/1 Arm = Note Qualifying for I/O Products 3/1 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. See below for current index values Account Representatives 10/1 ARM 10/1 ARM UB Broker Compensation paid UB by Union Bank FIXED RATE FULLY AMORTIZING The qualifying payment will be based on the qualifying rate amortized over the number of years remaining on the loan after the interest only period. 15 YEAR FIXED UB Broker Compensation paid 15 YEAR FIXED UB Indexes by Union Bank 1 Year Libor Index FNMA Index ARM Margin Lock Days Purchase 60 days Refinances 90 days Loan packages must be received within 30 days 30 YEAR FIXED UB Broker Compensation paid 30 YEAR FIXED UB from the original lock date. If not, loan will be by Union Bank repriced at higher of pricing. Existing lock expiration date remains unchanged Lock Break Option in rate over current added to points Must be Initiated bps rate difference Within 30 days of closing Cannot be docs out status Package must be submitted *If loan amount is less than or equal to loan limits below, Max Credit for all products (excluding EOM): pricing adjustment will apply Conforming Maximum Loan Amounts 1 Units 2 Units 3 Units 4 Units $424,100 $543,000 $656,350 $815,650 Broker Compensation paid by Broker Compensation paid by Broker Compensation paid by Page 1 of 8

2 FULLY AMORTIZING ARMS AND FIXED-RATE PRODUCTS 1ST TD LTV/TLTV LOAN AMOUNT MATRIX (8) PURCHASE / NO CASH OUT REFINANCE ADDITIONAL LTV REQUIREMENTS CASH OUT REFINANCE (12) Primary Second Home Investment Primary Second Home BELOW Standard Standard Standard Standard Standard 1 UNIT Max $1.5MM (5) Up to $750,000 (7) 80 (7) / / (2) / / (2) / 80 $750,001-$1.1Million 75 (2)(2b)(7) / (2) / (2) /65 (2) 70 (2) / 70 (2) 70 / 70 (2) $1,100,001-$5Million (4)(9) 70 (2)(2b)(6) / 80 (13) 70 (2) / (2) /65 (2) 65 (2) / 70 (2) 65 (1) / 65 (1,2) Investment Standard Max $1.5MM (11) 2 UNIT Up to $750,000 $750,001-$1.1Million $1,100,001-$5Million (4)(9) 80 / (2) / (2)(6) / 80 Max $1.5MM (5) 75 (2) / 75 (2) 75 (2) / (2) / 70 (2) 70 (2) / 70 (2) 65 (2) / 70 (2) 65 (2) / 70 Max $1.5MM (11) 3 UNIT Up to $750,000 $750,001-$1.1Million $1,100,001-$5Million (4)(9) 80 / / / 75 (2) Max $1.5MM (5) 75 / / (2) / / (2,3) / 65 (2,3) 65 / 70 4 UNIT Max $1.5MM (5) Up to $750, / / 75 $750,001-$1.1Million 75 / (2) / 70 $1,100,001-$5Million (4)(9) 70 / 75 (2) 60 (2,3) / 65 (2,3) 75 / / / 70 (1) Maximum loan amount = $2 MM (2) Automatic 5% increase in LTV or TLTV if FICO 740, full documentation or green loan documentation only (on 1-Unit properties, LTV/TLTV increase allowed on loan amounts up to $5MM; on 2-4 Unit properties, LTV/TLTV increase allowed up to $2MM) (2b) LTV can be increased to 80% with FICO 700; with 18 months reserves to $2MM. (3) Maximum loan amount = $1.5 MM (4) Min Fico 700 required on loan amounts over $2 MM (5) 12 months PITI reserves required on loan amounts over $750,000 on investment properties (6) LTV can be increased to 80% with Fico > 740, max loan amount $2mil AND LTV can be increased to 80% with FICO 740, with 24 months reserves to $3mil (7) LTVs > 80% with Mortgage Insurance *Loan Amounts up to $417K On SFRs, PUDs, and Condominiums, LTV can be increased to 90% as follows: Fully Amortizing ARMs and Portfolio Fixed- loans require a minimum 660 credit score; 7/1 & 10/1 Interest-Only ARMs require a minimum 720 credit 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. *Loan Amounts > $417K to $850K On 5/1, 7/1, & 10/1 Fully Amortizing ARMs & Portfolio Fixed- loans, LTV can be increased to 89.9% on SFRs and PUDs and to 85% on Condominiums. Minimum 740 credit score required. MI required with MI