Local FAQ from real customer questions

Build an FAQ section for a local business page.

Business and service: {{BUSINESS_AND_SERVICE}}
Area: {{AREA}}
Questions customers actually ask us, pasted raw: {{REAL_QUESTIONS}}
Facts I can confirm (pricing, lead times, coverage, parking, access, guarantees, callout charges): {{CONFIRMED_FACTS}}

Produce twelve FAQs.

Sourcing rule: at least eight must come directly from my raw question list, rewritten into the phrasing a person would type or say. The remaining four may be gaps you identify, and you must label those [GAP] so I know they are your suggestions.

For each FAQ give:
- The question, in the customer's words, under 12 words
- An answer of 40 to 70 words that gives the actual answer in the first sentence
- A confidence line: Confirmed if it rests only on facts I supplied, or [NEEDS INPUT: exactly what to find out] if it does not

Constraints:
- Never answer a pricing, timing or coverage question with an invented figure. If I have not given the number, mark it needs input.
- Do not write questions whose only purpose is to repeat the service name and the area name together.
- Answer directly. Do not open with "Great question" or restate the question before answering.
- No em dashes. No summary paragraph at the end.

Then rank the twelve by how likely each is to affect an enquiry decision, and tell me which three to put at the top of the page.