LENDING INSIGHTSEmployee NameEmployee TitleNMLS ID#xxxxxxAddressCity, ST ZipCode

For more than 30 years, federal law has requiredlenders to provide two different disclosure formsto consumers applying for a mortgage, and two different forms before a loan closes. Theseforms, developed under the Truth in LendingAct (TILA) and the Real Estate Settlement Procedures Act of 1974 (RESPA), have been confusing to consumers and a challenge forlenders and settlement agents to explain to borrowers.

All that is changing on August 1, 2015. The Dodd-Frank Wall Street Reform and ConsumerProtection Act has directed the ConsumerFinancial Protection Bureau (CFPB) to integratethe forms, simplify the design, and use clear,easy-to-understand language to clarify mortgageloan disclosures and dispel confusion. And thatmeans big changes ahead.

Two new disclosures will go inTo effecT nexT AugusT “All loan applications started on or after August 1, 2015 will require the new Loan Estimate and Closing Disclosure forms,” says Jennifer Livingston, Managing Director of Consumer Loan Mortgage Origination at Union Bank. “Any loans alreadyin the pipeline on August 1 will require the old disclosures. The new disclosureforms must be used for all closed-end consumer mortgages to disclose key information that varies by type of loan—such as the payment schedule, the feescharged, the terms of the transaction, and state law provisions. However, the newdisclosures will not be required for home equity lines of credit, reverse mortgages,or mortgages secured by a mobile home or dwelling that isn’t attached to realproperty.

“The new Loan Estimate and Closing Disclosure forms are a big improvement onthe current process and will make it easier for borrowers to see exactly what they’llbe paying with the new loan.”

LENDINGINSIGHTSNews,Information & Trends in Today’sHousing Market Winter 2014

LENDING INSIGHTSWINTER 2014

Fasten your seatbelt ..............................1–3

Real Estate Agent Q & A........................4–5

Set yourself up for success...................6–7

Rely on Union Bank® .............................8–9

IMPORTANT INFORMATIONThe articles and opinions in this publication are for general information only, are subject to change, and are not intended to provide specific investment, legal, tax or other advice orrecommendations. The information contained herein reflects the thoughts and opinions of the noted authors only, and such information does not necessarily reflect the thoughts andopinions of Union Bank or its management team. We are not offering or soliciting any transaction based on this information. We suggest that you consult your attorney, accountant ortax or financial advisor with regards to your situation. Although information has been obtained from sources we believe to be reliable, neither the author nor Union Bank guarantee itsaccuracy, and such information may be incomplete or condensed. 1 Loans subject to credit and collateral approval. Financing available for collateral located in California, Oregon and Washington. Fees and restrictions may apply. Terms and con-

ditions subject to change.ON-TIME CLOSING GUARANTEE DISCLOSURE:2 We will close your client’s purchase money loan by the closing date specified in their purchase contract, subject to specific requirements and limitations and exclusions that are

fully described in the On-Time Closing Guarantee Terms and Conditions. If we do not meet the closing date, we will pay your client as follows: (A) For Union Bank Portfolio loans,an amount equivalent to their first scheduled monthly payment (principal and interest payment for amortizing loans and interest payment for interest-only loans); or (B) For Con-forming Saleable loans, $500.00.Our On-Time Closing Guarantee is available only on completed purchase money loan applications received by Union Bank by August 31, 2015, on loan amounts up to the lesserof $4 million or the maximum allowed for the loan program selected. The closing date must be no less than 25 calendar days from the date Union Bank receives your client’s complete application. The On-Time Closing Guarantee is subject to additional terms and conditions, including conditions that arise after Union Bank receives your client’s complete application and that they must satisfy by established deadlines. Speak with a Union Bank mortgage consultant about these important conditions, or visit unionbank.com/closingterms to obtain a complete copy of the On-Time Closing Guarantee Terms and Conditions.

IMPORTANT INFORMATION ABOUT THE MYCOMMUNITYMORTGAGE LOAN:3 This is a fixed-rate loan with fixed monthly principal and interest payments for the life of the loan. Loan amounts available up to $417,000 on 1-unit properties. Your client may be

eligible for a MyCommunityMortgage loan if their qualifying income meets certain income limits for the county where their property is located. Property must be owner occupied. 95%financing is available on purchase transactions and no-cashout refinances of SFRs, PUDs, condominiums, and 2-unit properties (excluding co-ops and manufactured housing). 80%financing is available on 3-4 unit properties. Mortgage insurance is required for loans exceeding 80% LTV. Minimum credit score and reserve requirements may apply.

