Credit
enhancement for the 'AA' rated class M-2 certificates reflects the
7.23%), and Maryland (5. The WAM is 356 months.
The mortgage loans were originated or acquired by Ameriquest
Mortgage Company, which is a specialty finance company engaged in the
business of originating, purchasing and selling retail and wholesale
subprime mortgage loans.

Fitch Ratings Affirms LB-UBS Series 2002-C4

5% of the pool).4%), and the Horizon Portfolio (1.

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Credit enhancement for the 'AA-' rated
class M-3 certificates reflects the 6.4 million class F at 'A';

$10. As of June 2004, the property was 34% occupied. The borrower is
actively marketing the vacant space in an effort to stabilize net cash
flow.

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Credit enhancement for the 'A' rated
class M-5 certificates reflects the 3. Credit enhancement for the 'BBB' rated
class M-9 certificates reflects the 1.04%).

Fitch does not rate the $7.4 million
class U certificates.

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The average cut-off date principal balance of the
mortgage loans is approximately $160,607.7 million class E at 'A+';

$16.3 million class N at 'BB-';

$3.

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91% and the weighted average FICO score
was 623.

3 million class P or the $16.
Currently, there is one loan (0.5%) have performed
at or better than at issuance .

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In
addition, the ratings reflect the integrity of the transaction's legal
structure as well as the capabilities of Ameriquest Mortgage Company
as Master Servicer.60%), Florida (10. The WAM is 352 months. The properties are primarily located in California (12.7 million class H at 'BBB+';

$12. Fitch will review the year-end 2004
performance data when it becomes available.

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As of the cut-off date, the Group I mortgage loans have an
aggregate balance of $591,997,657.41% and the weighted average
Fair, Isaac + Co. The weighted average loan rate is
approximately 7.79%),
New York (9. The loan remains current.

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Fitch Rates AMSI's $1.99B A-B P-T Ctfs Series 2005-R3

Credit enhancement for the 'A-' rated class M-6 certificates reflects
3.6 million class T at 'CCC'.

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's (AMSI ) asset-backed P-T certificates are rated by
Fitch Ratings as follows:

2005-R3 $1.

Credit enhancement for the 'AAA' rated class A certificates
reflects the 12.80% subordination provided
by classes M-8 through M-10, monthly excess interest and initial OC.
Credit enhancement for the 'BBB ' rated class M-8 certificates reflects
the 2.50%
subordination provided by monthly excess interest and initial OC. The weighted average remaining term to maturity
(WAM) is 352 months.

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85% subordination provided by classes M-2
through M-10, monthly excess interest and initial OC.30% subordination provided by classes M-7 through M-10, monthly
excess interest and initial OC.6 million class Q at 'B';

$1.

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53%),
and New Jersey (6.67%), New York (6.
As of the cut-off date, the Group III mortgage loans have an
aggregate balance of $400,035,619.7 million class K at 'BBB-';

$20 million class L at 'BB+';

$7.9%),
Hamilton Mall (5.

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637%.

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Business Editors

NEW YORK----Ameriquest Mortgage
Securities Inc.75 billion publicly offered classes A-1A through
A-3D 'AAA';

$53 million class M-1 certificates 'AA+';

$47 million class M-2 certificates 'AA';

$27 million class M-3 certificates 'AA-';

$25 million class M-4 certificates 'A+';

$19 million class M-5 certificates 'A';

$13 million class M-6 certificates 'A-';

$10 million class M-7 certificates 'BBB+';

$10 million class M-8 certificates 'BBB';

$13 million class M -9 certificates 'BBB-',

$23 million privately offered class M-10 'BB+'.65% subordination provided by
class M-10, monthly excess interest and initial OC.02%),
Florida (11.3%), 605 Third Avenue (11.

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50% subordination provided by classes M-3 through M-10, monthly
excess interest and initial OC.8 million class S at 'B-';

$3.

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15% subordination provided by
classes M-4 through M-10 monthly excess interest and initial OC.633%.40%), New York (6.521%. The average cut-off date
principal balance of the mortgage loans is approximately $234,076.5 million class A-5 at 'AAA';

Interest -only classes X-CL, X-CP and X-VF at 'AAA';

$18.
As part of its analysis, Fitch reviewed the five credit assessed
loans (44.

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Credit enhancement for the 'A+' rated class M-4 certificates reflects
the 4. The properties are primarily
located in California (14. The
weighted average OLTV is 80.

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30% subordination provided by classes M-9 through M-10, monthly
excess interest and initial OC . (FICO) score was 617. The weighted average loan rate is
approximately 7. The
weighted average OLTV is 79.

Business Editors

NEW YORK----Fitch Ratings affirms
LB-UBS Commercial Mortgage Trust commercial mortgage pass-through
certificates, series 2002-C4 as follows:

$46.8 million class A-3 at 'AAA';

$86 million class A-4 at 'AAA';

$850.2 million class B at 'AA+';

$20 million class C at 'AA';

$20 million class D at 'AA-';

$12.

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Credit enhancement for the 'AA+' rated class M-1
certificates reflects the 9.90% subordination provided by classes M -5 through M-10, monthly
excess interest and initial OC.2 million class A-1 at 'AAA';

$90 million class A-2 at 'AAA';

$132.46 billion at issuance.2%) in special servicing which is
secured by a 117,103 square foot office building located in Norwalk,
CT.

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50% subordination provided by classes M-1 through
M-10, monthly excess interest and initial overcollateralization (OC)
of 0.
As of the cut-off date, the Group II mortgage loans have an
aggregate balance of $598,834,871. The average cut-off date
principal balance of the mortgage loans is approximately $155,744.24% and the weighted average FICO score
was 620.

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Credit enhancement
for the non-offered 'BB+' class M-10 certificates reflects 0.25%) and Florida (8.3 million class M at 'BB';

$7.2% to
$1.

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As of the January 2005 distribution,
the pool's aggregate principal balance has been reduced by 3.41 billion from $1. Westfield Shoppingtown Valley Fair Mall
(20.

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50%. The weighted average loan rate is
approximately 7.

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7 million class J at 'BBB';

$12.
The rating affirmations reflect the stable pool performance and
minimal paydown since issuance.

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9 million class G at 'A-';

$12.4%), 1166 Avenue of the Americas (5.

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95 % subordination provided by
classes M-6 through M-10, monthly excess interest and initial OC. Credit enhancement for the 'BBB+'
rated class M-7 certificates reflects the 2. Deutsche Bank National Trust Company will act as
Trustee. The weighted average
original loan-to-value (OLTV) ratio is 77.34 %). The properties are primarily located in California (28.91%).

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