Hey Tim, welcome. First off there are a couple of articles on the wiki that are useful here,
http://quest5.net/wiki/Hs-lockedexitshttp://quest5.net/wiki/Using_lockable_exitshttp://quest5.net/wiki/UnlockdoorYou probably want two boolean attributes,
locked and
stuck. An exit will already have a "locked" attribute set to true or false.
You'll notice on the Exit tab in the GUI there's a checkbox for 'Run a script (instead of moving the player automatically)'. You can check that and put an if check there to see if the exit (or door object) is still 'stuck'. If it is, don't let the player go. If it's not, move the player through the exit,
http://quest5.net/wiki/MoveObjectThen you'll want a 'use object on another object' kind of script with your lubricant. You'll see an example of that in one of the articles above,
http://quest5.net/wiki/Hs-lockedexits . Instead of directly unlocking the exit as a result of that script you'll just change the 'stuck' attribute to true.