IMPORTANT INFORMATION ABOUT THE ECONOMIC OPPORTUNITY MORTGAGE (EOM) LOAN:4 This is a fixed-rate loan with fixed monthly principal and interest payments for the life of the loan. Loan amounts available on 1-unit properties up to $417,000 for refinance

transactions and up to $500,000 for purchase transactions. In certain high-cost counties in CA and WA expanded loan amounts may be available. Your client may be eligible for the EOM program if either the property is located in a designated census tract, or if their annual household income meets certain income limits for the county where the property is located. Ask a Union Bank mortgage consultant for details. EOM loans must be secured by the applicant's primary residence. On purchase transactions and no-cash-out refinances, 95% financing is available on single-family residences (excluding manufactured homes), PUDs, and condominiums; 90% financing is available on manufacturedhomes and 2-unit properties; and 80% financing is available on 3-4 unit properties. On cash-out refinances, 80% financing is available on 1-2 unit properties, and 75% financingis available on 3-4 unit properties. Minimum credit score requirements apply for loans over 90% LTV and for expanded loan amounts. Mortgage insurance is not required.

IMPORTANT INFORMATION ABOUT THE CONFORMING AND CONFORMING JUMBO FIXED-RATE LOANS:5 These are fixed-rate loans with fixed monthly principal and interest payments for the life of the loan. Conforming loan amounts available up to $417,000 on 1-unit properties.

Conforming Jumbo loan amounts available up to $625,500 in certain high-cost CA and WA counties. Mortgage insurance is required for loans exceeding 80% LTV. Minimum creditscore requirements apply.

IMPORTANT INFORMATION ABOUT THE CONFORMING ARM:6 This is an adjustable-rate loan with an initial 1- to 10-year fixed-rate payment period followed by an 20- to 29-year adjustable-rate payment period. The interest rate may increase

at the end of the fixed-rate payment period and throughout the adjustable-rate payment period, and payments would increase accordingly. Loan amounts available up to $417,000on 1-unit properties. Mortgage insurance is required for loans exceeding 80% LTV. Minimum credit score requirements apply.

IMPORTANT INFORMATION ABOUT THE CASH RECOUP PROGRAM:7 The Cash Recoup Program is available on primary residences and second homes. Certain terms, conditions, and documentation requirements apply.IMPORTANT INFORMATION ABOUT THE JUMBO FIXED-RATE LOAN: 8 This is a fixed-rate loan with fixed monthly principal and interest payments for the life of the loan. Minimum credit score and reserve requirements apply and impact the amount

than can be borrowed.IMPORTANT INFORMATION ABOUT THE JUMBO AMORTIZING ARM:9 This is an adjustable-rate loan with an initial 3- to 10-year fixed-rate payment period followed by an 20- to 27-year adjustable-rate payment period. The interest rate may increase

at the end of the fixed-rate payment period and throughout the adjustable-rate payment period, and payments would increase accordingly. Loan amounts available up to$5,000,000 on 1-unit properties. Minimum credit score and reserve requirements apply and impact the amount that can be borrowed.

IMPORTANT INFORMATION ABOUT THE JUMBO INTEREST-ONLY ARM: 10 This is an adjustable-rate loan with an initial 3- to 10-year fixed-rate interest-only payment period. With an interest-only payment, your client will not pay down the loan's principal

balance during the interest-only period. Once the interest-only period ends, your client’s payments will increase to pay back the principal and interest. The initial fixed-rate interest-only payment period is followed by a 20- to 37-year adjustable-rate payment period. The interest rate may increase at the end of the fixed-rate payment period andthroughout the adjustable-rate payment period and payments would increase accordingly. Loan amounts available up to $5,000,000 on 1-unit properties. Minimum credit scoreand reserve requirements apply and impact the amount that can be borrowed.

Fasten your seatbelt:More regulatory changes ahead in 2015

Jennifer LivingstonManaging DirectorConsumer Lending Mortgage Origination Union Bank

(continued page 2)

Set yourself upfor success

The Eastlake neighborhood of Chula Vista, CAin San Diego County was developed in the1980s as a community that had everything—homes, schools, parks, stores, and businesscenters. The founders wanted to create acommunity that was safe and supportive ofhealthy living. And their investment paid off—Eastlake has been voted San Diego's best newhome community in The San Diego Union-Tribune reader's poll every year since 1997.