company approval. Condos must be warrantable to Fannie Mae guidelines (no limited reviews) and meet Union Bank guidelines. Refer to At-a-Glance - Mortgage Insurance for additonal requirements. (8) Additional LTV / TLTV Requirements: Manufactured Homes - maximum LTV is 80% Interest-Only loans on Manufactured Homes - Maximum LTV = 80%. When secondary financing exists, LTV is the lesser of 80% or maximum shown above. TLTV's shown above represent the maximum allowed for outside financing. If the 2nd is a Union Bank product, the maximum TLTV is lesser of what is shown above or the maximum of what is allowed for the Union Bank 2nd TD program. For concurrent UB Flex Equity 2nd, refer to the Flex Equity rate sheet. Reduce LTV by 5% when the property is located in an area of declining values. Does not apply to all portfolio Express loans or other loans that meet all of the following criteria: * Purchase with a maximum TLTV of 85% or rate/term refinance of an existing Union Bank mortgage which can include the payoff of a Union Bank 2nd TD * Credit score of 700 or above * 1-2 unit property * Primary residence * Property is not a condominium * Verified reserves exceed the minimum required (9) 2nd appraisal required on certain transactions with loan amts > $1.1MM to $4MM and on all loan amounts > $4MM. Refer to 2nd appraisal grid below (10) Minimum 740 FICO is required (11) Minimum 740 FICO and 24 months reserves (12) Minimum FICO required on cash-out refinances is the greater of 660 or the minimum required for the specific transaction. (13) Up to 89.90% TLTV is allowed with a concurrent UB Flex Equity 2nd with a minimum 730 credit score (or 740 if required by 1st mortgage). See additional requirements, including TLTV restrictions based on appraised value/purchase price on the FlexEquity Sheet. Combined liens may not exceed $1,700,000. SFRs, PUDs, and Condos only (no manufactured homes). LOCK POLICY: Repricing rate to original or current, whichever is higher when: 1. Package not received within 30 days from date of rate lock a rate lock break options will not be allowed 2. Package not ready for docs by end of rate lock expiration will be repriced at "higher of". See Portfolio Products At-A-Glance for full details and other requirements RATE LOCK BREAK OPTIONS: in rate over current added to points. Must be Initiated PREPAY OPTIONS: No longer being offered effective 1/10/14 RATE LOCK AND PREPAYMENT INFORMATION Lock Cut-Off Time: 6:00 PM for UB Platform FEE INFORMATION: Lender Origination Fee - $ (other required service that the Bank selects): Credit Report: $17.75 for each individual report and $35.50 for a joint report. Flood Determination: Tax Service: $9.00 $62.00 on loan amount up to $1,999, plus $10.00 for each additional $100,000 Appraisal: Refer to chart below: **Please note that JS30 loans will be charged an additional appraisal review fee. See pg. 4 for details** Value to: SFR Rentals Disclosed Disclosed Disclosed Disclosed includes Drive-By Appraisal fee - Appraisal Fee Appraisal Second Appraisal Required when: 998/1000 Appraisals w/ SFR 2-4 Units Updates Forms Form 1007 (applies to 1st loan amount or combined UB loan amounts 1 ) <= 500,000 $500 $725 $600 $225 $425 Loan Purpose Loan Amount 1 LTV 1 500,001 to 750,000 $525 $750 $625 $225 $450 > $2,500,000 and < $4,000,000 > 60% Purchase 750,001 to 1,000,000 $550 $775 $650 $225 $475 > $4,000,000 All 1,000,001 to 1,500,000 $600 $825 $700 $250 $525 > $1,500,000 and < 4,000,000 > 60% No Cash-Out Refinance 1,500,001 to 2,000,000 $675 $900 $775 $250 $600 > $4,000,000 All 2,000,001 to 3,000,000 $775 $1,000 $875 $250 $700 > $1,100,000 and < $4,000,000 > 60% Cash-Out Refinance 3,000,001 to 4,000,000 $875 $1,100 $975 $250 $800 > $ 4,000,000 All 4,000,001 to 5,000,000 $975 $1,200 $1,075 $275 $900 5,000,001 to 6,000,000 $1,075 $1,300 $1,175 $275 $1, Combined Union Bank Loan Amounts- If UB will have more than 1 loan on the property, loan amount 6,000,001 to 7,000,000 $1,150 $1,375 $1,250 $275 $1,075 refers to the combined loan amounts and the TLTV restrictions noted above apply. If there is an outside 7,000,001 to 8,000,000 $1,200 $1,425 $1,300 $300 $1,125 2nd mortgage, 2nd appraisal requirements apply to the 1st mortgage loan amount and LTV. 8,000,001 to 9,000,000 $1,225 $1,450 $1,325 $300 $1,150 9,000,001 to 10,000,000 $1,250 $1,475 $1,350 $300 $1,175 Over 10,000,000 $1,275 $1,500 $1,375 $300 $1,200 Note: The above guidelines also apply to Portfolio Express Refinances Second Appraisal (if applicable) Use the chart above. Page 2 of 8

3 ADDITIONAL LTV REQUIREMENTS BELOW INTEREST-ONLY ARMS 1ST TD LTV/TLTV LOAN AMOUNT MATRIX (8) PURCHASE / NO CASH OUT REFINANCE CASH OUT REFINANCE (12) Primary Second Home Investment Primary Second Home Standard Standard Standard Standard Standard 1 UNIT Max $1.1MM (5) Up to $750,000 (7) 80 (7) / / (2) /65 80 / (2) / 80 $750,001-$1.1Million 75 (2)(2b)(7) / (2) / (2) /65 70 (2) / 70 (2) 70 / 70 (2) $1,100,001-$5Million (4)(9) 70 (2)(2b)(6) / 80 (13) 70 (2) / (2) / 70 (2) 65 (1) / 65 (1,2) Investment Standard 55/55 55/55 2 UNIT Max $1.1MM (5) Up to $750, / (2) /65 75 (2) / 80 $750,001-$1.1Million 75 (2) / (2) /65 70 (2) / 70 (2) $1,100,001-$5Million (4)(9) 70 (2)(6) / (2) / 70 3 UNIT Max $1.5MM (5) Up to $750, / / 80 $750,001-$1.1Million 75 / / 70 $1,100,001-$5Million (4)(9) 70 / 75 (2) 60 (3) / 60 (3) 65 / 70 4 UNIT Max $1.5MM (5) Up to $750, / / 80 $750,001-$1.1Million 75 / / 70 $1,100,001-$5Million (4)(9) 70 / 75 (2) 60 (3) / 60 (3) 65 / 70 55/55 55/55 (1) Maximum loan amount = $2 MM (2) Automatic 5% increase in LTV or TLTV if FICO 740, full documentation or green loan documentation only (on 1-Unit properties, LTV/TLTV increase allowed on loan amount up to $5MM; on 2-4 Unit properties, LTV/TLTV increase allowed up to $2MM) (2b) LTV can be increased to 80% with FICO 700; with 18 months reserves to $2MM (3) Maximum loan amount = $1.5 MM (4) Min Fico 700 required on loan amounts over $2 MM (5) 12 months PITI reserves required on loan amounts over $750,000 on investment properties (6) LTV can be increased to 80% with FICO > 740, max loan amount $2mil AND LTV can be increased to 80% with FICO 740, with 24 months reserves to $3mil (7) LTVs > 80% with Mortgage Insurance *Loan Amounts up to $417K On SFRs, PUDs, and Condominiums, LTV can be increased to 90% as follows: Fully Amortizing ARMs and Portfolio Fixed- loans require a minimum 660 credit score; 7/1 & 10/1 Interest-Only ARMs require a minimum 720 credit 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. *Loan Amounts > $417K to $850K On 5/1, 7/1, & 10/1 Fully Amortizing ARMs & Portfolio Fixed- loans, LTV can be increased to 89.9% on SFRs and PUDs and to 85% on Condominiums. Minimum 740 credit score required. MI required with MI company approval. Condos must be warrantable to Fannie Mae guidelines (no limited reviews) and meet Union Bank guidelines. Refer to At-a-Glance - Mortgage Insurance for additonal requirements. (8) Additional LTV / TLTV Requirements: Manufactured Homes - maximum LTV is 80% Interest-Only loans on Manufactured Homes - Maximum LTV = 80%. When secondary financing exists, LTV is the lesser of 80% or maximum shown above. TLTV's shown above represent the maximum allowed for outside financing. If the 2nd is a Union Bank