What? I took your advice and i am currently doing that stuff to fix.
I'd suggest emailing the Bethesda Tech Support, if that stuff listed above doesn't work for you. I've emailed them before, they're fairly prompt at replying and, well, they try. Mine was a freezing/crashing issue so they didn't even give me the correct answer, I found it on these forums, but yours doesn;t sound like an issue that is too common and caused by many factors, so you might want to just send them an email just to see what they have to say.
My standard contribution is, are you using mods? If you use mods, I suggest disabling them all and giving it a go. Most problems I encounter are from mods.