There’s one real estate professional in theneighborhood who has become so wellknown, that he’s known as “Mr. Eastlake”—meet Jerry Soto, of Mr. Eastlake & Associates,a division of Century 21 Award. We spoke with Jerry recently about his success in the ChulaVista area, and how he has built his businessto more than 30 home sales each year.

(continued page 8)

“All loan applications started on or afterAugust 1, 2015 will require the new Loan Estimate and Closing Disclosure forms.”

LENDING INSIGHTS Winter 2014News,Information & Trends in Today’sHousing Market page 3

“Union Bank already has started putting new systems in place to process loans evenfaster. We’re enhancingour process flow toaccommodate the newtiming, and help realestate professionals close their deals on time.

We’re also conductingfocused training for ourmortgage consultants, so they can provide our partners and clientswith the support theyneed to navigate all the changes.”

Fasten your seatbelt (continued from page 1)

l The Closing Disclosure must be provided to the borrower no later than three business daysbefore consummation of the loan

l A new three-day waiting period will apply if the:— APR becomes inaccurate— Loan product is changed— A prepayment penalty is added

closing disclosureConsolidates the final TILA Disclosure and HUD-1 Settlement Statement into a five- to six-page disclosure.

Provides Complete details of the loan, including the interest rate, monthly payments, and costs to close theloan, as well as information to help consumers decide whether they can afford the loan, and acomparison of other loan options— including the cost of the loans over time.

How iT works

l Creditor and mortgage broker feesl Transfer taxesl Fees paid to an affiliate of the creditor or mortgage brokerl Fees the consumer cannot shop for

some fees cAnnoT change between the Loan Estimate and the ClosingDisclosure

l Prepaid interest, property insurance premiums, escrow feesl Third-party service providers selected by the consumer that are not on the

creditor’s service provider listl Services not required by creditorl Impounds, reserves, or similar accounts

some fees cAn change between the Loan Estimate and the ClosingDisclosure

l Recording costsl Third-party fees the consumer can shop for—not paid to an affiliate

some fees cAn increAse by a 10% aggregate between the Loan Estimate and the ClosingDisclosure

mAking cHAnges To feesThe new disclosure forms are designed to make it easier for borrowers to see all the costs associated with their new loan. The newrules are very clear about which fees can and cannot change after the initial Loan Estimate is calculated, and before the borrowerreceives the final Closing Disclosure and the loan is consummated.

THe big unknown: vendor mAnAgemenT“While the new rules make it easier for borrowers to see all the fees involved in theirloan, it will put the responsibility for disclosing the costs directly on lenders,” notesJennifer. “That means the vendors that charge the fees—like the mortgage broker,or escrow and title companies—will all have to be vetted and approved by eachlender. Managing that process is not only huge, it’s a big unknown. We don’t knowyet how it will be handled on a national level—that’s currently under discussion. But,we do know that it’s going to change the way real estate professionals choose thetitle and escrow companies for their clients’ transactions. The new rules may requirereal estate professionals to use an approved list of vendors, similar to the change toa list of approved appraisers that was imposed a few years ago.

THe biggesT imPAcT To your business—Timing“The other big impact the new rules will have on real estate transactions is timing.Because the borrower has to receive the new Loan Estimate no later than fourbusiness days before consummation of the loan, and the Closing Disclosure nolater than three business days before consummation of the loan, that adds atleast four extra days to the escrow period. So, a 30-day escrow will actually haveto be done in 23 days or less to meet the closing date. That could put a lot of fast-track deals in jeopardy—especially if there are any changes to the fees afterthe Loan Disclosure is delivered.

“Real estate agents will have to be much more actively involved in the loanprocess going forward, staying on top of any changes big and small. For example,if the seller decides they don’t want to pay for the home warranty, the new fee willhave to be added to the disclosure and resubmitted to the buyer. A change likethat could impact the closing date—and the deal.

counT on union bAnk for THe HelP you need To nAvigATe THe big cHAnges AHeAd“In anticipation of the changes going into effect, Union Bank already has startedputting new systems in place to process loans even faster. We’re enhancing ourprocess flow to accommodate the new timing, and help real estate professionalsclose their deals on time. We’re also conducting focused training for our mortgageconsultants, so they can provide our partners and clients with the support theyneed to navigate all the changes.