product, the maximum TLTV is lesser of what is shown above or the maximum of what is allowed for the Union Bank 2nd TD program. For concurrent UB Flex Equity 2nd, refer to the Flex Equity rate sheet. Reduce LTV by 5% when the property is located in an area of declining values. Does not apply to all portfolio Express loans or other loans that meet all of the following criteria: * Purchase with a maximum TLTV of 85% or rate/term refinance of an existing Union Bank mortgage which can include the payoff of a Union Bank 2nd TD * Credit score of 700 or above * 1-2 unit property * Primary residence * Property is not a condominium * Verified reserves exceed the minimum required (9) 2nd appraisal required on certain transactions with loan amts > $1.1MM to $4MM and on all loan amounts > $4MM. Refer to 2nd appraisal grid below (10) Minimum 740 FICO is required (11) Minimum 740 FICO and 24 months reserves (12) Minimum FICO required on cash-out refinances is the greater of 660 or the minimum required for the specific transaction. (13) Up to 89.90% TLTV is allowed with a concurrent UB Flex Equity 2nd with a minimum 730 credit score (or 740 if required by 1st mortgage). See additional requirements, including TLTV restrictions based on appraised value/purchase price on the FlexEquity Sheet. Combined liens may not exceed $1,700,000. SFRs, PUDs, and Condos only (no manufactured homes). LOCK POLICY: Repricing rate to original or current, whichever is higher when: 1. Package not received within 30 days from date of rate lock a rate lock break options will not be allowed 2. Package not ready for docs by end of rate lock expiration will be repriced at "higher of". See Portfolio Products At-A-Glance for full details and other requirements RATE LOCK BREAK OPTIONS: in rate over current added to points. Must be Initiated PREPAY OPTIONS: No longer being offered effective 1/10/14 RATE LOCK AND PREPAYMENT INFORMATION Lock Cut-Off Time: 6:00 PM for UB Platform FEE INFORMATION: Lender Origination Fee - $ (other required service that the Bank selects): Credit Report: $17.75 for each individual report and $35.50 for a joint report. Flood Determination: Tax Service: $9.00 $62.00 on loan amount up to $1,999, plus $10.00 for each additional $100,000 Appraisal: Refer to chart below: **Please note that JS30 loans will be charged an additional appraisal review fee. See pg. 4 for details** Value to: SFR Rentals Disclosed Disclosed Disclosed Disclosed includes Drive-By Second Appraisal Required when: Appraisal fee - Appraisal Fee Appraisal 998/1000 Appraisals w/ SFR 2-4 Units Updates (applies to 1st loan amount or combined UB loan amounts Forms Form 1007 ) <= 500,000 $500 $725 $600 $225 $425 Loan Purpose Loan Amount 1 LTV 1 500,001 to 750,000 $525 $750 $625 $225 $450 > $2,500,000 and < $4,000,000 > 60% Purchase 750,001 to 1,000,000 $550 $775 $650 $225 $475 > $4,000,000 All 1,000,001 to 1,500,000 $600 $825 $700 $250 $525 > $1,500,000 and < 4,000,000 > 60% No Cash-Out Refinance 1,500,001 to 2,000,000 $675 $900 $775 $250 $600 > $4,000,000 All 2,000,001 to 3,000,000 $775 $1,000 $875 $250 $700 > $1,100,000 and < $4,000,000 > 60% Cash-Out Refinance 3,000,001 to 4,000,000 $875 $1,100 $975 $250 $800 > $ 4,000,000 All 4,000,001 to 5,000,000 $975 $1,200 $1,075 $275 $900 5,000,001 to 6,000,000 $1,075 $1,300 $1,175 $275 $1,000 6,000,001 to 7,000,000 $1,150 $1,375 $1,250 $275 $1, Combined Union Bank Loan Amounts- If UB will have more than 1 loan on the property, loan amount 7,000,001 to 8,000,000 $1,200 $1,425 $1,300 $300 $1,125 refers to the combined loan amounts and the TLTV restrictions noted above apply. If there is an outside 8,000,001 to 9,000,000 $1,225 $1,450 $1,325 $300 $1,150 2nd mortgage, 2nd appraisal requirements apply to the 1st mortgage loan amount and LTV. 9,000,001 to 10,000,000 $1,250 $1,475 $1,350 $300 $1,175 Over 10,000,000 $1,275 $1,500 $1,375 $300 $1,200 Note: The above guidelines also apply to Portfolio Express Refinances Second Appraisal (if applicable) Use the chart above. Page 3 of 8

