How the sam hill to fade out a level then load a new level instance then fade in from black

I am loading level instances into my persistent level. I want the current level to fade out, then stream the new level, then fade up from black.
I can fade out, I can fade in using a sequence, or using a manual camera fade. But what happens no matter what method is that the camera fades out, the level loads in, is visible for about a quarter second, then disappears, then the fade in happens. There must be a good way to do this with no visual glitches.

Any ideas