“As always, we’ll keep our real estate partners informed every step of the way, sothey’re prepared for what’s ahead next August. With the economy poised to grownext year and purchase transactions likely to increase, it’s more important thanever to work with a lender that has the expertise and capabilities to help you closeyour deals—and stay compliant. And that’s not something every mortgage brokerand lender will able to do.”

resources To HelP you undersTAnd THe new morTgAge rules And regulATionsl Contact your local Union Bank mortgage consultant for more information

or help with your questionsl Visit the CFPB website at: www.consumerfinance.gov/regulations for resources including downloadable compliance guides

l The Loan Estimate must be provided to the borrower no later than three business days afterthey submit a loan application

l It can only be changed if there is:— An unexpected event specific to the consumer or transaction— Inaccurate or changed information after disclosures have been provided— New information received after the Loan Estimate was provided such as a change that may affect

a borrower’s eligibility for loan terms or the value of the collaterall The borrower must receive the revised Loan Estimate no less than 4 days prior to consummation. If

the Loan Estimate is mailed or electronically delivered, the creditor must mail/deliver it no less than 7business days prior to consummation

l The lender may not provide a consumer with a revised Loan Estimate on or after the date it providesthe consumer with a Closing Disclosure

Provides Disclosures to help consumers understand the key features, costs, and risks of the mortgage forwhich they’re applying.

How iT works

loAn esTimATeCombines the initial Truth in Lending Act (TILA) disclosure and Good Faith Estimate (GFE) into a single three-page disclosure.

LENDING INSIGHTS Winter 2014News,Information & Trends in Today’sHousing Market page 5

Real Estate Agent Q & A:Bill Bilicki and Dyke Mundy answer your questions

Bill BilickiManaging DirectorRetail Mortgage Executive Union Bank

Dyke MundyManaging DirectorNorth Division Manager Union Bank

As 2014 comes to an end and we look ahead to 2015, everyone involved in residentialreal estate has questions. So, we compiled some of the most frequently asked questionsour mortgage consultants are hearing from across California, Washington, and Oregon. And we put them in front of experts Bill Bilicki, Managing Director, Retail Mortgage Executive, and Dyke Mundy, Managing Director, North Division Manager, for some answers.

Q. where are rates going next year?

Bilicki: That’s the question on everyone’s mind. We don’t have a crystal ball, but theconsensus is that rates will rise as the economy continues to improve. No one knows if or when that will happen, and how much they’ll rise. But if rates do go up, financing a home will become more expensive. So, real estate agents need to be familiar withthe complete range of lending products out there—Qualified Mortgage (QM) loans, as well as portfolio products—to help their clients qualify. Unless you’re working with a portfolio lender, you’ll be stuck with the rest of the herd.

Mundy: Since Union Bank is a portfolio lender, we are often able to do what otherlenders cannot do because of Dodd-Frank. We’re able to help get more homebuyersapproved because we evaluate each loan on a case-by-case basis and are able to offer non-QM loans. One of the ways we’re doing that is with interest-only loans—theycan help keep costs down, so homebuyers can afford the home they want and be comfortable with their loan payments. With even more new rules coming from theCFPB in 2015, real estate agents need to carefully choose their lender partners. Thatchoice can make all the difference to their clients—and to their bottom line.

Q. How can i help my clients be more competitive in multiple-bid situations?

Bilicki: We can help your clients compete with other financing offers in several ways.Number 1: We guarantee to close the loan by the date stated on the purchase contract.2

And if we don’t close the loan on time, we will either refund the first month’s mortgagepayment for portfolio loans, or provide a $500 refund on conforming loans. We also doshorter closes of 20, 15, or even 10 days on a case-by-case basis. Being able to guaranteea closing date is a big advantage for homebuyers in a multiple-bid situation.

Q. How can i help more of my low- and moderate-income clients qualify?

Mundy: As part of our commitment to help every homebuyer in the community reach their homeownership goals, Union Bank offers several options. The first is theMyCommunityMortgage® loan3, which offers up to 95% financing depending on the property type, and lower monthly mortgage insurance premiums. What makes it different is that there are more down payment sources permitted, and there’s no minimum borrower contribution required on certain transactions. We also plan to startoffering FHA loans in 2015 to provide an additional option for your low- and moderate-income clients and first-time homebuyers.

reserve your PlAce ATAn uPcoming reTAil reAl esTATe summiT

Contact your local Union Bank mortgage consultant or emailjoseph.gutierrez@unionbank.com

seT yourself uP for success

See how Chula Vista, CA real estate agent, Jerry sotois partnering with his localUnion Bank mortgage consultant to build businessin the article on page 8 > > >

“Our goal is to help you sell more homes—by helping more of your clients qualify, and giving them greater purchasing power.”