4 ECONOMIC OPPORTUNITY MORTGAGE (EOM) RATES EOM 30 Year Fixed UB Broker Compensation EOM 30 Year Fixed UB paid by Union Bank Broker Compensation paid by EOM 15 Year Fixed UB Broker Compensation EOM 15 Year Fixed UB paid by Union Bank Broker Compensation paid by ) Primary Residences Only 3) Term: Fixed -- 10, 15, 20, 25, or 30 Years 4) SFR, PUD, Condominium, 2-4 units and manufactured homes (restrictions may apply) 5) Pre-Payment Penalty is not allowed 6) 5% LTV reduction for declining values does not apply to the EOM program 7) For Max TLTV requirements, see table at bottom of page Loan Purpose Units LTV Max Loan Amounts Purchase / No Cash Out 1-2 Units 90% 1 Unit $417,000 ( Purchase) 3-4 units 80% 2 Units $533,850 Cash Out 1-2 Units 80% 3 Units $645, units 75% 4 Units $801,950 Please note that specific training by Union Bank is required in order for brokers to be approved to participate in the loan program. Contact your Union Bank Account Representative for details and/or to schedule EOM training. $463,450 Alpine Washington Counties $506,000 $506,000 $483,000 King, Pierce, and Snohomish San Juan Oregon - Standard EOM Loan amounts only Standard Program Guidelines 1) Eligibility -- Subject property must be located in a designated census tract or borrowers must meet income limits for the county in which the property is located. Expanded Program Guidelines (1) (Lending Parameters for High-Cost Counties) 95% LTV (2) 90% LTV Max Loan Amount Max Loan Amount 1 Unit Purchase No Cash-out Refi Purchase No Cash-out Refi 2 Unit California Counties California Counties $625,500 $625,500 Alameda, Contra Costa, Los Alameda, Contra Costa, Los Angeles, Marin, Angeles, Marin, Orange, San Orange, San Benito, San Francisco, San $625,500 $625,500 Benito, San Francisco, San Mateo, Santa Barbara, Santa Clara and Mateo, Santa Barbara, Santa Santa Cruz Clara and Santa Cruz $598,000 $592,250 $561,200 $546,250 $598,000 $592,250 $561,200 $546,250 Ventura Napa San Luis Obispo San Diego $598,000 $592,250 $561,200 $546,250 $598,000 $592,250 $561,200 $546,250 Ventura Napa San Luis Obispo San Diego $529,000 $520,950 $529,000 $520,950 $483,000 Mono Sonoma Monterey Oregon & Washington - Standard EOM Loan amounts only Pricing Specials for CRA-Eligible Transactions* $477,250 Nevada Eligible Counties $474,950 El Dorado, Placer, Sacramento and Yolo Expanded LTV's and Loan Amount Notes: (1) Expanded loan amounts allowed in counties shown in tables below. Counties not shown in tables are eligible for Standard loan amounts only. (2) Expanded LTV's are allowed in all counties in CA, OR & WA Marin, San Benito, San Francisco, San Mateo, Santa Barbara, Santa Clara Alameda, Contra Costa, Los Angeles, Orange For Expanded LTV's & loan amounts, borrowers must meet the additional requirements below: * Purchases and no cash-out refinances only * Property Location: CA, OR, or WA * 1-unit, owner-occupied, single-family residences, condos and PUD's only (no manufactured homes) * 2-unit properties allowed with maximum 90% LTV with maximum loan amounts noted in table above. * Minimum 620 credit score (credit score must be "valid"-refer to broker credit Glance and broker EOM Glance) * Maximum 105% TLTV (for TLTV's greater than 95%, the subordinate