Graphics begin to flicker then textures disappear

The worst is Ziggurat Camp, if I stay there for more than a few minutes, the graphics will start to flicker, then squares of texture disappear, so i can see through the invisible ground to the geometry below ground.

This happens on town screens mainly, Zigg is worst as I said above. It tyakes around 3-5 minutes at my stash and it will begin. I have to log out and back in to clear it.

If I do not, all graphics disappear after a few minutes and all i see is name labels in a blank brown color screen. I can see my char HP bar running around, player names, and the teleport pad, it's all there but everything is totally gone, just a blank screen.

This has been happening for a couple of months. My xbox has no issues on other games, fans aren't high, nothing seems wrong with the xbox.

https://imgur.com/a/E0OE2nK

https://imgur.com/a/sCNL7UL

its a bit annoying:|

Yep that's it. thanks for posting.