Q. How can my clients compete with cash offers?

Bilicki: If your client is financing their purchase, it’s difficult to complete with all-cash offers. But, we can help your clients who are in a position to make an all-cashoffer with our innovative Cash Recoup Program7. Here’s how it works: after yourclient closes on their all-cash purchase, they can come to us as early as the nextday and refinance the home— allowing them to pull up to 80% of their cash out immediately.

Mundy: The Cash Recoup gives them the advantage of getting the property they want at the best possible price—plus getting up to 80% of their cash backimmediately, so it’s available for other investments and not tied up in the property.Not many lenders offer this Cash Recoup Program.

Q. what can i do to boost my business?

Mundy: As the saying goes, ‘Knowledge is power.’ The more you know about regulatory changes, how to work within the guidelines, and the wide range of different loan products in the market, the more you’ll be able to help clients getthe financing they need. Union Bank offers a variety of different educational programs to help you do that—like our Lunch & Learn events and Retail RealEstate Summits. These are great ways to learn how our loan programs and mortgage consultants can help you and your clients.

Bilicki: Union Bank is the only major lender currently providing these types ofeducational events for real estate agents and brokers. Our success depends onyour success, so we’re committed to helping empower real estate professionalswith the education, resources, and networking opportunities they need to movetheir businesses forward. In addition to providing regulatory insights and education, these events also provide an opportunity for you to network andbecome familiar with non-profit organizations in your community that can helpyour clients and expand your business.

Mundy: We’re also fostering strategic partnerships between real estate professionals and their local Union Bank mortgage consultants—so agents andbrokers have a knowledgeable resource in their local market to turn to for the latest information, solutions, and personal service they need to close deals.

Bilicki: Our goal is to help you sell more homes—by helping more of yourclients qualify, and giving them greater purchasing power. You can rely onUnion Bank for the solutions, service, and education you need to do that.

l case-by-case review of all portfolio loans

l expanded facility, staff, and technology

l Personal service from your local union bank mortgage consultant

l on-time closing guarantee2

We guarantee to close the loan by the datestated on your purchase contract—or wewill either refund the first month’s mortgagepayment on a portfolio loan, or provide a$500 refund on a conforming loan.

exPediTed underwriTing And cusTomized service

Please consider the impact on the environment before printing this document.

©2014 MUFG Union Bank, N.A. All rights reserved. July 2014 Union Bank NMLS ID #539249

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Finding a home and a mortgage that fitWe know the [City Name] area!

Contact us today

Jane Sample

Union Bank

Mortgage Consultant

XXX-XXX-XXXX

jane.sample@unionbank.com

NMLS ID #XXXXXX

John Smith

Realty Company

Broker

XXX-XXX-XXXX

emailaddress@yahoo.com

CA DRE #XXXXXXXX

SAMPLE A. SAMPLE123 ANY STREETANY TOWN, US 12345-6789

123 Any StreetAny Town, US 12345-6789

8912599 (09/14)

©2014 MUFG Union Bank, N.A. All Rights Reserved. Member FDIC. Equal Housing Lender. Union Bank is a registered trademark and brand name of MUFG Union Bank, N.A.

1 Not a commitment to lend. Loans subject to credit and collateral approval. Financing available for collateral located in CA, OR, or WA for amounts up to $5 million. Certain terms and conditions apply, including minimum credit scores and reserve requirements, and impact the amount that can be borrowed. Consult your Union Bank mortgage consultant for additional details. Rates, terms, and conditions subject to change without notice.

2 We will close your purchase money loan by the closing date specified in your purchase contract, subject to specific requirements and limitations and exclusions that are fully described in the On-Time Closing Guarantee Terms and Conditions. If we do not meet the closing date, we will pay you as follows: (A) For Union Bank Portfolio loans, an amount equivalent to your first scheduled monthly payment (principal and interest payment for amortizing loans and interest payment for interest-only loans); or (B) For Conforming Saleable loans, $500.00.

Our On-Time Closing Guarantee is available only on completed purchase money loan applications received by Union Bank by August 31, 2015, on loan amounts up to the lesser of $4 million or the maximum allowed for the loan program selected. The closing date must be no less than 25 calendar days from the date Union Bank receives your complete application. The On-Time Closing Guarantee is subject to additional terms and conditions, including conditions that arise after Union Bank receives your complete application and that you must satisfy by established deadlines. Speak with a Union Bank mortgage consultant about these important conditions, or visit unionbank.com/closingterms to obtain a complete copy of the On-Time Closing Guarantee Terms and Conditions.

[Realtor Company Name] and Union Bank are separate legal entities, which are not affiliated with each other in any way by common ownership, management, control or otherwise.