financing must be DAP/Subsidized 2nd approved by UnionBank-refer to broker glance- DAP subsidized 2nd Mtg) * No non-occupant co-borrowers, no boarder income, no granny flats, maximum 5 acres * Debt ratios 38%/44% * s may not own or have an ownership interest in any other residential property * Eligible Transactions: Either (A) The property is located in an Eligible County and a census tract where the median family income is 80% of the median family income for the MSA; OR (B) The property is located in an Eligible County and the borrower's combined qualifying income is 80% of the HUD Median Income for the county. Origination Charge for EOM Products: Purchases and Refinances: Lender Origination Fee = $495 Purchase and No Cash- Out Refinances Cash-Out Refinances Maximum TLTV Subsidized/DAP 2nd Non - Subsidized/DAP 2nd 90% 105% 95% if Expanded EOM requirements are met Same as max LTV Page 4 of 8

5 Effective Date: 1/6/2017 JS30-30 Year Jumbo **Note that pricing is subject to change daily.** 30 YEAR JUMBO SALEABLE 1.00% Up to 2.00% 30 day 45 day 30 day 45 day Purchases Only Purchases Only LOAN LEVEL PRICING ADJUSTMENTS (Cumulative - Added to Fee) FICO Broker Compensation paid by Union Bank JS30-30 Year Jumbo Broker Compensation paid by LTV / CLTV (HCLTV) Higher of Loan Amounts 1,000,000 1,000,001-1,500,000 1,500,001-2,000,000 2,000,001-2,500,000 Purpose / Property Cash Out 2 Unit 3-4 Units Investment 2nd Home Purchase Special Adjustment 30 yr Fixed, Non CA 30 yr Fixed, CA LTV / CLTV (HCLTV) Higher of LTV / CLTV (HCLTV) Higher of LTV / CLTV (HCLTV) Higher of No Escrow (Taxes Only) Lender Paid Adjustments 1.00% Broker Comp. 1.25% Broker Comp. 1.50% Broker Comp. On JS30 program, lender credits, after netting loan level pricing adjustments, will be limited based upon Broker Comp level (see below). Anything in excess of max lender credit will be removed Broker Compensation 1.00% 1.25% 1.50% Max Net Lender Credit Unit 2 Unit 3 Unit 4 Unit Loan Amount Range 424,101-2,500, ,001-1,500, ,351-1,000, ,651-1,000,000 Notes: Locking allowed Monday - Friday, 9am - 5pm PST Standard Origination Fee Structure Quicklocks not allowed Lender Origination Fee = $1595 (shown in Section A of LE) Purchase 30/45 day lock periods available Refinances 45 day lock period only No Purchase Promo for Origination Fees 20, 25, and 30 year terms available Primary Residences, Second Homes, and Investment Properties SFR, PUD and 2-4 units only, NO Condos or Manufactured homes Cash out refinance - 1 Unit primary residences and second homes Minimum FICO 700 Maximum DTI 43% Max loan amount $2,500,000; 1st time buyer max $1,000,000 ($1,500,000 for CA Properties) For Lock Information, refer to Wholesale At-a-Glance - Jumbo Saleable Any loan submitted/locked on or after 01/16/2016, will require a $150 appraisal review fee to be disclosed on all JS30 loans

6 JUMBO SALEABLE ELIGIBILITY Occupancy Loan Purpose Property Type Max LTV/TLTV Max Loan Amount (1) Minimum Credit Score Owner Occupied Purchase (1) 1 Unit (3) 85% (4) $1,000, % $1,500, % $1,000, % $2,000, % $2,500, Units 65% $1,000, % $1,500, Owner Occupied No Cash-Out 1 Unit (3) 85% (4) $1,000, Refinance 80% $1,000, % $1,000, % $1,500, % $2,000, % $2,500, Units 65% $1,000, % $1,500, Owner Occupied Cash Out 1 Unit (3) 70% $1,000, Refinance (2) 65% $1,000, % $1,500, % $2,000, % $2,500, Second Home Purchase and 1 Unit (3) 80% $1,000, No Cash-Out 75% $1,000, Refinance 70% $1,500, % $2,000, % $2,500, Cash Out 1 Unit (3) 60% $1,000, Refinance 55% $1,500, % $2,000, Investment Purchase and No 1-4 units 65% $1,000, Property (5) Cash-Out Refinance 60% $1,000, (1) First-time homebuyers