Whatever your price range, we’ll help you find the right property—and the right mortgage to finance it.1

Whether you’re a first-time homebuyer on a budget, or an investor

who wants to buy a multi-unit property, finding the right property and

mortgage can be a challenge.

Count on [UB MC Name] and [Realtor Name] to help you find the right property and financing.

We’ll be there to help every step of the way to an on-time closing.2

Ask about our pricing promotions.

Take advantage of today’s low rates

We’ve helped hundreds of homebuyers find a property and a

mortgage that fit.

Contact [UB MC Name] and [Realtor Name] today!

Sale Price: $433,000 • Open House: 6/27/14 1234 Any Street, Anytown, CA 91555

A mortgage option for every homebuyerTrusted financial partner for 150 yearsUnion Bank® has been helping customers reach their financial goals for 150 years with our wide range of financial solutionsand outstanding service. We’re proud to be named the #1 most reputable U.S. bank in the 2013 survey conducted by theReputation Institute and American Banker magazine.*

Contact our Union Bank mortgage consultant and ask about our pricingpromotion and guaranteed on-time closing.†

John SmithBroker

NMLS ID# 999999

Street Address

City, ST XXXXX

XXX-XXX-XXXX

john.smith@realtyexecs.com

Jane SampleTitle

NMLS ID# XXXXXX

Street Address

City, ST XXXXX

XXX-XXX-XXXX

jane.sample@unionbank.com

Please see reverse for important details.

Loan Amount $408,5002 $344,00014 $344,00025

Down Payment 5%3,4,5,6,7 20%15,16 20%26,27

Interest Rate 4.500%8,10 4.125%17,19 4.500%28,30

Points 09 018 029

Annual Percentage Rate (APR) 4.933%6,8 4.253%15,17 3.886%27,28

Total Loan Term 30 years 30 years 40 years

Monthly Paymentˆ (principal & interest) $2,216.196,10,11,12 $1,667.2015,19,20,21 n/a

Initial Fixed-Rate Payment Term n/a n/a 10 years

Initial Fixed-Rate Monthly Paymentˆ (principal & interest) n/a n/a n/a

Initial Fixed-Rate Monthly Paymentˆ (interest-only) n/a n/a $1,290.0024,27,30,31,32

Interest Rate at First Change Date n/a n/a 3.000%33,34

Rate Adjustment Frequency after Initial Fixed-Rate n/a n/a Annually35Payment Term

Adjustable Rate Period n/a n/a 30 years35

Monthly Payment (principal & interest) n/a n/a $1,450.3227,32,34at the First Change Dateˆ

Initial Rate Cap n/a n/a 2%

Annual Rate Cap n/a n/a 2%35

Lifetime Rate Cap n/a n/a 6%35

LOAN DETAILS 15-YEAR CONFORMINGFIXED-RATE LOAN14,22

ˆ Payment does not include homeowner’s insurance or property taxes, which must also be paid. § MYCOMMUNITYMORTGAGE monthly payment does include mortgage insurance.

For illustrative purposes only. Rate Effective Date: 06/19/2014

10/1 INTEREST-ONLYADJUSTABLE-RATEMORTGAGE23,24,25,36

MYCOMMUNITY-MORTGAGE®§,1,2,7,13

Home buying seminArs lending oPTions flyers co-brAnded mArkeTing mATeriAls

reAl esTATe AgenT resource cenTer

Union Bank provides the insight and information real estate professionalsneed to manage and grow their businesses—from presentations byindustry leaders and economists, to four-hour summits that cover important topics such as legislation, new guidelines, and industry trends.

l retail real estate summits l lunch & learn

reAl esTATe lending educATion

Please consider the impact on the environment before printing this document.

©2014 MUFG Union Bank, N.A. All rights reserved. July 2014 Union Bank NMLS ID #539249

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Rely on Union Bank for the solutions, service, and expertise you need to succeed

conforming fixed-rate loans1,5

l Choose from a variety of fixed-rateterms

l Loan amounts up to $417,000 on eligible one-unit properties

Adjustable-rate mortgage (Arm) loans1,6

l Features an initial fixed-rate paymentperiod from 1 to 10 years; after the initial fixed-rate payment period ends,the interest rate adjusts annually

l May lower monthly loan payments and improve cash flow compared to a fixed-rate loan*

conforming Jumbo mortgage1,5

l Fixed-rate loans with flexible termsl Loan amounts up to $625,500 in

certain high-cost counties on eligibleone-unit properties

mycommunitymortgage® 1, 3

l Low- to moderate-income householdscan purchase a home and get up to95% financing, depending on theproperty type

l Lower monthly private mortgage insurance (PMI) premiums and no minimum borrower contributionrequired on certain transactions

economic opportunity mortgage® 1,4

l Up to 95% financing, depending onthe property type

l Reduced origination fee versus traditional loan programs

l No PMI required

fHA loans l Coming in 2015

cash recoup Program1,7

l Buyers who purchase a home with all cash can refinance the homeimmediately after closing