are limited to a maximum loan amount of $1,000,000 ($1,500,000 for CA Properties) (2) Cash-out limitation apply. Refer to Broker Glance - Jumbo Saleable (3) Eligible 1-unit property types include SFRs and Attached and Detatched PUDS (no condos or manufactured homes) (4) The following requirements apply for LTVs > 80%: MI not required Secondary financing not allowed Maximum 36% DTI Non-permanent residents not allowed Gift funds not allowed Minimum loan amount $1 above Fannie Mae High Balance loan limit for the subject County Escrow/impound account required unless prohibited by applicable laws (5) The following apply for investment properties: --Gift funds not allowed -- Transaction must be arm's length -- A Comparable Rent Schedule or Operating Income Statement is required even if rental income is not used to qualify -- First-time homebuyers not allowed

7 SECOND TRUST DEED PRODUCTS CURRENT FUNDING FLEXEQUITY ACCOUNT (HELOC) INDEX = WALL STREET JOURNAL (WSJ), Wall Street Journal set at 3.75% Effective Date: 1/6/2017 Property Value up to $2MM (1)(2) Risk Tier TLTV 80% (3) I. FICO > 730 II. FICO > % Property Value > $2MM to $3.5MM (1)(2) Risk Tier TLTV I. FICO > % II. FICO > % Property Value > $3.5MM (1)(2) Risk Tier TLTV I. FICO > % II. FICO > % (1) The following guidelines apply: Max $500K FlexEquity line amount FlexEquity principal+interest payment option is required behind Interest-Only 1st Mortgage and/or the TLTV > 75%. Primary residence and second homes only SFRs, PUDs, Condos, and 2-4 units (No manufactured homes) Purchase money, no-cash out refinances and cash-out refinances Refer to Wholesale At-a-Glance FlexEquity Purchase Money and At-a-Glance FlexEquity Refinance for guidelines Purchase Transactions - Use the lesser of the sales price or the appraised value. (2) Maximum TLTV may be limited by the maximum TLTV allowed per the UB 1st mortgage. (3) Allow up to 89.90% TLTV with the following additional requirements: Purchases and Refinances - On refinance transactions, UB 1st must be a no cash-out, cash-out allowed on FlexEquity. Primary residences only SFRs, PUDs, and Condos only (no manufactured homes or 2-4 unit properties) Combined liens may not exceed $1.7 million. PRODUCT PURCHASE AND REFINANCE FLEXEQUITY PRICING < 75% CLTV Margin PRODUCT PRICING INDEX INFORMATION 75.01% - 85% CLTV P&I Required Margin 85.01% to 89.9% CLTV P&I Required FLEXEQUITY CA $20,000 - $49,999 Variable OR/WA Portion CA $50,000 - $99,999 $20,000 - OR/WA CA $100,000 - OR/WA Margin s are eligible for a.25% discount from the published rates for automatic payment from a Union Bank Account (Checking or Saving) Fixed Option Loan Amount State Up to $34,999 $35,000 to CA CA OR/WA OR/WA Additional Information and Fees $350 Early Termination Fee if account closes within first 3 years; (Waived if UB Refinance) is based on the state in which the property is located, not the state in which the borrower lives. is tied to the Wall Street Journal Prime index as published in the print edition of the Wall Street Journal plus a margin 18% Lifetime Cap 120 Month Draw Period 18% Lifetime Cap 120 Month Draw Period Page 7 of 8

8 Summary of Portfolio Product Discounts (Only 1 Unit Primary and Second Homes) Portfolio Product Purchase (1) R/T Refinance (2) C/O Refinance (2) 3/1 Full Am % 3/1 30yr IO % 3/1 40yr IO 5/1 Full Am % 5/1 30yr IO % 5/1 40Yr IO 7/1 Full Am % % % 7/1 30yr IO % % % 7/1 40yr IO 10/1 Full Am % % % 10/1 30yr IO % % % 10/1 40yr IO Jumbo % % % Jumbo 15 (1) $1595 Origination Fee waived for 1 Unit O/O or 2nd Home Purchases. (2) Discounts only apply to refinances of non-union Bank mortgages. Page 8 of 8