Jumbo fixed-rate mortgage1,8

l Loan amounts up to $5 million

Amortizing Arms1,9

l Features an initial fixed-rate paymentperiod from 3 to 10 years; after theinitial fixed-rate payment period ends,the interest rate adjusts annually

l Loan amounts up to $5 million

interest-only Arms1,10

l Features an initial fixed-rate interest-only payment period from 3 to 10years; after the initial fixed-rate interest-only payment period ends,the interest rate adjusts annually

l Loan amounts up to $5 million

conforming loAns sPeciAlized finAncing PorTfolio loAns

A comPleTe rAnge of Qm And PorTfolio lending soluTions

*Note: ARMs have a variable interest rate that can increase during the loan term resulting in higher monthly loan payments

LENDING INSIGHTS Winter 2014News,Information & Trends in Today’sHousing Market page 7

you’ll find everything you need to build your business at union bank

4 A complete range of lending solutions

4 Expedited underwriting and customized service

4 Real estate lending education

4 Real estate agent resource center

LENDING INSIGHTS Winter 2014News,Information & Trends in Today’sHousing Market page 9

©2014 MUFG Union Bank, N.A. All rights reserved. Member FDIC. Equal Housing Lender.Union Bank is a registered trademark and brand name of MUFG Union Bank, N.A. unionbank.com. 801086 (11/14)

For more informationplease contact

mc first lastMC TitleNMLS ID #XXXXXXStreet AddressCity, State ZIPOffice: 1-XXX-XXX-XXXXCell: 1-XXX-XXX-XXXXFax: 1-XXX-XXX-XXXXE-mail: first.last@unionbank.comWeb: unionbank.com/personalurl

Set yourself up for success (continued from page 1)

iT All sTArTs wiTH A lender you cAn rely on“There are a lot of factors that contribute to success in real estate, but I’d have tosay at the top of the list is an established relationship with a top lender,” says Jerry.“My sales are dependent on my clients qualifying for the financing they need topurchase the homes they want. So, I need a lender who will partner with me tomake that happen. And I’m fortunate to have found that partner in Ruben Madrigal,the mortgage consultant at our local branch of Union Bank.

“Ruben and Union Bank provide the customized service and financing solutions Ineed for my wide range of clients—from first-time homebuyers on a tight budget,to longtime homeowners who are purchasing multi-million-dollar homes. SinceUnion Bank offers both conforming and portfolio products, Ruben can help me findthe right financing solution for every buyer. And with their expanded loan processingcapabilities, he can help me meet the tightest closings —which gives me a competitive edge. I always know he’ll come through for me.”

building business TogeTHerRuben weighs in, “Jerry and I both believe in the power of partnership, that oneplus one can equal four if you put your heads and skills together. So, we’ve starteddoing more co-branded marketing. We’re handing out the Union Bank lendingoptions flyer in neighborhoods where Jerry is holding open house events. Weoften both attend the open house, so Jerry can spend more time meeting potential buyers, and I can answer people’s financing questions and help themget the loan application process started. We’ve both seen a boost in businesssince we started doing this.”

educATing ProsPecTive Homebuyers“We’re also launching a First-Time Homebuyer Seminar that we’ll present togetherat the Union Bank branch and at the Century 21 location,” says Jerry. “It’s a great wayto meet prospective homebuyers and to educate them about all the things theyneed to know before they start shopping for a home. The seminar was developedby Union Bank, so it’s professionally done and compliance-approved. All we need isa projector to present it. We’re marketing the seminar with co-branded flyers in thebranch and the realty office.

“Educating clients goes beyond the seminar. I can count on Ruben to sit downface-to-face with my new homebuyers and help them untangle all the miscon-ceptions they have about financing and home buying from what they’ve seen onTV and the Internet. He educates them about the reality of home buying—andthat builds trust and keeps them involved in the process. It also fosters loyaltybecause they appreciate you’re looking out for their best interests.”

Open the door to your new homeMajor originator of jumbo loansAs one of the top jumbo mortgage lenders on the west coast, Union Bank® also offers a complete range of home financing solutions up to $5 million.* In addition to fixed-rate loans, you’ll also find jumbo adjustable-rate mortgages with either a fully amortizing payment option or an interest-only payment option—both with initial fixed-rate payment periods of 3, 5, 7, or 10 years.**

Contact our Union Bank mortgage consultant and ask about our pricing promotion and guaranteed on-time closing.†

Jerry Soto“Mr. Eastlake”

Real Estate Agent

Century 21 Award

Chula Vista, CA

CRE License #01233351

Ruben MadrigalCommunity Loan Officer

NMLS ID# 592667

410 H Street

Chula Vista, CA

619-817-5889

ruben.madrigal@unionbank.com

Please see reverse for important details.

Loan Amount $1,020,0001 $1,020,00011 $1,020,00024

Down Payment 20%2 20%12 20%25,26

Interest Rate 4.500%3,5 3.250%13,15 3.250%27,29

Points 04 014 028

Annual Percentage Rate (APR) 4.624%3 3.152%13 3.178%26,27

Total Loan Term 30 years 30 years 30 years

Monthly Paymentˆ (principal & interest) $5,168.195,6,7 n/a n/a

Initial Fixed-Rate Payment Term n/a 5 years 7 years

Initial Fixed-Rate Monthly Paymentˆ (principal & interest) n/a n/a n/a

Initial Fixed-Rate Monthly Paymentˆ (interest-only) n/a $2,762.5010,15,16,17 $2,762.5023,26,29,30,31

Interest Rate at First Change Date n/a 3.000%18,19 3.000%32,33

Rate Adjustment Frequency after Initial Fixed-Rate n/a Annually20 Annually34 Payment Term

Adjustable Rate Period n/a 25 years20 23 years34

Monthly Payment (principal & interest) n/a $4,836.9617,19 $5,120.5726,31,33 at the First Change Dateˆ

Initial Rate Cap n/a 2% 2%

Annual Rate Cap n/a 2%20 2%34

Lifetime Rate Cap n/a 6%20 6%34

30-YEAR JUMBO FIXED-RATE LOAN1,2,8

LOAN DETAILS 5/1 INTEREST-ONLY ADJUSTABLE-RATE MORTGAGE9,10,11,21

ˆ Payment does not include homeowner’s insurance or property taxes, which must also be paid.

For illustrative purposes only. Rate Effective Date: 10/31/2014

7/1 INTEREST-ONLY ADJUSTABLE-RATE MORTGAGE22,23,24,35

1234 Any Street, City, CA XXXXX

THe firsT-Time Homebuyer seminAr is designed To seT your clienTs uP for successThis professional, one-hour presentation is available from your local Union Bankmortgage consultant. They can present it to your clients—or they can co-presentit with you.

The seminar covers the key points every prospective homebuyer needs to knowbefore they start shopping for a home, including:

understanding your creditl Credit dos and don'tsl Credit historyl Bankruptcy, foreclosures, short sales, unpaid taxes, garnishments

employment history and income documentationl Two-year historyl Documentation of income, overtime, commissions, and bonuses

Assets and debt-to-income ratiol Down payment, history, and documentationl Gift fundsl Calculating debt-to-income (DTI) ratio

renting vs. buyingl Potential tax benefits l Taxes, homeowners insurance, HOA duesl Mello Roosl Mortgage insurance

loan programsl Types of mortgages—conforming, portfolio, jumbo, MyCommunityMortgage®

(MCM)3 and Economic Opportunity Mortgage® (EOM)4

l Points, fees, and APRl Locking in a rate

escrow and inspectionsl Title insurance, hazard insurance, and property inspections

working with a real estate professionall How a knowledgeable, experienced professional can helpl What to look for in a real estate professional

mAking referrAls“We also refer a lot of clients back and forth between us,” says Ruben. “When youhave a high-caliber professional partner, you can trust your clients with them—whether I’m referring Union Bank clients to Jerry or he’s referring his Century 21clients to me. It’s efficient, too— because it gives both of us more time to spendbuilding our businesses.”

Jerry concludes, “Working together and combining our talents not only creates awin/win for Ruben and me, it results in a win for our clients. And that’s what it’s allabout— helping families open the door to their new home.”

Jerry Soto“Mr. Eastlake”Real Estate AgentCentury 21 AwardChula Vista, CALicense #01233351 Ruben Madrigal

Community Loan OfficerUnion BankNMLS ID# 592667